Mullur, Sarjapur Road property market update — November 2026

Mullur, Sarjapur Road property market update — November 2026

Mullur, Sarjapur Road is still one of the more active pockets on the southeast side of Bangalore, and the latest pricing guide gives buyers a clearer read on where new projects are being priced. For this month's update, the main numbers come from the October 2026 guide for Mullur and neighbouring Kodathi, along with a handful of resale and rental listings posted through October. Here is what those figures mean for buyers and owners.

Where New-Launch Pricing Stands

The October 2026 guide puts the mid-segment new-launch band for Mullur and Kodathi at Rs 8,500 to Rs 11,000 per sq ft. That figure excludes GST and registration, so the all-in cost on a flat will be higher. Premium launches are pricing above this band. One premium five-acre scheme in the same guide sits at roughly Rs 13,560 to Rs 13,730 per sq ft, which gives a sense of how wide the gap has become between the mid-range and the top end.

Listing Asks Around the Locality

Asking prices on individual listings tell a slightly different story from launch rates. A 2 BHK resale flat posted by an owner on 31 August 2026 was asking Rs 1.21 Cr. A 3 BHK listed by a dealer on 23 October 2026 was asking Rs 1.5 Cr, and another 3 BHK posted by an owner on 30 October 2026 was asking Rs 1.39 Cr. These are asks, not closing prices, and owners in this area often come down during negotiation. Treat them as a starting point, not a benchmark.

Rental Demand Snapshot

One 2 BHK flat in the area was listed for rent at Rs 55,000 per month, available from 07 October 2026. That is a single listing, so it tells you what one owner is asking rather than what the wider rental market is paying. Tenants looking in this corridor should compare several listings before deciding what is a fair rent.

What This Means for Buyers

• Budget reality: Add GST and registration on top of the per sq ft rate before you set a limit. On a mid-segment flat, those extra costs can be a meaningful sum.
• Launch versus resale: New projects in the Rs 8,500 to Rs 11,000 band may suit buyers who want newer stock. Resale listings at higher asks can still make sense if the flat's layout and floor suit you better.
• Negotiate on listings: Dealer and owner asks have room to move. Compare at least three similar flats before you make an offer.
• Premium is a separate market: Buyers stretching toward premium projects should check whether the extra per sq ft cost is backed by amenities and connectivity they will actually use.

Expert View

Mullur and Kodathi are still being priced as a mid-segment micro-market, with premium projects carving out a higher tier above it. For buyers, the key question is not whether the area is rising, but whether the price you pay today matches the flat in front of you. A newer project at a reasonable per sq ft rate, with clear costs, usually makes more sense than a resale flat priced on hope. Demand from end users is the factor to watch, because it decides how quickly asks convert into deals.

What to Watch Next

Over the next month, keep an eye on whether new launches in the area keep to the Rs 8,500 to Rs 11,000 band or move up toward the premium tier. Also track how many listings reduce their asks, since that will show how much room buyers have in negotiation. Rent levels will matter for investors, so compare fresh listings against the Rs 55,000 monthly figure before you draw conclusions.

Related Projects and Areas Affected

• Mullur: The core of this update, with mid-segment new-launch pricing in the Rs 8,500 to Rs 11,000 per sq ft range.
• Kodathi: Priced in the same October 2026 mid-segment band, so it moves in step with Mullur for new launches.
• Premium five-acre scheme in the same guide: Priced at roughly Rs 13,560 to Rs 13,730 per sq ft, showing the top of the local range.
• Sarjapur Road corridor: The broader stretch that buyers compare against when weighing Mullur's prices and connectivity.