Rental Income Building for Sale in Kalkere Near Horamavu

Published: 26 August 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property — 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

Why Kalkere for Rental Income

Kalkere sits adjacent to Horamavu in North-East Bangalore, approximately 5-8 km from Manyata Tech Park and within practical distance of the Hennur-Thanisandra employment corridor. It's a genuine working-class and middle-class residential area with consistent rental demand from IT support staff, small-business employees, and families who need affordable housing near (but not in) the more expensive Hennur and Kalyan Nagar localities. This positioning is exactly what rental-income properties need: steady tenant demand at rents that are affordable enough to avoid long vacancies, from a tenant pool large enough to replace departing tenants quickly. For the broader North-East Bangalore picture, our Hennur Road guide covers the corridor context.

The Rental Income Calculation

Three units on one 1,100 sq ft plot: two 2BHK units and one 1RK. At current Kalkere-Horamavu rental rates, a 2BHK rents at approximately ₹12,000-16,000/month and a 1RK at ₹5,000-8,000/month. Total estimated monthly rental: ₹29,000-40,000. At the ₹1.70 Cr asking price, that translates to gross annual yield of approximately 2.0-2.8%. This is at the lower end of Bangalore's rental yield range, but the ₹1.70 Cr entry price means the absolute monthly income (₹29,000-40,000) is meaningful for a sub-₹2 Cr investment, and the underlying 1,100 sq ft plot appreciates independently of the building's rental performance. The 10-year building age means 15% depreciation for BBMP property tax purposes — a moderate tax benefit. For broader rental-yield comparisons across Bangalore, see our rental yield localities guide.

What to Verify

For any rental building: confirm existing tenant agreements and rental amounts (don't rely on estimates — ask for bank statements showing actual rent receipts), verify that each unit has independent electricity meters (shared meters create billing disputes), check the building's structural condition at 10 years (look for visible cracks, water seepage, plumbing corrosion), confirm whether the building plan approval permits three separate units on this plot size (unauthorized additional units create problems during resale), and verify the borewell's current yield and Cauvery connection status. Stamp duty at 5% on ₹1.70 Cr is approximately ₹8.5 lakhs.

Frequently Asked Questions

Is ₹1.70 Cr a good price for a rental building in Kalkere?
At ₹15,450/sq ft of plot area, this is within market range for a 10-year-old building with three rental units in Kalkere-Horamavu. The value is primarily in the plot — the building's rental income covers holding costs while the land appreciates over time.

Can I get a home loan for a rental building?
Banks may classify this as a commercial investment property rather than a self-use home, which affects loan terms (higher interest rates, lower LTV ratio). Confirm with your bank before assuming standard home loan terms apply.

What's the maintenance cost for a 10-year-old building?
Budget ₹15,000-25,000 annually for routine maintenance (painting, plumbing, electrical). At 10 years, the building may need a water-tank replacement or waterproofing refresh within the next 2-3 years — factor ₹1-2 lakhs for these as a one-time expense.

Is the tenant demand reliable in Kalkere?
Yes — Kalkere's proximity to Horamavu and the Manyata-Hennur employment belt generates steady rental demand for affordable 2BHK and 1RK units. Vacancies are typically filled within 2-4 weeks at market rates.

Disclaimer: Prices, approvals, and specifications are as stated by the seller and should be independently verified. OneCity Property provides this listing as an information service and is not the developer or seller of this property.

Should I consider this over a single 2BHK apartment investment?
A single 2BHK apartment at ₹1.70 Cr in North-East Bangalore might generate ₹18,000-22,000/month. This three-unit building can generate ₹29,000-40,000/month — 50-80% more income from the same capital. The tradeoff is management complexity: three tenants instead of one, building maintenance responsibility (no society handles it for you), and the regulatory risk if any unit was built without proper plan approval. For hands-on investors comfortable with active management, rental buildings offer better income. For passive investors who prefer low-touch ownership, a single apartment in a managed community is simpler. Both approaches are valid — the choice depends on your management appetite, not on which produces a higher spreadsheet yield.

What happens to the building value as it ages?
Independent buildings depreciate in construction value over time (BBMP allows 15% depreciation at 10 years, 20% at 15, up to 30% at 25+), but the underlying plot appreciates. In established Bangalore localities like Kalkere-Horamavu, plot appreciation (8-12% annually) typically exceeds building depreciation, meaning the net property value increases even as the building ages. At some point (typically 25-30 years), the building may be demolished and the plot redeveloped at the prevailing FAR — this redevelopment option is the long-term value driver for independent building investments, separate from the annual rental income they generate during their operational life.