Rent or buy in Bengaluru?
Preloaded with the median ready flat from 364 analysed projects, the median projected price growth, Karnataka stamp duty and a 75% loan. Every input is yours to change.
Your numbers
Defaults are the medians of PropertyLens's analysed Bengaluru homes and Karnataka rates. Property tax 0.1% and selling costs 1.5% are fixed.
Buying leaves you ₹18.8 L ahead
Buy: home worth ₹2.71 Cr after selling costs and repaying ₹75.6 L of loan, net ₹1.91 Cr. Rent: the down payment, taxes and every rupee saved each year invested at 11.0%, worth ₹1.72 Cr. Buying pulls ahead in year 4. Buying breaks even if prices grow 8.7% a year or more.
Year by year
| Year | Owning cost | Rent | Home value | Loan left | Buyer's wealth | Renter's wealth |
|---|---|---|---|---|---|---|
| 1 | ₹10.8 L | ₹4.0 L | ₹1.42 Cr | ₹94.8 L | ₹44.6 L | ₹52.5 L |
| 2 | ₹10.8 L | ₹4.2 L | ₹1.55 Cr | ₹92.7 L | ₹60.2 L | ₹65.4 L |
| 3 | ₹10.8 L | ₹4.4 L | ₹1.70 Cr | ₹90.4 L | ₹77.3 L | ₹79.4 L |
| 4 | ₹10.8 L | ₹4.6 L | ₹1.87 Cr | ₹88.0 L | ₹96.0 L | ₹94.7 L |
| 5 | ₹10.8 L | ₹4.8 L | ₹2.05 Cr | ₹85.3 L | ₹1.17 Cr | ₹1.12 Cr |
| 6 | ₹10.8 L | ₹5.1 L | ₹2.25 Cr | ₹82.3 L | ₹1.39 Cr | ₹1.30 Cr |
| 7 | ₹10.8 L | ₹5.3 L | ₹2.47 Cr | ₹79.1 L | ₹1.64 Cr | ₹1.50 Cr |
| 8 | ₹10.8 L | ₹5.6 L | ₹2.71 Cr | ₹75.6 L | ₹1.91 Cr | ₹1.72 Cr |
Ready flats where rent covers the most of the EMI
| Project | Gross yield | Price | Score | Growth / yr |
|---|---|---|---|---|
| DNR Spring Leaf DNR Group · Koramangala | 4.8% | ₹2.32 Cr | 53 | 8.6% |
| Aswani Aaeesha B Wing Aswani Properties · Electronic City / Hosur Road / Bommasandra | 4.6% | ₹31.6 L | 48 | 7.6% |
| Sowparnika Indradhanush Phase I Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 4.4% | ₹24.9 L | 42 | 9.0% |
| Sowparnika Ashiyana Phase II Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 4.3% | ₹29.4 L | 44 | 8.9% |
| The lake Terraces Keya Homes · Electronic City / Hosur Road / Bommasandra | 4.3% | ₹40.3 L | 42 | 7.2% |
| SNN Raj Greenbay SNN · Electronic City / Hosur Road / Bommasandra | 4.3% | ₹32.4 L | 50 | 7.6% |
| Embassy Grove Embassy Group · Kodihalli | 4.2% | ₹8.75 Cr | 63 | 8.3% |
| Millenia Muthanallur Nambiar Builders · Sarjapur Road | 4.2% | ₹53.5 L | 56 | 8.8% |
| Psr Vanasree Phase-1 PSR Builders & Developers · Sarjapur Road | 4.2% | ₹52.2 L | 53 | 8.5% |
| Grc Subhiksha Phase 2 GRC Infra · Sarjapur Road | 4.2% | ₹55.4 L | 58 | 8.9% |
| Bavisha Gardeniaa Phase 3 Bhavisha Properties · Sarjapur Road | 4.2% | ₹52.6 L | 51 | 8.9% |
| Ashish Green Aashish Developers · Sarjapur Road | 4.1% | ₹57.6 L | 53 | 8.9% |
| Confident Snow Flake Confident Group · Sarjapur Road | 4.1% | ₹59.0 L | 47 | 8.9% |
| North Park MAX Global Developers · Devanahalli / Airport Road / Bagalur | 4.1% | ₹27.0 L | 57 | 9.9% |
| Evershine NORTHEAST Apartments Evershine Dwellings · Electronic City / Hosur Road / Bommasandra | 4.1% | ₹51.5 L | 45 | 7.4% |
Gross yield on the all-in cost of the default home. Each project page has the full cash-flow with rent, vacancy, maintenance and the EMI.
Questions people ask
Is it better to rent or buy in Bengaluru?
For the median ready flat analysed by PropertyLens (about ₹1.29 Cr, renting for about ₹33,000 a month, a 3.1% gross yield), buying with a 75% loan at 8.5% ends ahead of renting and investing by ₹18.8 L after 8 years if prices grow 9.7% a year (the median projection). Buying breaks even at 8.7% a year price growth. Change any input above; the answer moves most with price growth, the alternative return and how long you stay.
Does rent cover the EMI in Bengaluru?
Rarely. Gross yields across analysed projects run 3.0% at the median, while a 75% loan at 8.5% over 20 years costs about 7.8% of the price a year in EMI. Rent covers roughly a third of the EMI on a typical flat; the projects listed above cover the most.
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.