The Bengaluru market entered February 2026 in an unusual place — mid-corridor rates held their line despite an eight-quarter unbroken stretch of new-launch supply. Here's the roundup.
Corridor rate movements (MoM)
Sarjapur / Bellandur
+0.6 % · driven by mid-Sarjapur
Whitefield core
+1.1 % · resale demand
Devanahalli fringe
flat · absorbing new supply
Hebbal / Yelahanka
+0.9 % · schools + metro line story
HSR / Koramangala
+0.4 % · almost no inventory turnover
E-City / Kanakapura
flat / −0.2 % · rental yield play
RERA filings this month
38 new phase-level filings on rera.karnataka.gov.in in February; heavy weight from Sarjapur Road (11) and Devanahalli fringe (9). Two large filings from mid-tier builders showed the phase-and-timeline pattern buyers should scrutinise on QPRs going forward.
What we're telling buyers
- Sarjapur mid-corridor: negotiation band widened; ask for 4-6 % off list where inventory age > 9 months.
- Whitefield resale: liquidity strong; premium builders can hold list; negotiate on unit-level premiums, not headline rate.
- Devanahalli: buy for horizon, not for 2026 catalyst. STRR and Cauvery Phase 5 are 2027-28 events.
- HSR / Koramangala: expect very few new launches; treat resale like scarce inventory it is.