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Bengaluru is one of India’s biggest PG markets — a steady stream of young professionals and students move here every year, and many start in a PG. That demand is real, but so is the competition and, since 2024, the rulebook. This guide covers what tenants pay, the licence conditions every Bengaluru PG now has to meet, costs, and where demand concentrates.
What PG tenants pay in Bengaluru
From the rent that tenants in Bengaluru PGs on My PG Manager actually pay (October 2026):
| Room | Median rent per bed |
|---|---|
| All PGs (median) | ₹6,500 – ₹6,750 |
| Middle 50% of tenants | ₹5,500 – ₹10,000 |
| Double sharing | ₹10,500 |
| Triple sharing | ₹6,000 |
| Four or more sharing | ₹5,500 |
| AC room | ₹12,000 |
| Non-AC room | ₹6,500 |
Two things set Bengaluru apart. The spread is wide — a quarter of tenants pay ₹10,000 or more — and double sharing and AC carry a much bigger premium than in other cities. Location near tech parks drives most of that difference. The latest figures are on PG rent in Bangalore, and the PG Rent Index compares other cities.
Bengaluru’s PG licence conditions
After a murder at a Koramangala PG in July 2024, BBMP (now under the Greater Bengaluru Authority) set conditions for issuing or renewing a PG trade licence, reported in August 2024:
- Fire safety clearance before the trade licence.
- At least 70 sq ft of space per resident.
- CCTV covering entrances, exits and corridors, with footage kept for 90 days.
- A security guard on site 24×7.
- 135 litres of water per person per day, hygienic washrooms and emergency numbers displayed.
- Waste segregation and a first-aid kit.
- FSSAI licence if you run a mess kitchen.
BBMP issued closure notices to over 2,000 unlicensed PGs in 2024 and sealed some. In September 2026 the Karnataka High Court directed authorities to identify all PGs, verify occupancy and frame a consolidated safety protocol — so expect inspections and possibly stricter rules. PG properties are also taxed at commercial rates for property tax in Bengaluru.
What this means for your numbers: the 70 sq ft rule caps how many beds a room can legally hold, and a 24×7 guard plus CCTV add a fixed monthly cost. Build both into your plan before you decide the bed count.
Setting up: the Bengaluru checklist
- Measure every room and set the bed count at 70 sq ft per resident or more.
- Lease in writing with PG use allowed; check the building’s permitted use and the society’s rules.
- Fire safety first: extinguishers, exits, wiring — then apply for the trade licence.
- CCTV and guard in place before the first resident.
- FSSAI registration or licence if you serve food.
- Agreements for every resident, properly stamped (Karnataka duty for up to one year is capped — see our stamp duty guide).
- Resident verification: Bengaluru works mainly through the local police station — see our verification form and state guide.
Costs that are different in Bengaluru
- Lease rents near tech parks are high — the lease-to-rent ratio decides whether the PG works.
- Security: a 24×7 guard is now a fixed cost for every licensed PG.
- Commercial property tax and possibly commercial electricity tariffs.
- Deposits: Bengaluru landlords often ask for larger lease deposits than other cities — budget for it.
Plug your real quotes into the PG profit calculator and read is a PG business profitable? for how occupancy changes the answer.
Where demand is
Demand follows offices and colleges. The strongest PG markets are the corridors around Bengaluru’s big tech parks and business districts — Outer Ring Road (Bellandur, Marathahalli, Kadubeesanahalli), Whitefield, Electronic City, Manyata and Hebbal in the north, and Koramangala and HSR Layout — plus college clusters. Before choosing, check:
- Commute time to the nearest large employers, not just distance.
- How many PGs are already in the lane, and their prices.
- Whether your target residents want AC, single rooms or food — that decides your pricing tier.
Running it well
- Collect rent without chasing — automatic WhatsApp reminders and receipts.
- Keep inspection-ready records: licence, fire clearance, CCTV, residents’ IDs and agreements in one place.
- Fix complaints fast — in a competitive market, good reviews fill beds.
A PG management software app keeps rooms, residents, rent and records together so inspections and month-end are quick.
Frequently asked questions
Is a PG business profitable in Bangalore?
It can be, because demand and rents are high — but so are lease costs and, since 2024, compliance costs. The deciding numbers are occupancy and your lease rent compared with expected rent.
Do I need a licence to run a PG in Bangalore?
Yes, a trade licence from the city corporation, with conditions including fire clearance, 70 sq ft per resident, CCTV and a 24×7 guard. FSSAI is needed if you serve food.
How much is PG rent in Bangalore?
In our data the median is about ₹6,500–₹6,750 a month, with half of tenants paying between ₹5,500 and ₹10,000; double sharing is about ₹10,500 and AC rooms about ₹12,000.
How many beds can a room have in a Bangalore PG?
Enough to give each resident at least 70 sq ft under the trade-licence conditions — so a 210 sq ft room fits three beds at most.
Sources
- BBMP PG trade-licence conditions (Aug 2024) — Deccan Herald, The News Minute.
- BBMP action on unlicensed PGs — Deccan Herald.
- Karnataka High Court on Bengaluru PG safety (Sept 2026) — Bar & Bench.
- PG property tax at commercial rates — Deccan Herald.
Last reviewed: October 2026. General information, not legal advice — confirm current conditions with the city corporation.
We build My PG Manager, the app PG and hostel owners use for rooms, tenants, rent collection and WhatsApp reminders. Our guides come from running it with owners across India.
