Kolkata Property Guide 2026: Prices by Area, Metro Impact, Rents, Stamp Duty, Costs and Buying Checklist
"Kolkata is the most affordable of India's seven largest housing markets."
Short answer: Flats in Kolkata cost about ₹6,800 per sq ft on average in 2026, according to Square Yards listings. That ranges from about ₹2,850 in Howrah and ₹3,800 in Madhyamgram to over ₹13,000 in Salt Lake, Ballygunge and New Alipore, and ₹15,150 in Alipore. Kolkata is the cheapest of India's seven biggest housing markets. Prices are up 45% since 2019, the slowest rise among major cities, and are growing 4% to 7% a year. Rents return about 3.7% a year, higher than in most metros. Stamp duty is 6% up to ₹1 crore and 7% above, plus about 1% registration.
Key takeaways
- Flats average about ₹6,800 per sq ft, from ₹2,850 in Howrah to ₹15,150 in Alipore; Kolkata is the cheapest of India's seven biggest markets.
- Prices are up 45% since 2019, the slowest of 11 cities tracked, and now rise 4% to 7% a year.
- 13,022 homes were sold in January to September 2026, up 4%, while unsold stock fell 10%.
- Gross rental yields average about 3.7%; Behala is highest at 5.3%.
- Stamp duty is 6% up to ₹1 crore and 7% above, plus about 1% registration, with no lower rate for women.
Kolkata property at a glance
| Measure | Figure | Source |
|---|---|---|
| Average asking price | ₹6,800 per sq ft | Square Yards, September 2026 |
| Average quoted price | ₹6,345 per sq ft, +6% in a year | ANAROCK, Q2 2026 |
| Weighted average price | ₹5,961 per sq ft, +4.2% in a year | Knight Frank, Q3 2026 |
| Price change since 2019 | +45% | ANAROCK |
| Homes sold, Jan–Sep 2026 | 13,022, +4% | Knight Frank |
| Unsold homes | About 18,100, −10% | Knight Frank, Q3 2026 |
| Apartment registrations, H1 2026 | 26,207, −14% | Knight Frank |
| 2 BHK rent | About ₹11,000 to ₹25,000 a month in most areas | Square Yards; ANAROCK |
| Gross rental yield | About 3.7% | Square Yards |
| Stamp duty | 6% up to ₹1 crore; 7% above | West Bengal rates, municipal areas |
At about ₹6,800 per sq ft, Kolkata is the fourth cheapest of the 13 cities in our guides, at about 18% of Mumbai’s average.
Map of areas and metro
Kolkata runs north to south along the east bank of the Hooghly river, with Howrah on the west bank. Central Kolkata and the old southern areas (Alipore, Ballygunge, New Alipore) are the most expensive. South Kolkata stretches to Tollygunge, Jadavpur, Garia, Behala and Joka. East Kolkata includes the planned townships of Salt Lake and New Town, with Rajarhat beside them, and North Kolkata runs past Dum Dum and the airport to Madhyamgram. The Eastern Metropolitan (EM) Bypass links the south with Salt Lake and New Town.
Property prices by area
In short: flats in Kolkata average about ₹6,800 per sq ft. Of the areas in this guide, Howrah (₹2,850) and Madhyamgram (₹3,800) are the cheapest, and Alipore (₹15,150) and New Alipore (₹13,400) the most expensive.
Select a column heading to sort. Enter a budget to see how much floor area it buys in each area at the average asking price.
| Zone | |||||
|---|---|---|---|---|---|
| Alipore | ₹15,150 | +12.5% | n/a | Central Kolkata | |
| Salt Lake | ₹13,400 | +8.5% | 2.5% | East Kolkata | |
| New Alipore | ₹13,400 | +21.2% | n/a | South Kolkata | |
| Ballygunge | ₹13,050 | +17.3% | n/a | South Kolkata | |
| Tollygunge | ₹9,300 | +24.1% | n/a | South Kolkata | |
| New Town | ₹9,000 | +6.8% | 3.9% | East Kolkata | |
| Rajarhat | ₹6,200 | −0.1% | 4.5% | East Kolkata | |
| Jadavpur | ₹5,600 | −0.8% | n/a | South Kolkata | |
| Joka | ₹5,600 | −6.5% | 4.7% | South Kolkata | |
| Garia | ₹5,550 | +1.9% | n/a | South Kolkata | |
| Narendrapur | ₹5,050 | −3.0% | n/a | South Kolkata | |
| Behala | ₹4,750 | +0.5% | 5.3% | South Kolkata | |
| Dum Dum | ₹4,150 | +9.2% | n/a | North Kolkata | |
| Madhyamgram | ₹3,800 | +3.1% | n/a | North Kolkata | |
| Howrah | ₹2,850 | −8.5% | n/a | Howrah |
Source: Square Yards area and micro-market pages, June to September 2026. Prices are averages of listed asking prices for apartments. Square Yards labels the recent change inconsistently as quarterly or yearly, and large swings, such as Tollygunge's and New Alipore's, reflect changes in which properties are listed. Howrah is Square Yards' micro-market average. Yields are Square Yards' own figures; "n/a" means none was published.
What your budget buys
| Budget | Where to look | Typical size at average prices |
|---|---|---|
| Under ₹50 lakh | Howrah, Madhyamgram, Dum Dum, Behala, Narendrapur | About 1,000 to 1,750 sq ft: a 2 or 3 BHK |
| ₹50 lakh to ₹1 crore | Rajarhat, Joka, Garia, Jadavpur, New Town | About 550 to 1,800 sq ft: a 2 or 3 BHK |
| ₹1 crore to ₹2 crore | New Town, Tollygunge, Salt Lake, Ballygunge | About 750 to 2,200 sq ft: a 2 to 4 BHK |
| Above ₹2 crore | Alipore, Ballygunge, New Alipore and premium central towers | About 1,300 sq ft and up |
Calculated from Square Yards average asking prices. Use the budget column in Table 2 for any amount.
Price trends
Kolkata's prices rose 45% between 2019 and mid-2026, the slowest of the 11 cities ANAROCK tracks. Its rental yield rose by 0.6 percentage points over the same period, because rents grew faster than prices.
All three measures show steady growth of about 4% to 7% a year. The measures differ because they track different homes: Square Yards uses listings, ANAROCK new-project prices and Knight Frank a weighted average of sales.
Area guide
Alipore
₹15,150 per sq ft. Old-money south-central area of large plots, bungalows and premium towers. Suits: top-end buyers wanting a heritage address.
Salt Lake
₹13,400 per sq ft · gross yield about 2.5%. Planned township with wide roads, parks and the Sector V IT hub, on the Green Line. Suits: families wanting a planned, green neighbourhood.
New Alipore
₹13,400 per sq ft. Established residential area near Alipore with older buildings and new towers. Suits: families wanting a central southern address.
Ballygunge
₹13,050 per sq ft · 2 BHK rent about ₹37,350 a month. Upmarket south Kolkata area with old apartments, clubs, schools and Gariahat market. Suits: buyers wanting a prestigious central location.
Tollygunge
₹9,300 per sq ft. Southern area around the film studios and golf club, on the Blue Line. Suits: families wanting metro access in the south.
New Town
₹9,000 per sq ft · gross yield about 3.9% · 2 BHK rent about ₹18,750 a month. Planned city near the airport with IT parks, Eco Park and large gated projects. Suits: tech workers and families wanting new gated homes.
Rajarhat
₹6,200 per sq ft · gross yield about 4.5% · 2 BHK rent about ₹21,450 a month. Growth area next to New Town with mid-priced projects and good airport access. Suits: value buyers and investors looking for rental income.
Jadavpur
₹5,600 per sq ft. University area in the south with older housing and new mid-sized projects. Suits: families and academics in the south.
Joka
₹5,600 per sq ft · gross yield about 4.7% · 2 BHK rent about ₹18,300 a month. South-western edge of the city at the Purple Line terminus, near IIM Calcutta. Suits: budget buyers in the south-west.
Garia
₹5,550 per sq ft · 2 BHK rent about ₹11,000 a month. Southern suburb at the end of the Blue Line, close to the EM Bypass. Suits: budget buyers wanting metro access.
Narendrapur
₹5,050 per sq ft. Fast-growing southern suburb beyond Garia with many new projects. Suits: first-time buyers in the south.
Behala
₹4,750 per sq ft · gross yield about 5.3%. Dense south-western neighbourhood on Diamond Harbour Road, near the Purple Line. Suits: budget buyers and landlords seeking high yields.
Dum Dum
₹4,150 per sq ft · 2 BHK rent about ₹13,650 a month. Northern area near the airport with Blue Line and suburban rail links. Suits: commuters wanting airport and metro access.
Madhyamgram
₹3,800 per sq ft · 2 BHK rent about ₹15,900 a month. Northern suburb beyond the airport, popular for affordable flats. Suits: first-time buyers on a budget.
Howrah
₹2,850 per sq ft. Twin city across the Hooghly, linked by the underwater Green Line metro. Suits: budget buyers working in central Kolkata.
Prices, yields and rents: Square Yards, 2026. Descriptions are general; check individual buildings.
Rents and rental yield
In short: A 2 BHK rents for about ₹11,000 to ₹25,000 a month. Gross yields average about 3.7%, among the highest of big Indian cities; Behala is highest at 5.3%.
A 2 BHK typically rents for about ₹11,000 to ₹25,000 a month. Ballygunge and the EM Bypass are more expensive, at ₹25,000 to ₹37,000.
Kolkata's average yield of about 3.7% is higher than in most big Indian cities, because prices are low relative to rents. Cheaper areas such as Behala (5.3%), Joka (4.7%) and Rajarhat (4.5%) earn the most, and Salt Lake the least (2.5%).
EMI or rent?
| Flat price | Down payment (20%) | Monthly EMI | Typical monthly rent | EMI ÷ rent |
|---|---|---|---|---|
| ₹50 lakh | ₹10 lakh | ₹33,458 | ₹15,458 | 2.2× |
| ₹75 lakh | ₹15 lakh | ₹50,186 | ₹23,188 | 2.2× |
| ₹1.5 crore | ₹30 lakh | ₹1,00,373 | ₹46,375 | 2.2× |
Owning costs about 2.2 times as much each month as renting the same flat. That gap is smaller than in Delhi or Noida, because Kolkata rents are high relative to prices.
Each half-point rise in the interest rate adds about ₹1,678 a month to the EMI on this loan, so compare lenders and ask how your rate is linked to the repo rate.
Sales, launches and demand
On ANAROCK's figures, Kolkata sold 3,850 homes in Q2 2026, up 10% on a year earlier, while launches rose 42% to 3,550. About 29,700 homes were unsold, or 21 months of sales. Knight Frank counted 13,022 homes sold in January to September 2026, up 4%, with unsold stock down 10% to about 18,100. The two firms track different projects.
Most Kolkata buyers spend under ₹1 crore: 74% of homes sold in 2026 were in that range. Sales of ₹50 lakh to ₹1 crore homes rose 11%, and of ₹1 crore to ₹2 crore homes 6%. Apartment registrations fell 14% to 26,207 in the first half of 2026, which Knight Frank linked to the West Bengal Assembly election period.
Activity is spread across the north, east and south, which each take a quarter or more of sales. In Q1 2026 the east, including New Town and Rajarhat, and the south each took 29% of sales.
Kolkata's office market is small but growing: leasing rose 19% in Q1 2026, mostly in Rajarhat and Salt Lake, which supports rental demand in New Town and Salt Lake.
Kolkata vs. Chennai vs. Pune
| Measure | Kolkata | Chennai | Pune | Source |
|---|---|---|---|---|
| Average price, Q2 2026 | ₹6,345 | ₹7,250 | ₹8,300 | ANAROCK |
| Price change, 2019 to 2026 | +45% | +47% | +51% | ANAROCK |
| Rental yield change since 2019 | +0.60 points | +0.55 points | +0.65 points | ANAROCK |
Metro and infrastructure
- Blue Line. India's oldest metro, running north to south from Dakshineswar to Shahid Khudiram. Its Kavi Subhash platforms have been closed since July 2025 after cracks were found in a column.
- Green Line. Runs from Howrah Maidan under the Hooghly, India's first underwater metro, through Esplanade and Sealdah to Salt Lake Sector V. The Esplanade–Sealdah link opened in August 2025, connecting Howrah directly to the Salt Lake IT hub.
- Orange Line. Runs from Kavi Subhash to Beleghata along the EM Bypass. The extension to Jai Hind via New Town and the airport is targeted for 2031.
- Purple Line. Joka to Majerhat, serving Behala. The extension to Esplanade is targeted for 2030.
- Yellow Line. Noapara to Jai Hind, near the airport, opened in August 2025.
Areas along the Orange and Purple lines, such as the EM Bypass, Garia, Behala and Joka, stand to gain most as these lines are completed.
Stamp duty and buying costs
In short: on a ₹1 crore home, stamp duty and registration come to about ₹7.0 lakh for a man and the same for a woman, in the middle of the 13 cities in our guides.
| Property value | Kolkata and other municipal areas | Rural panchayat areas |
|---|---|---|
| Up to ₹1 crore | 6% | 5% |
| Above ₹1 crore | 7% | 6% |
| Registration fee | About 1% | About 1% |
Duty is charged on the higher of the price and the government's market value. Most calculators apply the higher rate to the whole value once it passes ₹1 crore. The rates are the same for men and women, and the temporary 2% rebate ended on 30 June 2024. Confirm the exact amount on the e-Assessment slip from the West Bengal registration website.
| Cost | Typical amount | Notes |
|---|---|---|
| GST | 5% of price | Under-construction homes only; 1% for homes that qualify as affordable |
| Brokerage | About 1% to 2% | Mainly on resale; negotiable |
| Mutation and property tax | Varies | Paid to the Kolkata Municipal Corporation or the local municipality |
| Maintenance deposit | Varies | Often 1 to 2 years' maintenance paid upfront on new flats |
Banks lend against the property price, so stamp duty, registration and GST usually have to come from your own savings on top of the down payment. Plan for about ₹28 lakh to ₹32 lakh in cash for every ₹1 crore of property.
Buying cost calculator
Stamp duty on the price entered; if the government market value is higher, duty is charged on that. Registration is taken as 1%. Excludes mutation, maintenance deposits, interiors and loan fees. An estimate, and not legal or tax advice.
Buyer's checklist
- Check WBRERA registration. For a new project, search it on the West Bengal Real Estate Regulatory Authority website and read its approvals and timelines.
- Search the title. Have a lawyer trace the title through registered deeds for at least 30 years and check for loans or disputes.
- Check the sanctioned plan and completion certificate. Confirm the municipal body sanctioned the building plan and, for a ready flat, issued a completion certificate.
- Check the land type. Find out whether the land is freehold or leasehold, as in parts of New Town and Salt Lake, and whether any lease transfer approval is needed.
- Look up the market value. Stamp duty is charged on the higher of the price and the government's market value; check it on the West Bengal registration website.
- Check mutation and tax. Confirm the property is mutated in the seller's name and municipal tax and maintenance dues are paid.
- Visit the site. Visit during the monsoon to check waterlogging, and check water supply, power backup and metro distance.
- Budget for all costs. Add stamp duty, registration, GST on under-construction homes, brokerage and interiors.
Ready vs. under construction
| Factor | Ready to move | Under construction |
|---|---|---|
| GST | None | 5% (1% if affordable) |
| Choice | Older buildings in central and south Kolkata | New projects, mostly in New Town, Rajarhat and the south |
| Risk | Older buildings may need repairs | Delivery delays |
| Rent or move in | Immediately | After possession, often two to four years |
Outlook for 2026 and 2027
- Steady, slow price growth. 4% to 7% a year on current measures.
- Sales are holding up. Up 4% in January to September 2026, with unsold stock falling.
- Budget homes dominate. Most sales and launches are below ₹1 crore.
- Metro gains are long-term. The big Orange and Purple line extensions are targeted for 2030 to 2031.
- Yields stay attractive. At about 3.7%, rents cover a larger share of the EMI than in most metros.
The data points to a stable market with modest price growth. No reliable price forecast has been published.
Risks
- Slow appreciation. Kolkata has had the lowest long-run price growth of India's big cities.
- Title and tenancy issues. Older properties can carry inheritance disputes or long-standing tenants.
- Waterlogging. Parts of the city flood in the monsoon; visit in the rains.
- Older buildings. Check structural condition and repair liabilities.
- Metro delays. Extensions have repeatedly missed targets.
Glossary
- KMC and KMA
- The Kolkata Municipal Corporation, which governs the city, and the wider Kolkata Metropolitan Area.
- Market value
- The government's minimum value for a property, used for stamp duty; West Bengal's term for a circle rate.
- WBRERA
- The West Bengal Real Estate Regulatory Authority, where new projects must be registered.
- Mutation
- Updating municipal records to show the new owner after a sale.
- Completion certificate
- Confirmation from the municipal body that a building was built as sanctioned.
- EM Bypass
- The Eastern Metropolitan Bypass, a main road linking south Kolkata with Salt Lake and New Town.
- Carpet area
- The usable floor area inside a flat's walls.
Frequently asked questions
What is the average property price in Kolkata in 2026?
The average asking price for flats in Kolkata was about ₹6,800 per sq ft in September 2026, according to Square Yards listings. It ranges from about ₹2,850 in Howrah and ₹3,800 in Madhyamgram to over ₹13,000 in Salt Lake, New Alipore and Ballygunge, and ₹15,150 in Alipore. ANAROCK's average was ₹6,345 per sq ft in Q2 2026, and Knight Frank's weighted average was ₹5,961.
How much have Kolkata property prices increased?
ANAROCK's average for Kolkata rose 45% between 2019 and Q2 2026, the slowest of the 11 cities it tracks. In the latest year, prices rose about 4% to 7%: Knight Frank puts it at 4.2%, ANAROCK at 6% and Square Yards at 6.7%.
Is Kolkata the cheapest metro city to buy property?
Yes. At ₹6,345 per sq ft in Q2 2026, Kolkata had the lowest average price of India's seven largest housing markets on ANAROCK's figures, against ₹7,250 in Chennai, ₹9,450 in Bengaluru and ₹17,780 in the Mumbai region.
Which is the best area to buy a flat in Kolkata?
It depends on budget. Alipore, Ballygunge, New Alipore and Salt Lake are the premium choices. New Town suits buyers who want new gated projects near IT offices and the airport. Rajarhat, Joka, Garia, Narendrapur and Behala offer mid-priced and budget homes, and Dum Dum, Madhyamgram and Howrah are the cheapest.
What is the stamp duty in Kolkata?
In Kolkata and other municipal areas, stamp duty is 6% for property worth up to ₹1 crore and 7% above ₹1 crore. In rural panchayat areas it is 5% and 6%. Registration is about 1%. Duty is charged on the higher of the price and the government's market value. West Bengal has no lower rate for women, and the temporary 2% rebate ended on 30 June 2024.
What is the rental yield in Kolkata?
Square Yards puts Kolkata's average gross rental yield at about 3.7%, one of the higher figures among big Indian cities. It ranges from about 2.5% in Salt Lake to over 5% in Behala. A 2 BHK typically rents for ₹11,000 to ₹25,000 a month, and more in Ballygunge and on the EM Bypass.
What can I buy in Kolkata for ₹1 crore?
At average asking prices, ₹1 crore buys about 3,500 sq ft in Howrah, about 2,600 sq ft in Madhyamgram, about 1,600 to 1,800 sq ft in Rajarhat, Joka or Garia, about 1,100 sq ft in New Town and about 660 to 770 sq ft in Alipore, Salt Lake or Ballygunge.
How many homes are sold in Kolkata?
Knight Frank counted 13,022 homes sold in Kolkata in January to September 2026, up 4%, while launches fell 2% and unsold stock fell 10% to about 18,100 homes. Registrations fell 14% in the first half of 2026, which Knight Frank linked to the state election period.
Which metro lines are open in Kolkata?
Five lines run in 2026: the Blue Line (Dakshineswar to Shahid Khudiram), the Green Line (Howrah Maidan to Salt Lake Sector V, including India's first underwater metro), the Purple Line (Joka to Majerhat), the Yellow Line (Noapara to Jai Hind, near the airport) and the Orange Line (Kavi Subhash to Beleghata). The Orange Line's extension along the EM Bypass to the airport is targeted for 2031.
Is it a good time to buy property in Kolkata?
Kolkata is stable rather than fast-moving: prices rise 4% to 7% a year, sales grew 4% in 2026 and unsold stock is falling. Yields are higher than in most metros. It suits buyers who want to live in the home or earn rent, more than those expecting quick price gains.
New Town or Salt Lake: which is better?
Salt Lake is an established township with a central location and averages about ₹13,400 per sq ft. New Town is newer and cheaper at about ₹9,000, with gated projects, IT parks and a higher rental yield (3.9% against 2.5%), but some parts are still developing.
What should I check before buying a flat in Kolkata?
Check WBRERA registration for new projects, a title search going back at least 30 years, the sanctioned building plan and completion certificate, whether the land is freehold or leasehold, the government market value, and that the property is mutated with paid-up municipal tax.
Related guides
How we compiled this guide
- Area prices are average asking prices for apartments from Square Yards' area pages, checked between June and October 2026. Asking prices are what sellers list, not final sale prices, and they move as listings change.
- City-wide trends, sales and supply come from research firms such as ANAROCK, Knight Frank, PropEquity, JLL and Crisil, as labelled under each chart. Each firm tracks different projects and periods, so we show their figures side by side rather than combining them.
- Calculated figures, such as floor area for a budget, EMIs (80% loan, 20 years, 8%), rent at a stated yield and buying costs, are our own arithmetic from those sources.
- Stamp duty and registration rates are taken from state rules as reported by the sources listed. Confirm the exact amount with the sub-registrar before you pay.
- Dates. This guide was published on 12 October 2026. We plan to review it in January 2027.
Sources and resources
- Square Yards: Kolkata property rates and area pages for New Town, Rajarhat, Salt Lake, Ballygunge, Alipore, Behala, Joka, Garia
- ANAROCK: Kolkata Residential Market Viewpoints, Q1 2026, Q1 2025, Pan India Q2 2026, prices and yields since 2019 (Business Today)
- Knight Frank: Kolkata sales, January to September 2026 (PropNewsTime), H1 2026 registrations (Millennium Post)
- JLL: Kolkata office market, Q1 2026
- Stamp duty: stamp duty in West Bengal (Realty Hunting)
- Infrastructure: Kolkata Metro (Wikipedia)
- Official portals: WBRERA, West Bengal registration (stamp duty and market value), Kolkata Municipal Corporation, New Town Kolkata Development Authority, Metro Railway Kolkata
This page is general information, and not financial, legal or tax advice. Figures are averages from the sources listed and will differ for individual properties.
