3 BHK vs 4 BHK: Which Unit Gives Better Rental Yield?

The indicative Sobha Hennur Road price starts at ₹2.70 crore for a 3 BHK and ₹3.70 crore for a 4 BHK. The table tests different rents against those base prices. It assumes 12 paid months and excludes purchase charges, furnishing, empty months and owner costs.

The 4 BHK collects more rent in every row. Yet it gives a lower yield at ₹80,000 because it costs more to buy. At ₹90,000, it moves ahead. The better investment therefore depends on the price paid and rent achieved, rather than the extra bedroom alone.

A Sobha Victoria Park 3 BHK listing asks ₹60,000 monthly rent, with ₹6,000 maintenance charged separately. A Purva Palm Beach 3 BHK listing asks ₹55,000, plus ₹7,000 maintenance. These are asking rents for existing homes in the wider Hennur market.

A separate Hennur 4 BHK listing quotes ₹82,500 a month, with its owner figures dated 28 September 2026. That sits close to the ₹82,223 matching point in our example. However, the homes differ in size, age and location. These listings help test a budget; they do not establish signed rents or future Sobha Hennur Road income.

A 3 BHK can win on rental yield when tenants pay much more for the third bedroom than they will for a fourth. A family may use two bedrooms and keep the third as a study or guest room. Paying for one more room must fit that tenant’s budget and needs.

For the owner, the lower entry cost helps only if rent holds up. A 3 BHK priced too high can still give a weak yield. Compare homes in the same society where possible. Match the floor, condition, parking and furniture before judging the rent gap.

A 4 BHK can win through a higher rent or a better purchase deal. Large families and tenants who need two work rooms may value the extra space. The layout must make that fourth room useful. A cramped extra bedroom does not earn the same premium as a well-planned room.

In our price example, ₹85,000 monthly rent produces about 2.76% gross yield on ₹3.70 crore. That beats the 3 BHK’s 2.67% at ₹60,000. But the margin is small. One extra empty month or higher owner costs can change the result.

Gross rental yield is annual rent divided by purchase cost, multiplied by 100. For a proper buying decision, use the full cost of ownership at entry. Include purchase charges and the work needed to make the flat ready to let.

For example, a 3 BHK costing ₹3 crore in total and earning ₹60,000 a month gives 2.40% gross yield. That is lower than the 2.67% based on ₹2.70 crore alone. Empty months, repairs, property tax and letting fees reduce the return further. Loan interest and income tax then affect the owner’s cash flow.

At an assumed ₹5 per sq. ft. monthly upkeep rate, an 1,800 sq. ft. home costs ₹9,000 a month. A 2,400 sq. ft. home costs ₹12,000. The gap is ₹36,000 a year. This is a cost example using an assumed billing area and rate.

Read the lease before deducting maintenance from rent. If the tenant pays it separately, it is not part of the owner’s rent income. If the owner receives an inclusive amount and pays the bill, subtract that expense. Avoid counting maintenance as income and then overlooking the cost.

Choose the 3 BHK when its lower total cost gives the stronger net yield at a realistic rent. Choose the 4 BHK when the extra rent more than covers the price premium and added owner costs. Use the same vacancy period and cost basis for both.

For Sobha Hennur Road, the starting-price comparison favours the 3 BHK at ₹60,000 versus ₹80,000 rent. The 4 BHK needs roughly ₹82,223 to match before costs. That threshold is more useful than assuming every larger flat earns a better return.