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Bengaluru · secondary market only

What your flat is actually worth — not what the portal says.

Society-level resale prices, honest seller guides, and the paperwork nobody explains until it delays your registration. Written for people transacting in Bengaluru's resale market, not for builders.

The Monday resale note

One email a week: what moved, which societies are transacting, and what buyers are actually paying.

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The Bengaluru Resale Index

Society-level ₹/sqft, updated weekly

WEEK 31 · 2026
NEXT UPDATE MON 10 AUG
SocietyMicro-marketResale ₹/sqft 4-wkAsk vs closeDays on market
Prestige ShantiniketanWhitefield8,240▲ 2.1%−5.8%74 d
Sobha Dream AcresPanathur Road7,610▲ 3.4%−4.1%61 d
Adarsh Palm RetreatBellandur11,950■ 0.3%−7.2%112 d
Salarpuria Sattva GreenageHosur Road9,180▲ 1.6%−6.0%88 d
Purva PanoramaKalena Agrahara6,940▼ 0.9%−8.4%129 d
Brigade GatewayRajajinagar12,300▲ 1.2%−3.5%67 d

Sample data. Replace with your own figures before launch — the index only has value if the numbers are yours and verifiable. Method to publish alongside it: registered transactions from Kaveri, cross-checked against listed asks.

Guides

Most resale advice is written for buyers. Sellers need it more.

You're the one carrying the EMI while the flat sits unsold, and the one who loses ₹8 lakh by mispricing on day one.

Pricing

−6.4%

Median gap between asking price and closing price on Bengaluru resale flats listed above ₹1 Cr.

28 JUL 2026 · 9 MIN

How to price a resale flat in Bengaluru: the three numbers that matter

Guidance value tells you the tax floor. Portal listings tell you what optimistic neighbours hope for. Neither tells you what a buyer will pay. Here's how to find the third number — the one that actually closes — using registered transactions in your own society.

Get this done for your flat, free →

Seller

Why your flat hasn't sold in six months

Five reasons resale listings stall in Bengaluru — and only one of them is price. The other four are fixable in a fortnight.

Read the guide →

Documentation

A-khata, B-khata, and your buyer's home loan

Why B-khata kills half your buyer pool before a single site visit, and what the conversion process actually costs.

Read the guide →

Seller

Sell now, or hold and rent it out?

Rental yield against price appreciation and your outstanding loan — the arithmetic worked through on a real Whitefield 3BHK.

Read the guide →

Buyer

Stamp duty, MODT, and the real cost of registration

The full cost stack on a Bengaluru resale purchase, including the 0.6% nobody budgets for until the bank asks.

Read the guide →

Documentation

Six documents a buyer's lawyer will ask for

Have these ready before you list. Chasing them mid-deal is how a signed agreement quietly falls apart.

Read the guide →

Market

Resale or new launch: the honest ROI comparison

Rent from month one against three years of construction risk, modelled across a full holding period.

Read the guide →

Society deep-dives

Six societies, covered properly.

Every closed transaction, every khata quirk, every buyer question. Depth in a few places beats a thin page for all of Bengaluru.

Prestige Shantiniketan

Whitefield · 2007–2013 · 3,000+ units

Resale range
₹1.4–2.6 Cr
₹/sqft
8,240
Khata
A
Active resales
34
View society report →

Sobha Dream Acres

Panathur Road · 2016–2021 · 4,000+ units

Resale range
₹78 L–1.6 Cr
₹/sqft
7,610
Khata
A
Active resales
52
View society report →

Adarsh Palm Retreat

Bellandur · 2008–2016 · Villas + towers

Resale range
₹2.4–6.8 Cr
₹/sqft
11,950
Khata
A
Active resales
19
View society report →

Salarpuria Sattva Greenage

Hosur Road · 2013–2017 · 1,200+ units

Resale range
₹1.1–2.2 Cr
₹/sqft
9,180
Khata
A
Active resales
27
View society report →

Purva Panorama

Kalena Agrahara · 2006–2010 · 1,000+ units

Resale range
₹85 L–1.7 Cr
₹/sqft
6,940
Khata
A
Active resales
41
View society report →

Brigade Gateway

Rajajinagar · 2009–2014 · 1,200+ units

Resale range
₹1.8–4.2 Cr
₹/sqft
12,300
Khata
A
Active resales
16
View society report →

Free · no obligation

Find out what your flat will actually close at.

Tell us the society and configuration. We'll pull the registered transactions from your own building, compare them against what's currently listed, and send you a written benchmark within two working days.

  • 01
    Registered transactions, not listingsWhat flats in your society actually sold for, from Kaveri records.
  • 02
    A realistic asking pricePriced to close in 60–90 days, with the range you can negotiate inside.
  • 03
    Your document gaps, flagged earlyKhata, OC, EC, society NOC — what to fix before a buyer's lawyer finds it.
Step 1 of 3 Your property

Your number goes to one person — the one preparing your benchmark. We don't sell leads to agents, and we never will.

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About

Why this site only covers resale.

Property portals make their money from builders, so under-construction inventory gets the front page and the push notifications. Resale gets whatever's left. That's a problem, because the resale buyer is the one taking on the most risk — an existing title, an existing khata, an existing society with existing dues.

There are no builder launches here, no sponsored placements, and no paid rankings. Just the secondary market: what things sold for, what the paperwork actually requires, and where sellers keep losing money.

How this is paid for: a small number of sellers each month ask us to handle their sale end to end, and we take a brokerage fee on those. Everything else on this site is free and stays free.