Property Investment Calculator — Bangalore (2026)
Rental yield, cash flow, and return on cash for a buy-to-let in Bangalore, Karnataka. Planning to live in it instead? Use the Bangalore rent vs buy calculator.
Thinking about buying property to rent out in Bangalore? This calculator models a Bangalore buy-to-let the way an investor should look at it — not just the EMI, but the gross rental yield, monthly cash flow, the full 7.6% of upfront transaction costs (Karnataka stamp duty, registration, and brokerage), and your return on cash if you sell in any of the next 30 years.
On the worked example of a ₹1,35,00,000 property (assuming 30% down at 8.5% over 20 years, all editable), the EMI is ₹82,009 and you need ₹50,82,750 of upfront cash. A typical rent of ₹46,000/month is a gross rental yield of 4.1% and a monthly shortfall of ₹36,009 that you fund until rents rise.
Selling after 10 years under the default 7% property-growth and 5% rent-growth assumptions, the modelled net gain is ₹1,16,95,693 — a return on cash of about 230% on your ₹50,82,750 outlay. The investment breaks even on sale around year 2. Rental yields and price growth vary a lot by locality and are not guaranteed — use the calculator to test conservative cases before you commit.
Bangalore property investment calculator
Key outputs
On a ₹1,35,00,000 property in Bangalore, the gross rental yield is 4.1% and monthly cash flow is -₹36,009 (you top this up each month). You need ₹50,82,750 upfront, and it turns net-positive on sale around year 2.
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30-year projection
Full year-by-year projection
| Year | Property value | Annual rent | Annual EMI | Outstanding loan | Home equity | Net (rent − EMI) | Cumulative net cash | Net gain if sold |
|---|---|---|---|---|---|---|---|---|
| 1 | ₹1,44,45,000 | ₹5,52,000 | ₹9,84,112 | ₹92,61,923 | ₹51,83,077 | -₹4,32,112 | -₹4,32,112 | -₹4,76,235 |
| 2 | ₹1,54,56,150 | ₹5,79,600 | ₹9,84,112 | ₹90,57,222 | ₹63,98,928 | -₹4,04,512 | -₹8,36,623 | ₹3,24,993 |
| 3 | ₹1,65,38,081 | ₹6,08,580 | ₹9,84,112 | ₹88,34,428 | ₹77,03,653 | -₹3,75,532 | -₹12,12,155 | ₹12,43,367 |
| 4 | ₹1,76,95,746 | ₹6,39,009 | ₹9,84,112 | ₹85,91,940 | ₹91,03,806 | -₹3,45,103 | -₹15,57,257 | ₹22,86,841 |
| 5 | ₹1,89,34,448 | ₹6,70,959 | ₹9,84,112 | ₹83,28,019 | ₹1,06,06,430 | -₹3,13,152 | -₹18,70,409 | ₹34,63,926 |
| 6 | ₹2,02,59,860 | ₹7,04,507 | ₹9,84,112 | ₹80,40,769 | ₹1,22,19,091 | -₹2,79,604 | -₹21,50,013 | ₹47,83,729 |
| 7 | ₹2,16,78,050 | ₹7,39,733 | ₹9,84,112 | ₹77,28,129 | ₹1,39,49,921 | -₹2,44,379 | -₹23,94,392 | ₹62,55,998 |
| 8 | ₹2,31,95,513 | ₹7,76,719 | ₹9,84,112 | ₹73,87,855 | ₹1,58,07,658 | -₹2,07,392 | -₹26,01,784 | ₹78,91,169 |
| 9 | ₹2,48,19,199 | ₹8,15,555 | ₹9,84,112 | ₹70,17,503 | ₹1,78,01,696 | -₹1,68,556 | -₹27,70,340 | ₹97,00,413 |
| 10 | ₹2,65,56,543 | ₹8,56,333 | ₹9,84,112 | ₹66,14,416 | ₹1,99,42,127 | -₹1,27,778 | -₹28,98,119 | ₹1,16,95,693 |
| 11 | ₹2,84,15,501 | ₹8,99,150 | ₹9,84,112 | ₹61,75,700 | ₹2,22,39,802 | -₹84,962 | -₹29,83,080 | ₹1,38,89,816 |
| 12 | ₹3,04,04,586 | ₹9,44,107 | ₹9,84,112 | ₹56,98,205 | ₹2,47,06,382 | -₹40,004 | -₹30,23,085 | ₹1,62,96,501 |
| 13 | ₹3,25,32,908 | ₹9,91,313 | ₹9,84,112 | ₹51,78,504 | ₹2,73,54,404 | ₹7,201 | -₹30,15,884 | ₹1,89,30,441 |
| 14 | ₹3,48,10,211 | ₹10,40,878 | ₹9,84,112 | ₹46,12,865 | ₹3,01,97,346 | ₹56,767 | -₹29,59,117 | ₹2,18,07,377 |
| 15 | ₹3,72,46,926 | ₹10,92,922 | ₹9,84,112 | ₹39,97,230 | ₹3,32,49,696 | ₹1,08,811 | -₹28,50,306 | ₹2,49,44,170 |
| 16 | ₹3,98,54,211 | ₹11,47,568 | ₹9,84,112 | ₹33,27,178 | ₹3,65,27,032 | ₹1,63,457 | -₹26,86,849 | ₹2,83,58,891 |
| 17 | ₹4,26,44,005 | ₹12,04,947 | ₹9,84,112 | ₹25,97,900 | ₹4,00,46,106 | ₹2,20,835 | -₹24,66,014 | ₹3,20,70,902 |
| 18 | ₹4,56,29,086 | ₹12,65,194 | ₹9,84,112 | ₹18,04,160 | ₹4,38,24,926 | ₹2,81,083 | -₹21,84,931 | ₹3,61,00,954 |
| 19 | ₹4,88,23,122 | ₹13,28,454 | ₹9,84,112 | ₹9,40,260 | ₹4,78,82,861 | ₹3,44,342 | -₹18,40,589 | ₹4,04,71,291 |
| 20 | ₹5,22,40,740 | ₹13,94,877 | ₹9,84,112 | ₹0 | ₹5,22,40,740 | ₹4,10,765 | -₹14,29,824 | ₹4,52,05,759 |
| 21 | ₹5,58,97,592 | ₹14,64,620 | ₹0 | ₹0 | ₹5,58,97,592 | ₹14,64,620 | ₹34,796 | ₹5,02,90,662 |
| 22 | ₹5,98,10,424 | ₹15,37,851 | ₹0 | ₹0 | ₹5,98,10,424 | ₹15,37,851 | ₹15,72,647 | ₹5,57,02,217 |
| 23 | ₹6,39,97,153 | ₹16,14,744 | ₹0 | ₹0 | ₹6,39,97,153 | ₹16,14,744 | ₹31,87,391 | ₹6,14,61,823 |
| 24 | ₹6,84,76,954 | ₹16,95,481 | ₹0 | ₹0 | ₹6,84,76,954 | ₹16,95,481 | ₹48,82,872 | ₹6,75,92,307 |
| 25 | ₹7,32,70,341 | ₹17,80,255 | ₹0 | ₹0 | ₹7,32,70,341 | ₹17,80,255 | ₹66,63,128 | ₹7,41,18,015 |
| 26 | ₹7,83,99,264 | ₹18,69,268 | ₹0 | ₹0 | ₹7,83,99,264 | ₹18,69,268 | ₹85,32,396 | ₹8,10,64,917 |
| 27 | ₹8,38,87,213 | ₹19,62,731 | ₹0 | ₹0 | ₹8,38,87,213 | ₹19,62,731 | ₹1,04,95,127 | ₹8,84,60,718 |
| 28 | ₹8,97,59,318 | ₹20,60,868 | ₹0 | ₹0 | ₹8,97,59,318 | ₹20,60,868 | ₹1,25,55,995 | ₹9,63,34,969 |
| 29 | ₹9,60,42,470 | ₹21,63,911 | ₹0 | ₹0 | ₹9,60,42,470 | ₹21,63,911 | ₹1,47,19,906 | ₹10,47,19,202 |
| 30 | ₹10,27,65,443 | ₹22,72,107 | ₹0 | ₹0 | ₹10,27,65,443 | ₹22,72,107 | ₹1,69,92,013 | ₹11,36,47,052 |
Bangalore property investment FAQs
What is the rental yield in Bangalore?
At a rent of ₹46,000/month on a ₹1,35,00,000 property, the gross rental yield in Bangalore is about 4.1% per year (before maintenance, tax, and vacancy). That is the annual rent as a share of the purchase price.
Is a buy-to-let property cash-flow positive in Bangalore?
Not initially. At ₹46,000 rent against a ₹82,009 EMI (30% down at 8.5% over 20 years), you top up about ₹36,009 a month; rent growth narrows this gap over time.
What return could a Bangalore property give if sold in 10 years?
Selling after 10 years (default 7% property growth, 5% rent growth, 1.0% resale cost), the modelled net gain is ₹1,16,95,693 on ₹50,82,750 of upfront cash — a return on cash of about 230%. These are assumptions you can change.
How much upfront cash do I need to invest in a ₹1.35 Cr property in Bangalore?
To invest in a ₹1,35,00,000 property in Bangalore you need roughly ₹50,82,750 upfront: a 30% down payment of ₹40,50,000 plus ₹10,32,750 of stamp duty, registration, and brokerage.
When does a Bangalore property investment break even?
Under the default assumptions, a Bangalore purchase turns net-positive on sale around year 2 — before that, appreciation has not yet covered your transaction and holding costs.