“Does the Area Flood?”: Bengaluru Homebuyers Now Prioritize Survival Over Luxury

Torrential rains have done more than flood Bengaluru’s roads; they’ve flooded its real estate market with doubt. Once focused on swanky amenities and builder reputations, homebuyers in the tech capital are now asking a more pressing question: Does the area flood?

A string of intense monsoons has crippled several premium localities like Sarjapur, Marathahalli, and Yemlur. Even gated communities and luxury villas haven’t been spared. “The first thing buyers want to know today is whether the location is prone to flooding,” said Disha Mohan, realtor at Coldwell Banker. “Flood risk has become a deal-breaker.”

Developers building on floodplains and over former lakes have only worsened the situation. “Bengaluru once had over 200 lakes. Now, barely 80 remain,” said Sarang Kulkarni, MD, Descon Ventures. “You can fill a lake, but water still finds its path. That’s what we’re seeing in flooded low-lying areas.”

The city’s drainage system, originally designed around interconnected valleys and lakes, has buckled under unregulated urbanisation. Today, key tech zones like Whitefield and Manyata Tech Park face frequent waterlogging. Meanwhile, green zones in north Bengaluru are fast being converted into housing projects, often without proper drainage infrastructure.

The impact on real estate is already visible. “We’ve seen a 12–15% dip in demand in areas like Mysuru Road and Kengeri,” said Riyaz Ahmad of Access Realtors. Even in posh enclaves like Billionaire Street (₹25,000/sq. ft), appreciation has stalled.

Experts warn that flooding is no longer an exception it’s the norm. Buyers are advised to scrutinize flood history, village maps, and satellite images. “Check the master plan. Look into past flooding reports. And never skip RERA registration,” Kulkarni said.

“Flooding is now a key concern and visibly affecting resale activity,” said Manoj Agarwal of Agarwal Estates.

Residents echo the frustration. “I love my Indiranagar, but with roads turning to rivers, I sometimes just want to escape,” said Sneha Nandihal of I Change Indiranagar.

In a city known for driving India’s digital future, its infrastructure may be stuck in the past. One thing’s clear flood risk is now a non-negotiable part of Bengaluru’s property checklist.