Buy or rent in Cunningham Road, Bangalore? (2026)
Updated November 2026 · Typical 2BHK, 20-year view
Even if prices keep rising at Cunningham Road’s 10-year trend of 6.0% a year, renting and investing the money you would have spent on the home leaves you about ₹8.30 Cr richer after 20 years.
Buying wins only if prices grow faster than 9.8% a year. Cunningham Road’s 10-year trend is 3.8 points below that.
Cunningham Road in numbers
The 20-year comparison
The buyer pays the down payment and stamp duty on day 1, then the EMI and maintenance each month. The renter puts the same day-1 money into a Nifty 50 index fund, pays rent, and each month invests whatever the buyer spends over rent. Whoever spends less in a month invests the difference, so both start and continue with the same money.
| Cash on day 1 (20% down + 7% stamp duty) | ₹71,55,000 |
|---|---|
| Monthly EMI | ₹1,83,979 |
| Owning costs more than renting in year 1 by | ₹1,23,020/mo |
| Home value after 20 years | ₹8.50 Cr |
| Buyer’s wealth (home, loan repaid, + any invested surplus) | ₹8.50 Cr |
| Renter’s Nifty 50 portfolio | ₹16.79 Cr |
| Difference | Renting ahead by ₹8.30 Cr |
| Buyer’s annual return (IRR) | 7.3% vs 12% for the fund |
Rent avoided is the buyer’s return on the flat, on top of price growth. Here that is a 3.3% yield, against a 8.5% loan rate, which is why price growth has to do most of the work for buying to win.
About Cunningham Road
Cunningham Road is a short, premium stretch in central Bangalore between Vasanth Nagar and the Racecourse. It is mostly offices, consulates, cafés and a handful of luxury apartment buildings, steps from the CBD. Homes here are few and expensive; most are large luxury units rather than typical 2BHKs.
- Central business district
- Luxury apartments
- Consulates & offices
- Restaurants & cafés
- Near Cubbon Park
Major employers nearby: CBD offices on MG Road & Vittal Mallya Road, Consulates & corporate HQs, Hotels & hospitality.
Getting around
- Metro: Purple Line: Cubbon Park and Vidhana Soudha stations ~1.5 km
- Highway: Central location; Bellary Road towards the airport via Mekhri Circle
- Peak traffic: Central traffic is heavy through the day, especially at the Chalukya Circle and Racecourse junctions
- Congestion: High
Schools
- Bishop Cotton Boys' School (ICSE) — Historic central Bangalore school
- Mount Carmel College (nearby) (College) — Well-known college in Vasanth Nagar
Nearby
- Hospitals: Fortis Hospital, Cunningham Road (local), Vikram Hospital (~2 km)
- Malls: UB City (~2 km), Commercial Street (~2 km)
- Parks: Cubbon Park (~2 km), Palace Grounds (~2 km)
Investment view
Cunningham Road is a trophy address. Gross yields are low because prices are very high, and buyers here are paying for location rather than returns. 2BHK-sized rentals run about ₹65,000–80,000/mo. Best for buyers who want a central home and see it as a long-term store of wealth.
Other localities in Bangalore
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- Sarjapur Road Buying wins
- Whitefield Buying wins
- Bellandur Buying wins
- HSR Layout Buying wins
- Thanisandra Buying wins
- Devanahalli Buying wins
- Hebbal Buying wins
- Brookefield Close call
- JP Nagar Close call
- BTM Layout Close call
- Koramangala Close call
- Indiranagar Rent and Invest wins
- Kanakapura Road Rent and Invest wins
- Yelahanka Rent and Invest wins
- Bellary Road Rent and Invest wins
- Electronic City Rent and Invest wins
- Bannerghatta Road Rent and Invest wins
- Jayanagar Rent and Invest wins
- Banashankari Rent and Invest wins
- Malleshwaram Rent and Invest wins
- Rajajinagar Rent and Invest wins
See all Bangalore localities side by side →
Questions people ask
Is it better to buy or rent in Cunningham Road?
Even if prices keep rising at Cunningham Road’s 10-year trend of 6.0% a year, renting and investing the money you would have spent on the home leaves you about ₹8.30 Cr richer after 20 years. Buying wins only if prices grow faster than 9.8% a year. Cunningham Road’s 10-year trend is 3.8 points below that. This assumes a typical 2BHK at about ₹2.65 Cr, 8.5% home loan for 20 years and a Nifty 50 index fund at 12% a year for the renter.
What is the rental yield in Cunningham Road?
About 3.3% gross for a typical 2BHK: roughly ₹72,000 a month on a home worth about ₹2.65 Cr. That is a price-to-rent ratio of 31, meaning the home costs 31 years of rent.
What is the EMI on a 2BHK in Cunningham Road?
About ₹1,83,979 a month on a ₹2.12 Cr loan (20% down on a ₹2.65 Cr home) at 8.5% for 20 years. In year 1, owning costs about ₹1,23,020 a month more than renting the same flat, after maintenance.
How fast have property prices grown in Cunningham Road?
About 6.0% a year on average over 2014–2024, with rents growing about 3.8% a year (Blended 10-yr trend (2014–2024) · RBI House Price Index, Anarock Research, 99acres, Knight Frank). Past growth is not a promise of future growth.