Marathahalli / Kundalahalli / Varthur vs Bellandur / Outer Ring Road / Kadubeesanahalli
124 RERA-registered projects analysed on the same model, as of September 11, 2026.
Marathahalli / Kundalahalli / Varthur scores higher on the median project; the gap is 4 points
Marathahalli / Kundalahalli / Varthur: median score 59, growth 9.2%/yr, ₹11,300/sq ft, yield 3.1%. Bellandur / Outer Ring Road / Kadubeesanahalli: median score 55, growth 9.5%/yr, ₹11,500/sq ft, yield 3.0%. Bellandur / Outer Ring Road / Kadubeesanahalli costs 2% more per sq ft. The best projects in the cheaper area usually beat the median project in the dearer one, so use the ranked lists.
Side by side
| Measure | Marathahalli / Kundalahalli / Varthur | Bellandur / Outer Ring Road / Kadubeesanahalli |
|---|---|---|
| Projects analysed | 88 | 36 |
| Median investment score | 59 | 55 |
| Best project score | 81 | 69 |
| Projected price growth, 5-yr | 9.2% | 9.5% |
| Projected price growth, 10-yr | 8.3% | 8.6% |
| Median price per sq ft | ₹11,300 | ₹11,500 |
| Entry price (cheapest analysed home) | ₹47.5 L | ₹68.4 L |
| Median gross rental yield | 3.1% | 3.0% |
| Median net-wealth CAGR | 5.4% | 5.8% |
| Median cash-flow IRR | 7.0% | 7.6% |
| Months of inventory | 12 | 10 |
| Booked share, typical UC project | 45% | — |
| Projects past original RERA date | 28 of 55 | 21 of 25 |
| RERA complaints across projects | 142 | 112 |
| Ready to move in | 33 | 11 |
| Apartments · villas · plots | 78 · 3 · 7 | 36 · 0 · 0 |
Green marks the better value on each line. Medians of all analysed projects in the area.
Top projects in Marathahalli / Kundalahalli / Varthur
Top projects in Bellandur / Outer Ring Road / Kadubeesanahalli
Scores and projections are model outputs built from dated public evidence (Karnataka RERA filings, promoter quarterly updates, complaint registers, public ratings) and stated assumptions. They are research, not investment advice. How the numbers are built.