Rent vs Buy Calculator — Bangalore (2026)
Home-buying economics for Bangalore, Karnataka, with Karnataka’s real stamp duty and registration costs. Buying to rent out? See the Bangalore investment calculator.
Where to buy in Bangalore? Best areas, prices & what to expect · ₹6K–₹14K/sq ftSee details
Bangalore's housing demand tracks its IT workforce, so the hottest micro-markets sit along the tech corridors — Whitefield and Sarjapur Road in the east, Electronic City in the south, and the fast-growing airport belt around Hebbal in the north. Prices have climbed sharply since 2022: east Bangalore now averages roughly ₹11,000/sq ft and prime Whitefield has crossed ₹13,000, while central neighbourhoods like Indiranagar and Koramangala command the city's highest rates. A large migrant professional population keeps rental demand strong, which supports healthier yields than most Indian metros.
Typical on-market price
₹6K–₹14K / sq ft
Notable localities
- Whitefield — Established east-side IT hub; ~₹13,000/sq ft and rising, with strong rental demand.
- Sarjapur Road — Fast-growing corridor, roughly 15–20% cheaper than Whitefield for comparable builds.
- Koramangala / Indiranagar — Premium central areas; among the priciest per sq ft in the city.
- Electronic City — Affordable south-side tech belt popular with first-time buyers.
- Hebbal / North Bangalore — Airport-corridor growth story with newer stock and improving connectivity.
Bangalore rent vs buy calculator
Key outputs
Buying this ₹1,35,00,000 home in Bangalore means an EMI of ₹82,009 paid from your pocket and ₹52,17,750 upfront. If you sell, selling turns net-positive around year 7. See the verdict below to compare with renting and investing that cash instead.
Share these numbers
The link carries every input above, so whoever opens it sees exactly this scenario — and can change it themselves.
Sponsored · we may earn a commission if you apply through this link.
30-year projection
Rent vs Buy — what leaves you richer?
If you don’t buy, you keep your ₹52,17,750 of upfront cash to invest and pay rent instead. Here’s the cash each path leaves you with — buying means selling the home minus the EMIs you paid; renting means your invested cash minus the rent you paid.
| After 10 yrs | After 20 yrs | After 30 yrs | |
|---|---|---|---|
| Buy → sell the home | |||
| Net sale proceeds | ₹1,79,56,591 | ₹4,83,34,891 | ₹9,50,82,045 |
| − Total EMI paid | −₹98,41,115 | −₹1,96,82,231 | −₹1,96,82,231 |
| = Final cash | ₹81,15,476 | ₹2,86,52,660 | ₹7,53,99,815 |
| Rent → invest the ₹52,17,750 + pay rent | |||
| Total rent paid | ₹69,42,997 | ₹1,82,52,407 | ₹3,66,74,244 |
| Stock market @ 10.0% → value | ₹1,35,33,500 | ₹3,51,02,413 | ₹9,10,46,619 |
| = Final cash (− rent) | ₹65,90,503 | ₹1,68,50,006 | ₹5,43,72,375 |
| Fixed deposit @ 7.0% → value | ₹1,02,64,104 | ₹2,01,91,046 | ₹3,97,18,844 |
| = Final cash (− rent) | ₹33,21,107 | ₹19,38,639 | ₹30,44,600 |
| P2P lending @ 12.0% → value | ₹1,62,05,539 | ₹5,03,31,946 | ₹15,63,23,384 |
| = Final cash (− rent) | ₹92,62,543 | ₹3,20,79,539 | ₹11,96,49,140 |
| Verdict | Renting + P2P wins | Renting + P2P wins | Renting + P2P wins |
Buy “final cash” is the sale proceeds minus every EMI you paid; rent “final cash” is the invested cash minus every rent payment — so both count their housing cost. The property’s net gain (final cash − upfront) matches “Net gain if sold” in the projection below.
Illustrative only, not financial advice. Investment rows assume the upfront cash is a one-time lump sum compounding at the rate you enter. Returns are assumptions and are not guaranteed.
Full year-by-year projection
| Year | Property value | Annual EMI | Outstanding loan | Home equity | Cumulative EMI paid | Net gain if sold |
|---|---|---|---|---|---|---|
| 1 | ₹1,35,00,000 | ₹9,84,108 | ₹92,61,923 | ₹9,84,112 | ||
| 2 | ₹1,44,45,000 | ₹9,84,108 | ₹90,57,222 | ₹19,68,223 | ||
| 3 | ₹1,54,56,150 | ₹9,84,108 | ₹88,34,428 | ₹29,52,335 | ||
| 4 | ₹1,65,38,081 | ₹9,84,108 | ₹85,91,940 | ₹39,36,446 | ||
| 5 | ₹1,76,95,746 | ₹9,84,108 | ₹83,28,019 | ₹49,20,558 | ||
| 6 | ₹1,89,34,448 | ₹9,84,108 | ₹80,40,769 | ₹59,04,669 | ||
| 7 | ₹2,02,59,860 | ₹9,84,108 | ₹77,28,129 | ₹68,88,781 | ||
| 8 | ₹2,16,78,050 | ₹9,84,108 | ₹73,87,855 | ₹78,72,892 | ||
| 9 | ₹2,31,95,513 | ₹9,84,108 | ₹70,17,503 | ₹88,57,004 | ||
| 10 | ₹2,48,19,199 | ₹9,84,108 | ₹66,14,416 | ₹98,41,115 | ||
| 11 | ₹2,65,56,543 | ₹9,84,108 | ₹61,75,700 | ₹1,08,25,227 | ||
| 12 | ₹2,84,15,501 | ₹9,84,108 | ₹56,98,205 | ₹1,18,09,339 | ||
| 13 | ₹3,04,04,586 | ₹9,84,108 | ₹51,78,504 | ₹1,27,93,450 | ||
| 14 | ₹3,25,32,908 | ₹9,84,108 | ₹46,12,865 | ₹1,37,77,562 | ||
| 15 | ₹3,48,10,211 | ₹9,84,108 | ₹39,97,230 | ₹1,47,61,673 | ||
| 16 | ₹3,72,46,926 | ₹9,84,108 | ₹33,27,178 | ₹1,57,45,785 | ||
| 17 | ₹3,98,54,211 | ₹9,84,108 | ₹25,97,900 | ₹1,67,29,896 | ||
| 18 | ₹4,26,44,005 | ₹9,84,108 | ₹18,04,160 | ₹1,77,14,008 | ||
| 19 | ₹4,56,29,086 | ₹9,84,108 | ₹9,40,260 | ₹1,86,98,119 | ||
| 20 | ₹4,88,23,122 | ₹9,84,108 | ₹0 | ₹1,96,82,231 | ||
| 21 | ₹5,22,40,740 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 22 | ₹5,58,97,592 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 23 | ₹5,98,10,424 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 24 | ₹6,39,97,153 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 25 | ₹6,84,76,954 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 26 | ₹7,32,70,341 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 27 | ₹7,83,99,264 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 28 | ₹8,38,87,213 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 29 | ₹8,97,59,318 | ₹0 | ₹0 | ₹1,96,82,231 | ||
| 30 | ₹9,60,42,470 | ₹0 | ₹0 | ₹1,96,82,231 |
Bangalore home-buying FAQs
What is the stamp duty rate in Bangalore?
Stamp duty in Bangalore (Karnataka) is 5.7% of the property value, the same regardless of the buyer’s gender. On the example price of ₹1,35,00,000 that works out to ₹7,62,750.
What is the property registration charge in Karnataka?
Registration charge in Karnataka is 2.0% of the property value with no upper cap. On the example price of ₹1,35,00,000 that is ₹2,70,000.
When does buying break even if you sell in Bangalore?
Buying a ₹1,35,00,000 home in Bangalore (30% down at 8.5% over 20 years) turns net-positive on sale around year 7 — that is when the sale proceeds finally cover your upfront cash and the EMIs paid. By year 10 the modelled net gain is about ₹28,97,726.
How much upfront cash do I need to buy a ₹1.35 Cr home in Bangalore?
To buy a ₹1,35,00,000 home in Bangalore you need roughly ₹52,17,750 upfront: a 30% down payment of ₹40,50,000 plus ₹11,67,750 of transaction costs (stamp duty ₹7,62,750, registration ₹2,70,000, brokerage ₹1,35,000).
Do women get a stamp duty concession in Karnataka?
No. Karnataka offers no reduced stamp duty for women buyers — the 5.7% slab applies regardless of who the property is registered to.
Which areas in Bangalore have the best rental yield?
The IT corridors — Whitefield, Sarjapur Road, and Electronic City — tend to offer the best gross rental yields in Bangalore (typically around 3–4%), because a large, steady pool of tech professionals keeps occupancy high and rents rising. Central premium areas like Indiranagar have higher capital values but proportionally lower yields.
Is Whitefield or Sarjapur Road better to buy in?
Whitefield is the more established market with mature social infrastructure and prices around ₹13,000/sq ft, while Sarjapur Road is roughly 15–20% cheaper for comparable construction and earlier in its growth curve. Whitefield suits buyers who want ready amenities today; Sarjapur Road suits those prioritising appreciation potential and a lower entry price.
Did stamp duty or registration charges in Bangalore change recently?
Yes. Karnataka doubled the property registration charge from 1% to 2% of property value with effect from 31 August 2025. Stamp duty is unchanged at 5% (plus cess and surcharge, ~5.65% effective) for properties above ₹45 lakh, so a typical Bangalore flat now carries roughly 7.5–7.6% in combined statutory charges.
Bangalore at a glance
Based on an example ₹1,35,00,000 home at 30% down, 8.5% over 20 years. Change any input in the calculator to see your own numbers.
| Example property price | ₹1,35,00,000 |
|---|---|
| Down payment (30%) | ₹40,50,000 |
| Loan amount | ₹94,50,000 |
| Monthly EMI | ₹82,009 |
| Stamp duty (5.7%) | ₹7,62,750 |
| Registration | ₹2,70,000 |
| Brokerage | ₹1,35,000 |
| All-in transaction cost (8.6%) | ₹11,67,750 |
| Upfront cash needed | ₹52,17,750 |
| Rent if you rented instead | ₹46,000 / mo |
| Net gain if sold (10 yr) | ₹28,97,726 |
| Break-even on sale | Year 7 |