Accommodation in Bengaluru

Bengaluru, the capital of Karnataka state, has transformed into a significant economic hub, attracting international companies to establish operations here. This influx has created a massive demand for both commercial property and residential accommodation within the city limits and on its outskirts.

While construction projects are constantly underway to cater to this demand, not every housing option will necessarily meet your expectations. It’s essential to carefully consider your needs before settling on a property.

Areas and suburbs in Bengaluru

When choosing a place to live in Bengaluru, proximity to work and schools is often a priority, given the city’s notorious traffic. Expats frequently gravitate towards areas near business hubs and international schools. 

With its bungalows and parks like Lalbagh Botanical Garden, Jayanagar offers a serene environment ideal for families. If you’re looking for a cosmopolitan vibe, Koramangala is a bustling IT hub filled with restaurants, malls, and live music venues, offering a mix of bungalows and luxury apartments.

Indiranagar is a trendy option for young professionals who thrive on an exciting nightlife, with its many bars, restaurants, and craft breweries, though it comes at a premium. For a more budget-friendly choice, Kammanahalli, known as ‘Kammanhattan,’ is a multicultural suburb close to international schools, catering to a range of budgets. Yelahanka, near Kempegowda International Airport, offers modern developments and excellent connectivity, making it convenient for frequent travellers.

For more detailed insights, read more about the Best (and Worst) Areas and Suburbs in Bengaluru.

Types of accommodation in Bengaluru

Housing in Bengaluru comes in many forms, from apartments and independent floors to townhouses, bungalows, and villas. Apartments are usually a cost-effective option, and you may consider renting what is called an ‘independent floor’ – an entire floor, usually in a low-rise building, as opposed to a single unit.

You might choose to live in a freestanding house for the space and freedom they offer. That said, these houses, along with villas and bungalows, often don’t have amenities attached to them, so you’ll need to make arrangements for extras such as security.

If you prefer a more secure environment, living in a gated community or large apartment block could be ideal. These mega-complexes provide convenient access to social activities with other residents and can be a welcoming space for families.

The demand for luxury properties is also rising, with options that include clubhouses, swimming pools, and tennis courts. Ultra-luxury bungalows and row houses are available if your budget allows, but these exclusive properties don’t stay on the market for long due to the high demand.

Furnished vs unfurnished

Housing in Bengaluru can be unfurnished, semi-furnished, or fully furnished. So, while shipping is an option, you can leave many of your belongings at home if you don’t wish to deal with the hassle and costs of moving furniture. Furnished rentals are particularly appealing to expats, and a range of options are available, from basic to high-quality furnishings, depending on your needs.

Bengaluru also offers a variety of serviced apartments, which often come with hotel-like amenities, including housekeeping and concierge services. These are ideal for short-term stays or relocations, providing comfort and convenience without the commitment of a long-term lease.

Short lets

Short-term accommodation is prevalent in Bengaluru, with options like vacation rentals and serviced apartments available through platforms like Airbnb and local rental services. These short lets cater to tourists and business travellers, offering flexibility and a home-like environment.

The short-term rental market has seen significant growth, driven by Bengaluru’s status as a tech hub and tourist destination. Whether you’re in town for a short project or scouting the city for a longer-term move, you’ll find plenty of options to suit your needs.

Useful links

• Airbnb
• NoBroker

Finding accommodation in Bengaluru

Finding accommodation in Bengaluru can be straightforward, especially if you’re relocating for work. Many companies purchase suburban villas or high-rise apartments for top-level and management employees, so your housing might already be handled.

If you need to find accommodation on your own, real estate agents in Bengaluru can provide you with listings of available rental properties. They can also guide you towards popular areas and suburbs that suit your needs. House hunting can be exhausting and time-consuming, so it’s worth consulting a reputable real estate company.

For those starting their search online, property portals like 99acres, MagicBricks, and Housing.com are excellent resources. These sites offer comprehensive listings and give you a sense of popular areas and expected rental prices. Many now include features like virtual tours, making it easier to explore properties remotely. That being said, it's important not to send any money or sign any documents until you've seen the home in person.

Useful links

• 99acres
• MagicBricks
• Housing.com

Renting accommodation in Bengaluru

Before signing any lease, it’s crucial to familiarise yourself with all aspects of renting in Bengaluru, ensuring that your rights are protected and that you avoid potential pitfalls.

Making an application

When applying for a rental property in Bengaluru, it’s essential to approach the process systematically. Visit potential properties to assess their condition, and ensure the lease agreement is thorough and clear. 

Pay close attention to the terms, including rent, deposit, maintenance responsibilities, and notice periods. Don’t hesitate to negotiate terms to suit your needs, especially regarding the deposit and maintenance clauses.

Ensure that all agreements are documented, and if your lease exceeds 11 months, ensure it is registered with the relevant authorities to comply with local laws and safeguard your tenancy rights.

Leases

You are likely to encounter 11-month lease agreements in Bengaluru. If you’re planning to stay for a year or more, longer rental agreements are possible. Remember, leases extending beyond 11 months must be registered with the relevant authorities, which offers legal protection for you and the landlord.

Lease disputes are not uncommon, so it’s wise to review all the terms in the rental agreement carefully. Ensure that responsibilities for maintenance and repairs are clearly defined to avoid conflicts down the road.

Deposits

Historically, landlords in Bengaluru would demand hefty security deposits, sometimes as much as 6 to 11 months’ rent. Recent regulations, however, have capped the deposit amount at a maximum of two months’ rent, making the process more tenant-friendly. Some landlords may offer zero-deposit schemes, which involve signing a rental bond for a nominal fee instead of a large upfront deposit.

Notice periods

If you or your landlord wish to terminate the lease early, at least three months’ notice is typically required. Ensure your lease agreement clearly outlines this notice period to avoid misunderstandings.

Utilities in Bengaluru

In Bengaluru, the tenant will typically cover the cost of utilities, including electricity, water, and any maintenance charges. To avoid surprises, negotiating these terms in your lease agreement is essential. 

Bengaluru’s utility services are constantly evolving to meet the demands of its growing population. Understanding the landscape of electricity, gas, water, waste management, and internet services will help you navigate life in the city more smoothly.

Electricity

Electricity in Bengaluru is generally reliable, but scheduled power outages for maintenance are common. The city’s main provider, BESCOM (Bangalore Electricity Supply Company), is actively upgrading the grid, including transitioning from overhead lines to underground systems to improve service reliability. If you’re moving to a new home, connecting or switching electricity providers is straightforward through BESCOM’s online portal or local customer service centres. It's a good idea to invest in a backup generator to ensure an uninterrupted electricity supply.

Standard voltage in Bengaluru is 230V with a frequency of 50Hz. Most plug points accept Type C and D plugs, so it’s advisable to carry adaptors if your appliances use a different plug type.

Gas

Piped gas is available in many urban and semi-urban areas of Bengaluru, provided by companies like GAIL and Mahanagar Gas Limited. However, in areas where piped gas isn’t accessible, you’ll rely on LPG cylinders, which are widely available. Payments for gas can be made online, via mobile apps, or through traditional methods. Automatic payment setups are also an option, providing convenience and ensuring you never miss a payment.

Connecting to piped gas services is generally straightforward, and most suppliers offer online portals for managing your account and payments. It’s worth noting that some newer residential complexes may already be equipped with piped gas lines, so be sure to confirm this when choosing your accommodation.

Water

Water safety is a significant concern in Bengaluru due to ongoing shortages and quality issues. The Bangalore Water Supply and Sewerage Board (BWSSB) supplies water to most households, but it’s recommended that water purification systems be installed at home. Alternative water sources such as rainwater harvesting and borewells are also common. Ensuring your water supply is consistent and safe should be a priority when setting up your new home.

Billing for water is typically managed by the BWSSB, and payments can be made through their online portal or at designated payment centres. It’s important to stay on top of your water usage and bills to avoid any service disruptions.

Bins and recycling

Waste management in Bengaluru has been improving, with the Bruhat Bengaluru Mahanagara Palike (BBMP) enforcing regulations on waste segregation. You’ll need to separate wet and dry waste, as the city mandates this for all households. New initiatives, such as waste-to-energy plants and community recycling programmes, are also being introduced to improve recycling rates and reduce landfill usage. Expect to see different bins for different types of waste, and be prepared to comply with local waste disposal practices.

BBMP also offers various programmes to educate residents on proper waste management and recycling practices. Participating in these programmes can be beneficial, especially if you’re new to the city and unfamiliar with its waste disposal protocols.

Internet

Bengaluru boasts advanced internet infrastructure, including widespread 5G coverage, making it one of the first cities in India to roll out this service. Major providers like Jio, Airtel, and Vodafone Idea dominate the market, offering high-speed fibre, ADSL, and wireless internet options. Setting up internet service is usually quick and can be done online or through the provider’s customer service channels.

For more on telecoms in the country, see our guide to Keeping in Touch in India.

Useful links

• Bangalore Electricity Supply Company
• GAIL and Mahanagar Gas
• Bangalore Water Supply and Sewerage Board
• Bruhat Bengaluru Mahanagara Palike