North Bengaluru is the cheapest of the city’s four growth corridors, and at ₹65 lakh to ₹1 crore it is one of the few places in Bengaluru where that budget still buys a new home from a major developer. Here is exactly what it reaches around Devanahalli and Yelahanka in 2026 — and the 12.6% that never appears on a price list.
Key takeaways
- At ₹65 lakh the realistic option is a 1 BHK at Prestige Parklane, KIADB Phase 2.
- At ₹90 lakh you reach a 2 BHK of 828 – 880 sq ft in the same project.
- Just above the band, Prestige Marigold Phase 2 at Yelahanka sits at ₹1.02 Cr for 1,200 sq ft.
- Budget 13% on top in cash — ₹65 lakh really means about ₹73.2 lakh.
- This corridor runs on airport, aerospace and data centres, not IT. Check your commute first.
Shopping this band? Tell us your number and where you work and we will shortlist properly. Free — every project we track is on our listings.
What the budget actually reaches
| Budget | What it buys | Where |
|---|---|---|
| ~₹65 lakh | 1 BHK, 567 – 571 sq ft — Prestige Parklane | KIADB Phase 2, Devanahalli |
| ~₹90 lakh | 2 BHK, 828 – 880 sq ft — Prestige Parklane | KIADB Phase 2, Devanahalli |
| ~₹1.02 Cr | 1,200 sq ft apartment — Prestige Marigold Phase 2 | Bettenahalli, Yelahanka Extension |
| On request | Plots — Arvind The Park | Kundana Hobli, Devanahalli |
Be honest about what that table shows: the band is thin. Below ₹90 lakh on this corridor, you are largely choosing between configurations of one project rather than between projects. That is not a failure of research — it is what the supply looks like at this price from developers with a real delivery record.
It also explains why the 1 BHK at Parklane gets so much attention. At around ₹65 lakh it is among the lowest-priced new Prestige products in North Bengaluru, and for a lot of buyers it is the entry ticket to the corridor rather than a considered choice between rivals.
The 13% that changes your shortlist
Do this subtraction before you look at a single project, because it moves the goalposts more than any negotiation will.
GST at 5% applies on under-construction property. Stamp duty is 5% above the ₹45 lakh slab. Registration is 2% — doubled from 1% on 31 August 2025, which a great many price calculators still have not caught up with. Add cess and surcharge and you are at roughly 12.6%.
None of it is financeable. Your bank lends against the property, not against the tax. So a buyer with ₹1 crore of total budget is really shopping at about ₹89 lakh, and one who budgeted ₹65 lakh for the flat needs another ₹8.2 lakh in cash on the day. The full working is in stamp duty and registration charges in Bangalore.
Devanahalli or Yelahanka?
The two ends of this budget sit in different places, and they are not interchangeable.
Devanahalli is the airport corridor proper. Prestige Parklane sits inside the KIADB Hi-Tech, Defence and Aerospace Park, roughly fifteen minutes from Kempegowda International. Employment here is aerospace, defence, data centres and logistics. If you work in that belt, nothing else in Bengaluru is closer.
Yelahanka is further in and further along. Prestige Marigold Phase 2 at Bettenahalli sits in a pocket that already has the shops, schools and services Devanahalli is still growing. You pay for that maturity — ₹1.02 Cr for 1,200 sq ft against ₹90 lakh for 880 at Parklane.
The trade is the familiar one. Devanahalli gives you more square feet per rupee and a neighbourhood that is still forming. Yelahanka gives you fewer feet in a place that already works. Neither is the right answer in the abstract.
The commute question nobody asks early enough
North Bengaluru is cheap for a reason, and the reason is where the jobs are.
This corridor grew around the airport, not the IT parks. If you work in aerospace, defence, a data centre or airport-linked logistics, you are buying next to your office and the value is obvious. If you work in Whitefield, on the Outer Ring Road or in Electronic City, you are looking at one of the longest commutes in the city, and no infrastructure announcement will shorten it within your first few years of ownership.
Drive it at nine on a weekday from the actual project, before you fall in love with a floor plan. It is the single most informative hour in this entire process, and people consistently leave it until after they have paid a booking amount.
What we would do at each number
- At ₹65 lakh — the Parklane 1 BHK, understanding it is a compact 567 to 571 sq ft and that the rate per foot is the highest in the project. It is the entry ticket, not the best value.
- At ₹90 lakh — the Parklane 2 BHK. Better rate per square foot than the 1 BHK, and a far deeper resale pool later.
- Just above ₹1 crore — compare Marigold Phase 2’s 1,200 sq ft at Yelahanka against a Parklane 3 BHK. More space in Devanahalli, more neighbourhood in Yelahanka.
- If you can wait and fund a build — plots at Arvind The Park are a different instrument entirely, covered in flat or plot in Devanahalli.
Whichever way you go, verify the RERA registration for the specific phase yourself and run the under-construction buyer’s checklist before you pay anything. Our full view on the newest of these is in the Prestige Parklane review.
Common questions
What can I buy for ₹65 lakh in North Bengaluru?
Realistically a 1 BHK of 567 to 571 sq ft at Prestige Parklane in KIADB Phase 2, Devanahalli. Supply from major developers below ₹90 lakh on this corridor is thin, so at this budget you are mostly choosing between configurations rather than between projects.
How much extra do I need beyond the price?
About 12.6% in cash. GST at 5% on under-construction, stamp duty 5%, registration 2% since 31 August 2025, plus cess and surcharge. A ₹65 lakh flat needs roughly ₹73.2 lakh, and no bank funds the difference.
Is Devanahalli or Yelahanka better at this budget?
Devanahalli gives you more square feet per rupee in a corridor still forming. Yelahanka costs more per foot but has the shops, schools and services already in place. Your commute should decide it, not the price.
Why is North Bengaluru cheaper than the east?
Because it grew around the airport rather than the IT parks. Employment here is aerospace, defence, data centres and logistics. If you work in Whitefield or Electronic City, the commute is long and will stay long.
Is the 1 BHK or the 2 BHK better value?
The 2 BHK. At Prestige Parklane the rate falls as units get larger — about ₹11,400 per sq ft on the 1 BHK against ₹10,700 on the 2 BHK — and larger units resell to a deeper pool of buyers.
Should I consider plots instead?
Only if you can fund construction separately and do not need income meanwhile. A plot earns nothing until there is a building on it, and the build is a second budget with its own timeline.
Related reading
Tell us your number and we will shortlist
Send your budget and where you work. We will name what genuinely fits in North Bengaluru, what to skip, and the all-in cost on each. No charge, and booking through us costs what going direct costs.
