Whitefield is one of Bengaluru's most searched housing markets, and one of the easiest to overpay in. Prices vary a lot between neighbouring localities, and builders quote rates on different area bases. Here's how the listings compare, and how to work out what you're really paying.
Which Whitefield we're talking about
"Whitefield" gets stretched to cover everything from Mahadevapura to Varthur. In this article it means the localities in the chart below: Whitefield itself and its neighbours to the east and south. We compare them using the Gulmohar Atlas: asking prices and rents from public listings in October 2026, with area as stated in each listing. These are asking prices, not final deal prices.
What the corridor asks
Whitefield's median asking price is ₹12,912 per sq ft, from 1,316 listings. The median across all Bengaluru localities is ₹9,791, so Whitefield asks about a third more.
Asking prices, October 2026, all apartment listings, area as stated in the listing; localities with at least 100 listings. The Bengaluru figure is the median of locality medians across the city. Source: Gulmohar Atlas, October 2026.
The spread within a single locality is wide too. In Whitefield, half of listings ask between ₹10,283 and ₹14,994 per sq ft. Project age, floor, specification and, above all, the area basis explain much of that.
Loading: the number that changes the price
Many builders quote a rate per sq ft of super built-up area: your flat plus a share of corridors, lobbies, the clubhouse and walls. The carpet area is the floor you actually use, and it's what the developer must disclose under RERA. The ratio between them is the loading.
So in this illustration, a flat quoted at ₹12,500 costs ₹17,250 for every sq ft you can use. A flat quoted at ₹13,000 with a loading of 1.22 works out to ₹15,860 per sq ft of carpet, cheaper despite the higher quote. Always divide the total price by the carpet area before comparing.
The Atlas figures above use area as listed, which mixes both bases. Treat them as a market range, not a fair price for a specific flat.
Rent: about 3% a year
Whitefield's median asking rent works out to a gross yield of 3.06%, a little below the Bengaluru-wide median of 3.55%. Among the localities in the chart, yields range from 3.06% to 4.96%, mostly higher where prices are lower.
As an illustration, take a 1,200 sq ft flat at Whitefield's medians:
| Illustration | Amount |
|---|---|
| Asking price at ₹12,912 per sq ft | ₹1.55 crore |
| Asking rent at ₹32.9 per sq ft a month | about ₹39,500 a month |
| Gross yield on the asking price | 3.06% |
| Gross yield on price plus 7% stamp duty and registration | 2.86% |
After vacancy, maintenance, repairs and tax, the net return is lower still. Rent alone doesn't justify a purchase here. You're either buying to live in it, or betting on prices. Bengaluru's National Housing Bank index rose 12.7% in the year to December 2025, but one strong year is not a forecast.
Upfront costs in Karnataka
Karnataka doubled the property registration fee from 1% to 2% of the property value from 31 August 2025; stamp duty stays at 5% plus cess and surcharge. Before you budget, confirm the exact stamp duty, cess and surcharge for your deed on the state's Kaveri portal.
Then add the costs that depend on the project:
- GST, if the flat is under construction. See under-construction vs ready-to-move.
- Maintenance deposit and advance maintenance, often a year or more.
- Parking, club and utility connection charges. Ask for these in writing before booking.
- Furnishing and fit-out, often substantial for a new flat.
Before you shortlist a flat
- Check the RERA record. For an under-construction flat, look up the registration on Karnataka RERA and note the completion date. Across Bengaluru, 69.4% of active projects with a completion date on file are past it, so ask the developer about any extension in writing. Our RERA guide shows how.
- Get the carpet area from the registration or agreement, and compare every flat per sq ft of carpet.
- Check the developer's record project by project. Look up their earlier projects and compare registered completion dates with when occupancy certificates were actually issued. A well-known brand isn't a substitute for this.
- Time the commute from the actual building to your office at peak hours, on a weekday.
- Ask about water supply and approvals, including the occupancy certificate for a ready flat.
A Gulmohar evaluation compares a specific flat's price with similar listings nearby and checks whether it fits your finances.
Common questions
How do I compare Whitefield flat prices?
Compare at the same area basis and against nearby localities, not a corridor-wide average. In the Gulmohar Atlas for October 2026, Whitefield's median asking price is ₹12,912 per sq ft, with half of listings between ₹10,283 and ₹14,994. Ask for the carpet area on the RERA registration and work out the price per sq ft of carpet for every flat you compare.
How does carpet loading affect the quoted rate?
Builders often quote a rate per sq ft of super built-up area, which includes a share of corridors, lobbies and amenities. Divide the total price by the carpet area to get what you pay for usable space. For example, ₹12,500 per super built-up sq ft with a loading of 1.38 is ₹17,250 per sq ft of carpet.
Which upfront costs should I verify in Karnataka?
Stamp duty, which law firm King Stubb & Kasiva reports at 5% plus cess and surcharge, and the registration fee, which Karnataka doubled from 1% to 2% from 31 August 2025. Confirm the exact amounts for your deed on the state's Kaveri portal. Then add GST if the flat is under construction, the maintenance deposit, any parking or club charges, and furnishing.
Sources
- Gulmohar Atlas: Bengaluru sale and rental listings and Karnataka RERA project records — Gulmohar, October 2026
- Karnataka doubles property registration fee in 2025 — King Stubb & Kasiva, 15 September 2025
- NHB RESIDEX press release: housing prices, Q3 FY 2025-26 (Oct–Dec 2025) — National Housing Bank, March 2026
Figures labelled “illustration” are worked examples with the inputs stated in the article, not market data. Spotted an error? Write to hello@gulmohar.ai and we will correct it.