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Bengaluru, the dream destination for countless students and young professionals, relies heavily on its sprawling network of paying guest accommodations. These PGs, ranging from budget-friendly dorms to slightly more comfortable shared spaces, house the city's vibrant workforce and academic community. However, the living conditions within these often cramped spaces came under intense scrutiny following the tragic murder of a young woman in a Koramangala PG in July 2024.
In response, the Bruhat Bengaluru Mahanagara Palike (BBMP) laid down a stringent set of guidelines, aiming to bring order and security to this largely unregulated sector. The directives were clear: mandatory CCTV installation at all entry points with a 90-day backup, a minimum of 70 square feet of personal space per resident, hygienic bathrooms and toilets, a guaranteed 135 litres of safe drinking water per person per day, FSSAI licences for PGs with kitchens, and fire safety clearances.
But nearly a year later, did these rules translate into a tangible difference for the lakhs residing in Bengaluru's PGs?
TNM took to the localities in the four key zones that house a significant chunk of the city's PG population for women: north, south, east, and southeast. Our teams visited a mix of establishments and found that residents were living in expensive, cramped spaces while many others seemed to be operating under the radar.
Security still a major concern
It was in July 2024 that a man entered a PG in Koramangala and killed a woman in cold blood in the corridor outside her room. The entire incident was captured on CCTV. The ease with which the man entered the PG accommodation, calmly walked up to the women’s room, and, when she stepped outside her room, fatally attacked her, brought to light the lack of security and often substandard conditions under which they live.
The BBMP guidelines were meant to ensure the safety of women and better living conditions. But no such thing has happened.
Security was either non-existent or loosely implemented in many PGs that TNM visited. While some PGs said they had working CCTVs with claimed 90-day backup, TNM could not independently verify this claim for every PG.
At a Hebbal PG, TNM reporters were able to enter the building, the rooms and all the way to the roof, where the family that maintained the premises lived, without being questioned or stopped, even in the evening. Similarly, in HSR Layout, a residential building was converted into a PG that had no nameboard, and TNM could again enter without being questioned.
While BBMP mandated that all buildings must have CCTVs covering the entrance to the PG, two places in the Whitefield area did not have CCTV cameras installed outside at all. Very few buildings had security guards.
BBMP says that PGs must have at least one security guard with verified credentials and must be present round the clock. However, many buildings were overseen by the families that manage the establishment, while others had biometric entry systems. A PG in Koramangala offered better security but only at higher rents, charging Rs 15,000 for two sharing rooms.
A common theme across PGs in Bengaluru was cramped spaces. Often rented out on a two or three-person sharing basis, these rooms have barely any space to move. This is one of the violations of the BBMP guidelines, which mandate at least 70 sq ft per person.
In RT Nagar, a PG offered rooms for three and four people at just Rs 6,500 with meals, but the space was so restricted that there was hardly any walking room. Similar rooms in Jayanagar and BTM Layout cost Rs 7,000 to Rs 8,000 per person. In Halasuru, the rooms were slightly bigger, but the owners had simply placed more beds.
Even in more premium PGs in Koramangala and Electronic City, the spatial norms remained unmet despite higher rents. “Although the facilities are good, the rent I am paying is not worth it. They are saying they will increase the rent to 20,000 soon, but why would I pay so much rent for a PG when I can get an apartment for rent with that kind of money?” questioned Arpita, who pays Rs 16,000 without food at a PG in Koramangala.
Cleanliness was another major concern. Residents of PGs in north and south Bengaluru spoke of inadequate cleaning and unhygienic surroundings. A PG in Jayanagar had garbage bags piled outside, dirty utensils lying in the sink, and a persistent foul odour inside. Meanwhile, another PG in Halasuru appeared clean, but the overall infrastructure was old and poorly ventilated. While some PGs in Koramangala maintained better hygiene with regular cleaning and proper facilities, these were more the exception than the rule.
Unauthorised PG buildings
Licensing and compliance with BBMP or FSSAI regulations were spotty at best. Out of 38 PGs that TNM visited, it could only verify the licences of 17 PGs. Owners of the other PGs were hesitant to show proof of documentation but claimed compliance. In Jayanagar, TNM could not find any displayed BBMP or FSSAI licences, and the manager or owner was not present to verify details. In areas like Indiranagar and parts of south Bengaluru, several PGs also ran without any signage, making it difficult to distinguish them from residential buildings.
“Commercial activity is not permitted in areas with a road width under 40 feet. This disqualifies several zones, including residential. Yet, PGs are sprouting up in areas even 15-foot-wide roads. Why? Because there’s no rule of law in Bengaluru. BBMP lacks both the will and the authority to enforce regulations. It’s lawless—like a banana republic,” Sandeep Anirudhan, founder and convenor of Citizens’ Agenda for Bengaluru, said.
TNM found many PGs flouting regulations with impunity. Commercial activity is prohibited in areas with roads less than 40 feet, yet areas like the AECS Layout had multiple clusters of PGs. Moreover, the buildings were constructed right next to each other, posing a serious safety hazard.
“We’ve filed countless complaints. Nothing happens. A big part of the problem is the builder mafia. They know that in Bengaluru, corruption trumps regulation. They buy properties at inflated rates, at nearly double market value, and then violate every norm to recover their money. They leave zero setbacks, build eight floors where only two are allowed, and ignore all zoning rules,” Sandeep added.
Deposits were another contentious issue. In several PGs, deposits were minimal—sometimes just one month’s rent—but residents across Bengaluru reported difficulty in retrieving the amount upon vacating. “I lived with two of my colleagues in a three-sharing room in Marathahalli. The room was old and cramped, and since we were new to the city, we picked a PG that was close to our office without exploring many options. However, when we wanted to move out, we had to negotiate with the owner for weeks to get our deposit back. We had collectively paid Rs 31,500 as deposit. We ended up getting only Rs 15,000 after three months, having only lived in the PG for six months,” said Pooja, a sales executive.
Food quality was a frequent complaint, particularly in East Bengaluru’s IT corridors like AECS Layout and Whitefield. Despite paying upwards of Rs 15,000, many residents found the food substandard. “Every PG here is the same. They offer below-average food, which we cannot eat daily. We have to mostly resort to ordering in or eating out, and we end up shelling out a lot of money,” said Sneha, a student living at a PG in AECS layout.
Rising costs and falling occupancy
PG owners TNM spoke to said that the recent hikes in rent were only due to the rise in utility expenses and not for their profit. PG accommodation owners in Bengaluru are facing a barrage of challenges, threatening the viability of their businesses, they said.
According to Arun Kumar, President of the PG Owners Association, the work-from-home trend has triggered a significant drop in occupancy, compounded by a sharp increase in utility costs and bureaucratic hurdles. "Electricity, water, and even ration costs have increased. Last year, the electricity bill for a PG with around 150 occupants was between Rs 25,000 and Rs 35,000. Now, it has increased by Rs 8,000 to Rs 10,000," Arun said.
Adding to the operational challenges, some areas in Bengaluru are facing severe water shortages. "In parts of East Bengaluru, we are buying water at Rs 2,000 to Rs 2,500 for 6,000 litres, and we need one to two tankers daily. We have informed BBMP officials about this as well," Arun added.
Despite the rising operational costs, PG owners feel constrained from increasing rental prices due to the current market dynamics. "The business is already down. If we raise rates, tenants will simply move to competitors. Many new PGs are also offering attractive introductory pricing," Arun said.
"Though costs for building rent, food, Wi-Fi, and washing machines have gone up, tenants still look for budget-friendly options. But providing low-budget PGs is becoming increasingly unviable," he further said. The surge in real estate prices, especially near metro stations where land rates range from Rs 20,000 to Rs 25,000 per sq ft, has also contributed to higher building rents. While rents are lower in interior areas, these locations often lack connectivity and amenities.
Arun said that PG occupancy has plummeted by 30 to 35% over the past year due to the prevalence of remote work. This shift has also led to a change in tenant behaviour, with many opting for short, daily stays instead of full-month rentals. "Many tenants now come only once or twice a week, choosing daily boarding. This means we are not getting paid for the full month, severely affecting our earnings," Arun explained.
In a bid to address these escalating charges, approximately 250 members of the association met with the BWSSB chairman on May 16 and submitted a representation to the Deputy Chief Minister and Chief Minister. "We were assured that this issue will be discussed in the upcoming board meeting on June 1 or June 2. The chairman has indicated he will consider reducing the charges," Arun said optimistically.
BBMP’s guidelines exist only on paper
“The first issue is enforcement. What’s the point of issuing guidelines if the authorities can’t enforce them? Anyone can create 100 rules, but if there’s no power to ensure compliance, no authority to penalise violators or demolish illegal buildings, then it’s meaningless,” said Sandeep.
“We need transparent governance. BBMP elections haven’t been held in five years. MLAs thrive in this chaos and protect illegal constructions in return for money. BBMP, meanwhile, deliberately frames rules with loopholes; even if a demolition order is issued, the violators run to court and misuse the system,” said Sandeep.