Semi-Commercial Building for Sale with Rental Income - Kengeri-Uttarahalli Road, Bengaluru

Published: 31 October 2026 | Updated on: 2 November 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.

Property Highlights

About This Building

This is a semi-commercial corner building on Kengeri-Uttarahalli Main Road, listed at Rs 1.5 Cr with existing rental income. A semi-commercial property typically has ground-floor commercial space (shops, offices) with residential units on the upper floors. Being on a main road and at a corner increases both visibility and rental demand for the commercial portions.

Buyers interested in income-generating properties should ask the seller for the current rental agreements, monthly income, tenant details and the remaining lease period. The yield (annual rent divided by purchase price) will determine whether this property makes financial sense as an investment compared to alternatives like fixed deposits or other real estate. Read about capital gains tax on property sales if you are planning to hold this as an investment.

About Kengeri-Uttarahalli Road

The Kengeri-Uttarahalli corridor is in the southwestern part of Bengaluru, connecting Kengeri (on Mysore Road) with Uttarahalli (on Kanakapura Road). Both areas have seen residential growth and have BMTC bus connectivity. Kengeri has a Purple Line metro station, and Uttarahalli is served by bus routes to Jayanagar and central Bengaluru.

Commercial properties on main roads in this corridor serve the daily needs of the surrounding residential population - grocery stores, clinics, pharmacies, small offices and workshops. A corner property on a main road typically commands a higher rental than an interior property because of the road frontage on two sides.

Connectivity and Nearby Landmarks

• Kengeri Metro Station (Purple Line) - approximately 3 to 4 km
• Kengeri Bus Terminal - approximately 3 km
• Uttarahalli Main Road - approximately 2 km
• Kanakapura Road - approximately 4 km
• Mysore Road - approximately 3 km
• NICE Ring Road - approximately 3 km
• Rajarajeshwari Nagar - approximately 4 km

Why Consider This Property

At Rs 1.5 Cr, this is an entry-level price for a building with rental income in Bengaluru. The corner location on a main road gives better commercial potential than an interior site. Buyers should evaluate the current rental income, the condition of the building and whether any renovation or maintenance is needed.

Semi-commercial buildings can offer higher rental yields than residential apartments because of the combined income from commercial and residential tenants. However, they also come with different zoning and tax considerations.

Stamp Duty and Registration for Commercial Property

Commercial property in Karnataka attracts the same stamp duty rate of 5% as residential property, but the registration fee and property tax classification are different. At Rs 1.5 Cr, stamp duty is Rs 7.5 lakh, registration fee is Rs 1.5 lakh (at 1%) or Rs 3 lakh (at 2%), and cess at 0.6% adds Rs 90,000. Total government charges: approximately Rs 9.9 to Rs 11.4 lakh.

After registration, the buyer must transfer the property tax account to their name at the local GBA (formerly BBMP) or panchayat office. Commercial properties are assessed at a higher property tax rate than residential ones. If the building has existing tenants, the rent agreements should be reviewed by a lawyer to confirm whether they transfer automatically to the new owner or need fresh agreements. Under the Karnataka Rent Act, commercial tenants have different protections than residential tenants, and eviction procedures differ.

Evaluating Rental Income

For a semi-commercial building at Rs 1.5 Cr, the rental yield is the key metric. Ask the seller for the total monthly rental income from all tenants (commercial and residential floors combined). If the annual rent is Rs 1.5 lakh per month (Rs 18 lakh per year), the gross yield is 12% - which is high for Bengaluru real estate. If the rent is Rs 50,000 per month (Rs 6 lakh per year), the yield is 4% - closer to apartment yields. The actual yield depends on the building condition, tenant quality, remaining lease term and whether any floors are vacant. Get the rent receipts or bank statements as proof of income before relying on the seller's stated figure.

Legal Checklist Before Buying

• Verify the property has commercial use permission or mixed-use zoning approval
• Check the khata type and property tax classification (commercial rates are higher)
• Get a 15-year encumbrance certificate
• Review all existing rental agreements, including notice periods and renewal terms
• Confirm that the building plan was approved by the planning authority and matches the actual construction
• Check the registration process and stamp duty for commercial properties
• TDS at 1% via Form 141 applies for transactions above Rs 50 lakh

What is the price of this semi-commercial building?

The listed price is Rs 1.5 Cr. Stamp duty and registration charges are additional. The property has existing rental income - ask the seller for current rent details.

Where is this building located?

On Kengeri-Uttarahalli Main Road, a connector road between Mysore Road and Kanakapura Road in South West Bengaluru.

What is the rental income from this building?

The listing mentions rental income but does not specify the amount. Contact the seller for current rental agreements and monthly income details.

Is this property zoned for commercial use?

Semi-commercial properties must have mixed-use or commercial zoning approval. Verify the approved building plan and land-use classification with the seller.

Disclaimer: All details are based on information provided by the property owner. Verify independently before making a purchase decision. OneCity Property is not responsible for any discrepancies.