Bengaluru's average rental yield rose to 4.6% by Q2 2026, up from 3.6% in 2019, according to ANAROCK. A large 3 BHK on Hennur Road will not automatically match that. Yields on premium homes of this size usually run lower, because the price is high relative to the rent a tenant will pay. Add a possession date of December 2030 or later, and the question gets sharper. Is 2026 the right time to book Assetz Hennur, or is it a home for people who plan to live in it?
The answer splits by buyer type, and the numbers below show where.
Where Assetz Hennur Stands Today
Assetz Hennur, officially Assetz Codename Twin Lake City, sits in Kalkere, off Hennur Road, Horamavu, in North-East Bengaluru. The plan covers about 21 acres with roughly 86% left as open space, six towers and 1,220 homes, all in 3 and 4 BHK formats. Two lakes frame the site, and the project highlights page lists the full spec sheet.
Homes come in three sizes. The 3 BHK is offered at about 2,090 sq ft and about 2,349 sq ft, and the 4 BHK at about 2,844 sq ft. RERA carpet areas range from 1,463 to 1,990 sq ft, and all layouts offer roughly 70% carpet efficiency. The amenity plan includes a 70,000 sq ft clubhouse, a 2,900 sq ft sports club, a 35,000 sq ft retail plaza and a pet park.
The project is at the EOI stage with RERA approval under process. Tentative possession is December 2030 onwards. Indicative pricing starts at ₹2.82 crore for the smaller 3 BHK, ₹3.17 crore for the larger 3 BHK and ₹3.80 crore for the 4 BHK. The official price sheet will follow closer to launch.
Assetz Hennur Price Against the Hennur Road Market
Divide the entry prices by the sizes and the project lands at roughly ₹13,400 to ₹13,500 per sq ft of super built-up area. On carpet area, the ₹2.82 crore unit works out to about ₹19,300 per sq ft.
| Benchmark | Price per sq ft | What it tells you |
|---|---|---|
| Assetz Hennur (indicative, 3 BHK) | About ₹13,500 | Premium pricing for a low-density, lake-facing township |
| Hennur Road, asking average for flats | About ₹10,600 | The project sits roughly 26% above what sellers ask |
| Hennur Road, registered transaction average | About ₹8,800 | Deals close below asking, so the gap to real transactions is closer to 50% |
| Bengaluru citywide average, Q2 2026 (ANAROCK) | ₹9,450 | The project is about 42% above the city mean |
A premium of that size is not automatically a problem. Bigger homes, 86% open space and a full amenity plan cost more to build and maintain. It does mean appreciation has to work harder just to justify the entry price. The Assetz Hennur price list has current figures for each size.
Assetz Hennur Rental Yield, Worked Out
A project that has not been built has no rent history, so this section shows the math instead of a promise. Gross yield is annual rent divided by price. On a ₹2.82 crore 3 BHK, this is what each yield level needs from a tenant.
| Gross yield | Monthly rent needed | What it tells you |
|---|---|---|
| 2.0% | About ₹47,000 | Easy to reach, but the return barely beats a fixed deposit once maintenance is paid |
| 3.0% | About ₹70,500 | A realistic target for a large home in a well-run gated community |
| 4.6% (Bengaluru average, ANAROCK) | About ₹1.08 lakh | Hard to hit at this price point without a corporate lease |
Tenants for a 2,000 sq ft-plus home are usually senior professionals and relocating families, a thinner pool than the one that fills 2 BHKs. Manyata Tech Park is about 20 minutes away, which helps. Plan around 2% to 3% gross and treat anything above that as upside.
Rent also starts after possession, not after booking. Book in 2026, receive keys in 2031, and you carry years of construction-linked payments with no income.
Assetz Hennur ROI and the Drivers Behind It
Capital growth is the stronger half of this story. ANAROCK's data shows Bengaluru's average price rising from ₹4,975 per sq ft in 2019 to ₹9,450 in Q2 2026, a 90% jump, or roughly 9% a year. Hennur Road flat prices have moved about 49% over the last three years, and forecasts for the corridor sit in a 7% to 11% annual range through 2028. That is a range, not a guarantee.
Here is what different growth rates do to a ₹2.82 crore entry price over five years, roughly booking to possession.
| Annual growth | Value after 5 years | Gain over ₹2.82 crore | What has to be true |
|---|---|---|---|
| 6% | About ₹3.77 crore | About ₹0.95 crore | Growth cools below the long-run city pace |
| 8% | About ₹4.14 crore | About ₹1.32 crore | Growth matches Bengaluru's long-run trend |
| 10% | About ₹4.54 crore | About ₹1.72 crore | The metro opens on time and Hennur keeps outperforming |
These figures ignore GST, registration, interest and maintenance, and they treat the indicative price as final. Your real return will be lower after those costs.
Three things could push growth toward the top of that range.
Metro. The Blue Line's Horamavu station is under construction, with December 2027 as the working estimate, still to be confirmed. The project also sits close to the K-RIDE Suburban Rail Corridor 4. The Assetz Hennur connectivity page covers the road and rail links around the site.
Employment access. Manyata Tech Park is about 20 minutes away, with the Outer Ring Road and Old Madras Road within easy reach. ANAROCK ties Bengaluru's rising yields to technology hiring and the growth of Global Capability Centres, the same demand that supports property investment in Hennur.
Airport access. The project is roughly 50 minutes by road from Kempegowda International Airport, which matters for frequent flyers and airline staff who rent in this belt.
Risks Worth Weighing Before You Book
Demand in the north is softer than in the east. ANAROCK's Q2 2026 data shows North Bengaluru holding a 31% share of city sales, but with a decline both quarter on quarter and year on year, while East Bengaluru took 44%. Available inventory across the city also rose 34% year on year, so buyers have choices.
Premium pricing is the second risk. If the corridor grows at 6% instead of 10%, the gap to nearby projects closes slowly.
The third is time. Possession from December 2030 means your money is tied up for four to five years, and delays are common in large township projects, even from strong developers.
What Is Still Unconfirmed at Assetz Hennur
A few details are open, and each one changes the math.
The official price sheet has not been released, so every figure above is indicative. RERA approval is under process, which means no registered carpet area, payment plan or delivery date is binding yet. Tower heights vary by phase, from G+21 up to G+34, and the phase in which your tower falls will affect views and density. The metro date is an estimate, and the K-RIDE corridor has no confirmed opening date. Ask for each of these in writing before paying anything beyond the EOI amount, and look for the registration number on the Karnataka RERA portal once it is issued.
Who Should Buy Assetz Hennur, and Who Should Wait
End users. This works if you want a large, low-density home by a lake, can wait until 2031, and plan to stay for the long run. Your return is space and lifestyle, so the yield numbers matter less. The 2,090 sq ft 3 BHK is the value entry point.
Investors. This works only if you can hold for seven years or more and accept a 2% to 3% gross yield during the wait. The case rests on the metro arriving and the corridor closing the gap with Whitefield and Sarjapur Road. If you need rent from day one, ready homes in established Hennur pockets serve that better.
Short-term flippers. This is not a fit. At a roughly 42% premium to the city average, a quick exit is unlikely.
Frequently Asked Questions
1. What is the price of Assetz Hennur?
Indicative pricing starts at ₹2.82 crore for the 2,090 sq ft 3 BHK, ₹3.17 crore for the 2,349 sq ft 3 BHK and ₹3.80 crore for the 2,844 sq ft 4 BHK. The official price sheet will be released closer to launch.
2. What rental yield can I expect from Assetz Hennur?
No rent history exists yet. Planning for 2% to 3% gross is sensible for a home of this size, against a Bengaluru average of 4.6% from ANAROCK. Rent starts after possession, targeted for December 2030 onwards.
3. Is Assetz Hennur a good investment in 2026?
It suits long-term holders who can wait until 2031 and beyond. The appreciation case is reasonable, but the entry price is a premium to the corridor, so patience matters more than timing.
4. Is Assetz Hennur RERA registered?
RERA approval is under process and the project is at the EOI stage. Check the Karnataka RERA portal for the registration number before making any booking payment.
5. Is there a metro near Assetz Hennur?
Not yet. The project is close to the upcoming Horamavu Metro Station on the Blue Line, which is under construction with December 2027 as a working estimate.
6. How far is Assetz Hennur from the airport?
It is roughly 50 minutes by road to Kempegowda International Airport, and about 20 minutes to Manyata Tech Park.