2 BHK vs 3 BHK is the most common argument in any Bangalore flat purchase. The extra bedroom feels essential when you visit the show flat, and then you see the extra ₹40 lakh on the cost sheet. This guide works through the decision with real 2026 numbers from one project, Concorde Sienna on Hennur Main Road, so you can see what the third bedroom costs in price, EMI, cash, maintenance and resale.
Key takeaways
- At Concorde Sienna, moving from the 2 BHK to the smallest 3 BHK adds about ₹43 lakh all-in, using the published 2 BHK price and a reported 3 BHK price
- On an 80% loan at an illustrative 8.5%, that’s about ₹26,400 more EMI every month for 20 years
- The extra space works out at roughly ₹16,500 per sq ft of carpet, which is more than the flat’s average rate
- A 3 BHK makes sense when the third room has a daily job: a child, a parent or full-time work from home
- In 2 BHK vs 3 BHK, the 2 BHK usually has the bigger pool of renters and buyers
The numbers in this guide come from Concorde Sienna, Hennur Main Road, which offers one 2 BHK and four 3 BHK layouts. The project page has all five sizes and the full cost sheet.
In this guide
One caveat before we start. Only the 2 BHK price here comes from the developer. The 3 BHK prices are reported by secondary sources, so treat the gap as a close estimate rather than a quote.
2 BHK vs 3 BHK: The Price Gap
Concorde Sienna’s five layouts give a clean 2 BHK vs 3 BHK comparison. All sizes below are super built-up area from Concorde’s microsite.
| Layout | Size | Price | All-in with taxes |
|---|---|---|---|
| 2 BHK, 2 bath | 1,200 sq ft | ₹1.25 Cr (published) | ₹1,40,81,250 |
| 3 BHK, 2 bath | 1,553 sq ft | ₹1.63 Cr (reported) | ₹1,83,61,950 |
| 3 BHK, 3 bath (largest) | 1,870 sq ft | ₹1.96 Cr (reported) | ₹2,20,79,400 |
The all-in column adds 5% GST, 5% stamp duty, cess and surcharge on the duty, and the 2% registration fee, which comes to about 12.65% on top. Taxes rise with the price, so the gap widens once they’re included.
So in 2 BHK vs 3 BHK terms at this project, the smallest 3 BHK costs about ₹42.8 lakh more all-in than the 2 BHK, and the largest costs about ₹80 lakh more. Those are big numbers, and most people underestimate them at the site office because the per-sq-ft rate looks the same.
The trap: the rate per sq ft hardly changes between a 2 BHK and a 3 BHK in the same project. That makes the 3 BHK feel like “just a bit more”. It isn’t. You’re buying 30–56% more area at the same rate, plus the taxes on it.
What It Does to Your EMI and Savings
Here’s the 2 BHK vs 3 BHK difference in monthly terms. We’ve assumed an 80% loan at an illustrative 8.5% over 20 years. Your bank’s rate will differ, so use these for comparison only.
| 2 BHK (₹1.25 Cr) | 3 BHK (₹1.63 Cr) | Difference | |
|---|---|---|---|
| Loan at 80% | ₹1,00,00,000 | ₹1,30,40,000 | ₹30,40,000 |
| EMI (illustrative) | about ₹86,800 | about ₹1,13,200 | about ₹26,400 a month |
| Cash from savings | about ₹40.8 lakh | about ₹53.2 lakh | about ₹12.4 lakh |
The cash line is your 20% share of the price plus all the taxes, since banks don’t finance those. Over 20 years, an extra ₹26,400 a month is about ₹63 lakh in total repayments.
That doesn’t settle 2 BHK vs 3 BHK in favour of the smaller flat. It means you should test the bigger EMI against your real budget. Most lenders want EMIs under about half of your take-home pay. For the 3 BHK, that points to a household income of around ₹2.25 lakh a month or more.
What the Extra Money Actually Buys
For 2 BHK vs 3 BHK, start with what you’re measuring. Super built-up area includes lobbies, lifts and the clubhouse. What you live in is the carpet area, and that’s where the 2 BHK vs 3 BHK comparison gets interesting.
One secondary source reports Concorde Sienna’s 2 BHK carpet area at 816–830 sq ft, and its 3 BHK carpet areas at 1,055–1,271 sq ft. If the smallest 3 BHK is the 1,055 sq ft one, the step up gives you about 230 sq ft of extra carpet for about ₹38 lakh before tax.
That’s roughly ₹16,500 per sq ft for the extra room, compared with about ₹15,200 per sq ft of carpet for the 2 BHK as a whole. In other words, the third bedroom is the most expensive space in the flat.
Ask the developer for the RERA carpet area of the exact units you’re comparing. It’s the only area figure that’s defined in law, and it’s filed with the registration.
Two bathrooms or three?
Concorde Sienna’s 3 BHK comes in a two-bathroom version at 1,553 sq ft and three-bathroom versions from 1,680 sq ft. That 127 sq ft difference buys a bathroom. For a family with teenagers, or parents living in, the third bathroom often matters more than the third bedroom. Look at both plans before you decide.
Running Costs
Running costs widen the 2 BHK vs 3 BHK gap a little more. Maintenance in Bangalore apartments is usually charged per sq ft of super built-up area. At an illustrative ₹4 per sq ft a month, the 2 BHK would pay ₹4,800 and the 1,553 sq ft 3 BHK ₹6,212. Ask the developer for the actual rate.
Property tax, electricity and furnishing all scale with size too. Furnishing a third bedroom, with a bed, wardrobe and air conditioner, can easily add a few lakh on day one.
None of these is a dealbreaker in the 2 BHK vs 3 BHK choice. Together, though, they add up to a few thousand rupees a month more for as long as you own the flat.
Rent and Resale
2 BHK vs 3 BHK looks different again when you sell. If there’s any chance you’ll rent out or sell within ten years, think about who’s on the other side of that deal.
Renters. Reported 2 BHK rents on Hennur Road mostly run ₹28,000–38,000 a month in gated projects. That’s about 3% gross on the all-in cost. A 3 BHK rents for more in absolute terms, but rents rarely rise in step with the purchase price, so the yield tends to be no better and often worse. Ask local agents for signed 3 BHK leases in your target project before assuming a figure.
Buyers. The pool of people who can afford a ₹1.25 Cr flat is larger than the pool who can afford ₹1.63 Cr. In a building where many owners sell at once, often right after handover, the smaller, more affordable flat usually finds a buyer faster.
The flip side: in a project with mostly 3 BHKs, a 2 BHK is the odd one out. At Concorde Sienna there’s one 2 BHK layout and four 3 BHK layouts, so check the actual mix of homes, not just the number of layouts.
Don’t buy a 3 BHK as an investment upgrade. If the third bedroom isn’t for your own use, the extra ₹43 lakh will almost always earn more somewhere else.
When a 3 BHK Is Worth It
In the 2 BHK vs 3 BHK decision, the 3 BHK wins when the third room has a daily job. That means:
- Two children, or one child plus a regular guest such as a grandparent who stays for months
- Parents living with you, especially if they need their own bathroom
- Full-time work from home for one or both of you, where a study isn’t a nice-to-have
- You plan to stay 10 years or more, so you won’t be buying and selling again in five years, with another round of taxes
If two or more of those apply, the 3 BHK is probably the right call. Upgrading later costs a full new set of stamp duty and registration, plus the selling costs on the old flat. On a ₹1.6 Cr purchase, that’s more than ₹10 lakh in duty and fees alone.
When a 2 BHK Is the Smarter Buy
In 2 BHK vs 3 BHK, the 2 BHK wins when:
- it’s a couple, or a family with one young child
- the higher EMI would push you over about half of your take-home pay
- you may move cities or upgrade within five to seven years
- you’re partly buying to rent out
A well-planned 2 BHK of about 1,200 sq ft, with two full bathrooms, works for most small families. The money you don’t spend on the third bedroom is money you can put towards a better floor, a better location or a shorter loan.
The Middle Options
Bangalore developers have noticed the 2 BHK vs 3 BHK gap, and a few projects offer something in between. Look for:
- 2.5 BHK or 2 BHK plus study layouts, which add a small room for a home office without the full price of a third bedroom
- The smallest 3 BHK in a project, like Concorde Sienna’s two-bathroom 1,553 sq ft layout, which costs less than a three-bathroom 3 BHK
- A better-located 2 BHK instead of a 3 BHK further out, if commute time matters more to you than space
Location still matters as much as 2 BHK vs 3 BHK. Our Hennur Road Bangalore area guide explains how commute times change along the road. Our guide to Hennur Road property prices shows the full cost of buying in more detail. And if you’re looking at a Concorde project, read our Concorde Group Bangalore review first. For a wider look at what a home loan covers, see how mortgage loans work.
A Quick 2 BHK vs 3 BHK Checklist
Before you sign, answer these honestly. If most of your answers point one way, that’s your answer.
- Who sleeps in the third room, starting this year? If nobody, the 2 BHK vs 3 BHK question is already settled.
- Can you carry the 3 BHK EMI on one income? Jobs change. Your EMI won’t.
- How long will you stay? Under seven years tips 2 BHK vs 3 BHK towards the smaller flat.
- What’s the carpet area of each unit? Compare the rooms you’ll use, not the lobby you’ll share.
- What’s the mix of homes in the building? Being the rare layout can help or hurt at resale.
- Would a better floor or location beat an extra room? Sometimes the best 2 BHK vs 3 BHK answer is a different 2 BHK.
FAQs on 2 BHK vs 3 BHK
Is a 2 BHK or 3 BHK better for investment in Bangalore?
Usually a 2 BHK. It costs less, has more potential renters and buyers, and its rental yield is rarely worse. A 3 BHK makes most sense when you’ll use the third room yourself.
How much more does a 3 BHK cost than a 2 BHK?
At Concorde Sienna on Hennur Main Road, the smallest 3 BHK costs about ₹43 lakh more all-in than the 2 BHK, using the published 2 BHK price and a reported 3 BHK price.
What is a good size for a 2 BHK in Bangalore?
New 2 BHKs commonly run about 1,100–1,300 sq ft of super built-up area, which is about 800–900 sq ft of carpet. Always compare carpet areas, not super built-up.
What is a good size for a 3 BHK in Bangalore?
New 3 BHKs commonly run about 1,500–1,900 sq ft of super built-up area. At Concorde Sienna, the 3 BHK layouts run from 1,553 to 1,870 sq ft.
Is it better to buy a 3 BHK now than upgrade later?
If you’re fairly sure you’ll need the space within five years, yes. Upgrading means paying stamp duty and registration again, which is over ₹10 lakh on a ₹1.6 Cr flat.
Does a 3 BHK earn more rent than a 2 BHK?
It earns more rupees, but usually not a higher yield. The rent rarely rises as fast as the purchase price, so the return on your money is often lower.
Sources we checked (October 2026): Concorde Sienna microsite (layout sizes) and Concorde’s project page (starting price); secondary listings for 3 BHK prices and carpet areas; PropNewz Hennur Road 2026 pieces (2 BHK rents); press and law-firm notes on Karnataka’s stamp duty and the 2% registration fee from 31 August 2025. EMI and maintenance figures are our own illustrations, not quotes.
This article is general information, not financial advice. Loan rates, prices and taxes change. Run the numbers with your own lender and confirm prices with the developer before you decide.
Stuck on 2 BHK vs 3 BHK? Talk to us
Give us your budget and your family plans. We’ll get written prices and carpet areas for both layouts in the projects you’re considering, and lay out the all-in numbers side by side.
