Lakush — India's Buyer-First Real Estate Advisory

Bangalore, uncovered

Not one city. Five cities in one.

Every pocket tells its own story — old-money lanes, tech corridors, airport-driven growth.

▲ Fastest growing

South.
Livability meets value.

Areas tracked

10+_{micro-markets}

Avg appreciation

+8.6%_YoY

Buyers advised

320+

Avg savings/buyer

₹9.4L_negotiated

Bangalore · ₹/sqft

The city, priced honestly.

29 micro-markets. Real rates. Hover any chip — search by name — filter by segment.

Segments Luxury ≥ ₹14k Mid ₹11–14k Affordable < ₹11k Lakush pick

Devanahalli ₹7,800

Bagalur ₹8,000

Yelahanka ₹9,000

Jakkur ₹12,000

Thannisandra Rd. ₹10,450

Budigere Cross ₹10,200

            Tumkur Rd.
            ₹14,600
          
Tumkur Rd.
West
₹/sqft₹14,600
YoY Growth+7.4%
Mid

Yeshwanthpur ₹13,800

Hebbal ₹13,000

Hennur Road ₹10,200

Seegehalli ₹10,200

Malleshwaram ₹18,000

            MG Road
            ₹16,000
          
MG Road
Central
₹/sqft₹16,000
YoY Growth+3.8%
Luxury

            Indiranagar
            ₹19,500
          
Indiranagar
Central
₹/sqft₹19,500
YoY Growth+12.7%
Luxury

            Rajajinagar
            ₹24,000
          
Rajajinagar
West
₹/sqft₹24,000
YoY Growth+9.5%
Luxury

Whitefield ₹13,500

Jayanagar ₹15,500

            Koramangala
            ₹17,000
          
Koramangala
South
₹/sqft₹17,000
YoY Growth+11%
Luxury

Bellandur ₹13,000

Varthur ₹11,500

            JP Nagar
            ₹12,500
          
JP Nagar
South
₹/sqft₹12,500
YoY Growth+6.8%
Mid

            HSR Layout
            ₹13,000
          
HSR Layout
South
₹/sqft₹13,000
YoY Growth+17.5%
Mid

Sarjapur Rd. ₹12,000

Kengeri ₹8,500

Kumbalgodu ₹7,750

Kanakpura Road ₹8,500

Bannerghatta Rd. ₹10,500

Hosur Rd. ₹10,000

Electronic City ₹7,700

City average

₹12,334/sqft

+8.6% YoY · 29 areas tracked

Highest

Rajajinagar

₹24,000

Slow growth

Most affordable

Electronic City

₹7,700

Entry point

Fastest growing

Devanahalli

+14.8%

Airport belt

Top picks

Why we exist

Brokers sell.
We advise.

Parameter

Brokers

Lakush

Shows project cons

Never

Always

Daily spam calls

10+

Zero

Full cost disclosure

Hidden

Upfront

Tells you to wait

Never

When needed

Fee from buyer

Hidden cuts

₹0

Handpicked

Projects we'd actually buy.

Pros, cons, real data. Not a sales pitch.

Pre launch 9.3/10

Greater Whitefield, Hoskote

Sobha One World

Sarjapur - Varthur Road, East Bangalore

Mana The Right Life

Starts at

₹1.75 Cr

Mana Projects Pvt. Ltd

New launch 8.7/10

Hebbagodi, Electronic City

Purva Silver Sky

Bagalur - Sarjapur Road, East Bangalore

Arvind Forest Trails

Starts at

₹2.2 Cr

Arvind SmartSpaces (Arvind Infrastructure)

8.5/10

Muthanallur Road, Gopasandra

Nambiar Ellegenza Phase 2

Kaggalipura, Sarjapur Road

Nambiar Bellezea

Starts at

₹6.28 Cr

Nambiar Builders

View all projects

Real Math

The price isn't the price.

Most buyers underestimate true ownership cost by 18–24%. The sticker isn't the lie — it's everything brokers don't add up after it. Lakush · Internal data · 320 buyer audits

Your numbers

Sticker price ?

₹ CR

Property type ?

Down payment ? 20%

10%30%50%

Loan interest ? 8.6%

7%9%11%

Hold period ? 10 years

3y10y20y

True 10-year cost

₹2.18 Cr over 10y

That's ₹1.50 Cr on the brochure + ₹68L brokers don't add up.

Underestimate

+22%

Per month

₹1.81L

Per sqft (1500sqft)

₹14,500

What's actually inside

2.9%

5Y

+58%

Score

8.3

Jagan Cherukuri

FOUNDER · LAKUSH · BENGALURU

The story

A million people selling. One finally advising.

Investing in Bangalore since 2010, I saw it deal after deal — spam, hidden charges, no support, brokers working for the developer. Never for the buyer.

"If a project isn't right for you, we'll tell you. Even if it costs us the deal."

J

Jagan Cherukuri

Founder · Lakush

Why this matters

For most of us, this happens once.

One home. One life's savings. One decision you live inside for the next thirty years. That's not a sale. That's everything.

How it works

Four steps. No pressure.

01

Clarity call

15 min. Budget, timeline, priorities.

02

Curated shortlist

3–5 projects. Pros, cons, real data.

03

Site + negotiation

Visits. Discount intel. Paperwork.

04

Post-move support

Rental, resale, tax. We stay around.

Sobha Neopolis · Panathur

SAMPLE LAKUSH REPORT

Verified

Premium vs area

+12% higher

Builder track record

Excellent

Upcoming supply (2km)

4 projects

Rental yield

3.2% · good

Negotiation room

₹4–6L

Worth considering. Negotiate.

WAIT 30 DAYS · SUPPLY UNLOCKS LEVERAGE

Real voices

What buyers say when no one's selling.

"I was close to booking from FOMO. Jagan slowed me down. Showed me the data. Saved me from an emotional ₹1.2 Cr decision."

Arun K.

First-time · Whitefield

SAVED ₹12L

"As an NRI, I was worried about remote decisions. Lakush spoke more about risks than returns. That honesty is rare."

Priya M.

NRI · Singapore

BOUGHT 2025

"42 projects filtered into 3. Jagan openly told me why one 'popular' project wasn't ideal. Trust built instantly."

Vikram S.

IT · Sarjapur

SAVED ₹8L

"I'd been looking 8 months. Lakush showed the data behind their opinion. First time someone did that."

Deepa R.

Second home · Hebbal

BOUGHT 2025

"Jagan told me to wait 3 months. What broker tells you to wait? That integrity made my eventual decision easy."

Rahul T.

Founder · Koramangala

SAVED ₹15L

Real voices · LinkedIn

What buyers say in public.

Unedited posts from buyers we've advised. Straight from their feed, not ours.

See more on LinkedIn

The Journal

Long reads. Short takes.

All articles

Market note

6 MIN READ · NOV 2025

Why Bangalore's next ₹10k/sqft belt is 35km from the CBD.

The airport-led corridor is quietly doing what Whitefield did 15 years ago. Data, risks, no broker pitch.

Read essay

Buyer's guide

4 MIN · NOV 2025

7 hidden costs every first-time buyer misses.

From registration quirks to maintenance deposits — the ₹5–15L surprises brokers never mention.

Read

NRI

5 MIN · OCT 2025

Buying Bangalore from abroad: what actually matters.

A framework for NRI buyers who can't site-visit. Spoiler: builder trust > project hype.

Read

Home is a decision. Not a sales pitch.

What is Lakush.

Not one city. Five cities in one.

North.Where 2030 is being built.

East.Where IT lives.

Central.Scarcity is the story.

West.Where Bangalore works.

South.Livability meets value.

The city, priced honestly.

City average

Top picks

Brokers sell.We advise.

Projects we'd actually buy.

Sobha One World

Mana The Right Life

Purva Silver Sky

Arvind Forest Trails

Nambiar Ellegenza Phase 2

Nambiar Bellezea

The price isn't the price.

Your numbers

What's actually inside

The city, by character.

Whitefield

Sarjapur Rd.

Hebbal

Devanahalli

Indiranagar

JP Nagar

Jagan Cherukuri

A million people selling. One finally advising.

For most of us, this happens once.

Four steps to a home youdon't regret.

Your intake, in your words

Sobha Neopolis

We push on price — with data

Still here, after you move in

Four steps. No pressure.

Clarity call

Curated shortlist

Site + negotiation

Post-move support

Sobha Neopolis · Panathur

What buyers say when no one's selling.

What buyers say in public.

Long reads. Short takes.

Why Bangalore's next ₹10k/sqft belt is 35km from the CBD.

7 hidden costs every first-time buyer misses.

Buying Bangalore from abroad: what actually matters.

Clarity before commitment.

Home is
a decision.
Not a sales pitch.

North.
Where 2030 is being built.

East.
Where IT lives.

Central.
Scarcity is the story.

West.
Where Bangalore works.

South.
Livability meets value.

Brokers sell.
We advise.

Four steps to a home you
don't regret.