Marathahalli / Kundalahalli / Varthur vs Central Bengaluru
117 RERA-registered projects analysed on the same model, as of September 11, 2026.
Central Bengaluru scores higher on the median project; the gap is 2 points
Marathahalli / Kundalahalli / Varthur: median score 59, growth 9.2%/yr, ₹11,300/sq ft, yield 3.1%. Central Bengaluru: median score 61, growth 9.0%/yr, ₹15,500/sq ft, yield 2.8%. Central Bengaluru costs 37% 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 | Central Bengaluru |
|---|---|---|
| Projects analysed | 88 | 29 |
| Median investment score | 59 | 61 |
| Best project score | 81 | 70 |
| Projected price growth, 5-yr | 9.2% | 9.0% |
| Projected price growth, 10-yr | 8.3% | 8.2% |
| Median price per sq ft | ₹11,300 | ₹15,500 |
| Entry price (cheapest analysed home) | ₹47.5 L | ₹1.39 Cr |
| Median gross rental yield | 3.1% | 2.8% |
| Median net-wealth CAGR | 5.4% | 5.2% |
| Median cash-flow IRR | 7.0% | 6.8% |
| Months of inventory | 12 | 12 |
| Booked share, typical UC project | 45% | — |
| Projects past original RERA date | 28 of 55 | 17 of 22 |
| RERA complaints across projects | 142 | 1 |
| Ready to move in | 33 | 7 |
| Apartments · villas · plots | 78 · 3 · 7 | 29 · 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 Central Bengaluru
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.