Four research houses have published Bengaluru figures for July to September 2026. Read side by side, they agree on direction more often than on levels. For a developer planning a launch, a landowner weighing a joint development or a capital partner looking at a site, the points where two houses agree are the safer base; most of the disagreements come from what each one counts.
Figures below are as published by each house for the quarter to September 2026, unless marked otherwise, and are rounded where the source rounds.
Housing: unsold stock is growing faster than sales
| Anarock (Q3 2026) | Knight Frank (H1 2026) | |
|---|---|---|
| Unsold or available homes | about 80,200 | 74,299 |
| Change on a year earlier | up about 35% | up 22% |
| Sales, change on a year earlier | up about 12% | up 5% |
Two houses, two periods, one direction. Anarock puts the overhang, the time the current stock would take to sell at the current pace, at about 15 months, unchanged from the previous quarter.
Prices and rents: still rising
- Anarock: base prices in the main micro-markets up 1–2% on the previous quarter.
- Cushman & Wakefield: capital values up 6–7% and rents up 7–8% on a year earlier.
Launches: the count and the leading zone differ
| Anarock | Cushman & Wakefield | |
|---|---|---|
| Homes launched in Q3 | about 17,700 | 12,442 |
| Change on Q2 | down 18% | down about 1% |
| Zone with most launches | North, 46% | East, 56% |
Both show launches did not grow over the quarter. The zone shares cannot be compared: Cushman & Wakefield counts the South-East, including Sarjapur Road and HSR Layout, separately, while Anarock keeps Sarjapur Road in the East.
Offices: leasing agrees, new supply does not
- Leasing, about 5 million sq ft by both counts. Cushman & Wakefield reports gross leasing of 5.2 million sq ft, 65% of it by global capability centres. CBRE reports absorption of about 4.9 million sq ft, second in India to Hyderabad.
- New supply, more than two to one apart. Cushman & Wakefield reports 9.8 million sq ft, a record quarter; CBRE about 3.9 million sq ft.
- Vacancy by area (one house). Cushman & Wakefield puts vacancy at 7.4% on the Outer Ring Road, 13.9% in Whitefield and the rest of the eastern periphery, and 25.5% in the northern periphery along Ballari Road, Thanisandra and Tumakuru Road.
Retail (one house)
Cushman & Wakefield recorded no new mall supply in the quarter and expects no new Grade A mall in 2026. Grade A mall vacancy was 3.2%.
Reading it for a decision
- Use direction where two houses agree; treat a single house's figure as one view. The inventory and price readings meet that test. The launch counts, the leading zone and office supply do not.
- Test absorption at the micro-market, not the city. With unsold stock growing faster than sales, a new launch competes with more homes already on the market. A citywide overhang says little about a single catchment; the upcoming supply by micro-market and a feasibility study do.
- Check what a supply figure counts before using it. This quarter the two counts of new office space differ by more than two to one. In a commercial underwriting, the definition matters as much as the number.
- Keep separate facts separate. Where offices stand empty and where housing launches are concentrating are two readings; one does not explain the other.