Should I buy a flat in Bengaluru now?

As of September 11, 2026, the RERA filings show about 10 months of unsold stock at the current sales pace (a seller’s market), a new-supply ratio of 1.01 (launches ÷ sales) and 758 of 1360 under-construction projects past their original completion date. PropertyLens projects median price growth of 9.7% a year over five years across 1854 projects, with a spread from under 7% to over 12% by project. Timing matters less than project choice: the score gap between projects in one locality is wider than any year-to-year price move. This is research, not advice.

Nobody can say. What the filings show as of September 11, 2026: 84% of all homes filed in the localities with statistics are sold, unsold stock equals 10 months of sales, and launches ran at 124 analysed projects in 2026 against 175 the year before. Prices in the city's own history grew about 13.2% a year from 2020-06 to 2025-06. The model's base nominal growth is 6.0% a year and every projection is a range, not a promise. A fall becomes likelier when months of inventory climb past about 18 and the supply ratio stays above 1 for several quarters; watch those two numbers here each month.

The employment factor in every project's score is built from office pipelines and the locality's job base, and it is one of eleven factors, weighted below price growth and price versus comparables. Tech-heavy corridors carry more of this risk than the airport corridor or the south. The score already discounts for it; a sharper downturn would show up first in booking velocity in the quarterly RERA filings, which PropertyLens re-reads every month.

The city median is about ₹9,500 per sq ft of super built-up area in 2026 (industry price indices). Across analysed projects the median is ₹8,200, ranging from ₹6,100 in South Bengaluru to ₹15,500 in Central Bengaluru. Modelled prices are marked as estimates on every page.