Flats along Hennur Road gained about 83% over five years to 2026, which works out to roughly 13% a year, based on listing data. Forecasts for the corridor through 2028 sit lower, at 7% to 11% a year. That gap is the whole argument for a careful look at Hennur property investment. A buyer who extrapolates the last five years is pricing in growth the next five may not repeat, and a buyer who dismisses the corridor ignores a real re-rating.
This guide sets out the price trend, the sources of return, the infrastructure timeline and the growth scenarios, so you can decide with numbers.
Hennur Property Price Trends
Hennur property price trends look strongest over longer windows and steadier over recent ones.
| Window | Price movement | What sets it apart |
|---|---|---|
| Last 1 year | About 12.8% | Recent pace is in line with the five-year average |
| Last 3 years | About 49% | Roughly 14% a year, driven by spillover from costlier corridors |
| Last 5 years | About 83% | Roughly 13% a year, covering the post-2020 re-rating |
| Bengaluru citywide, 2019 to Q2 2026 (ANAROCK) | 90% | About 9% a year, from ₹4,975 to ₹9,450 per sq ft |
| New premium launches, early 2020 to Q1 2026 | About ₹6,500 to 7,500 up to ₹10,500 to 12,000 | New-launch pricing has climbed faster than resale |
The windows differ, so read the table as direction, not a like-for-like race. The point stands that Hennur has outpaced the city average.
Price levels vary by stretch. Hennur Main Road segments sit around ₹3,600 to ₹6,300 per sq ft, the broader corridor's asking average is about ₹10,600, and registered flat transactions average about ₹8,800. Buyers pay roughly a fifth less than asking on resale, which is worth knowing before you compare against a new launch. The 3 BHK price page shows where the featured project sits against those bands.
Hennur Property Investment 2026, Where Returns Come From
Returns come from two places, and Hennur leans heavily on one of them.
Rent. Estimates of gross yield on the corridor run from about 2% to 4.5%, depending on the method. Bengaluru's average was 4.6% in Q2 2026 according to ANAROCK. Larger homes sit at the low end, because the rent a tenant will pay does not rise in step with the price of a 2,000 sq ft-plus apartment.
Appreciation. This carries most of the return. At 8% a year, a home's value grows by nearly 47% in five years, while a 3% rental yield adds about 15 percentage points over the same period before costs. Capital growth therefore does about three times the work of rent.
The practical reading is that Hennur suits investors who can hold and do not need monthly income.
Hennur Future Growth, What Is Coming and When
Hennur future growth depends on connectivity that is under construction now. Each item has a working date, and dates have slipped before.
| Item | Working date | What it changes for Hennur |
|---|---|---|
| Pink Line at Nagawara | December 2026 | First metro access, 3 to 5 km from most Hennur addresses |
| Blue Line Phase 2B, including Horamavu and HBR Layout stations | December 2027, still to be confirmed | Links the corridor to the Outer Ring Road and toward the airport |
| Hennur to Bagalur road upgrade | About 5 km of white-topping reported in late 2025 | Better last-mile access to the airport side |
| K-RIDE Suburban Rail Corridor 4 | No confirmed date | A future option, not a planning assumption |
| Assetz Hennur handover | December 2030 onwards | Marks when new supply and rental income begin at the project |
Hennur Main Road itself has no metro station, so the benefit arrives through Nagawara and the Outer Ring Road stations, not at the doorstep. The Hennur to airport distance page covers the road route, roughly 50 minutes at peak.
Hennur Investment Potential, Scenario Math
Numbers help more than adjectives here. This table applies three growth rates to a ₹2.82 crore entry price, the indicative starting price of a 2,090 sq ft 3 BHK at Assetz Hennur. It shows value at the December 2030 handover, about four years out, and after seven years.
| Annual growth | Value at 2030 handover | Value after 7 years | What has to be true |
|---|---|---|---|
| 6% | About ₹3.56 crore | About ₹4.24 crore | Growth cools below the city's long-run pace |
| 8% | About ₹3.84 crore | About ₹4.83 crore | Hennur grows in line with recent Bengaluru trends |
| 10% | About ₹4.13 crore | About ₹5.50 crore | Metro arrives on time and the corridor keeps its premium |
Gains over the entry price at 7 years range from about ₹1.4 crore to ₹2.7 crore. These figures ignore GST, registration, interest and maintenance, and they treat the indicative price as final, so real returns will be lower.
Hennur Residential Projects and Where Assetz Hennur Fits
Hennur residential projects now span small, low-rise communities to township-scale launches. For investors, size and price per sq ft matter more than brand.
Assetz Hennur, officially Assetz Codename Twin Lake City, sits in Kalkere, off Hennur Road, Horamavu. It covers about 21 acres with roughly 86% open space, six towers up to G+34 and 1,220 homes. Homes are 3 BHK at about 2,090 and 2,349 sq ft and 4 BHK at about 2,844 sq ft, with roughly 70% carpet efficiency. Two lakes frame the site, and the amenity plan includes a 70,000 sq ft clubhouse.
Indicative pricing works out to about ₹13,500 per sq ft. That is roughly 26% above the corridor's asking average and about 50% above registered resale deals. The project also sits near the upcoming Horamavu station, about 20 minutes from Manyata Tech Park. The project highlights page lists the full specification.
Risks Worth Weighing
Timing is the first risk. A handover in December 2030 or later means four or more years of construction-linked payments before rent begins, and metro dates have moved before.
The second is the launch premium. New pricing above ₹13,000 per sq ft leaves a thin margin if the corridor grows at 6% instead of 10%.
The third is the market itself. North Bengaluru held 31% of city sales in Q2 2026, according to ANAROCK, with declines both quarter on quarter and year on year. Inventory across the city also rose 34% year on year, so buyers have alternatives.
The fourth is daily traffic. Peak-hour jams on Hennur Main Road and the Outer Ring Road junction affect tenant appeal.
What Is Still Unconfirmed
The official price sheet for Assetz Hennur is not out, so every project figure above is indicative. RERA approval is under process, which means carpet area, payment plan and delivery date are not yet binding. Tower heights vary by phase.
On the corridor side, the Blue Line date is an estimate and the suburban rail corridor has no opening date. Price growth and yield numbers come from listing and transaction data that differ by source, so the ranges are directional. Check any project's registration on the Karnataka RERA portal before paying beyond an EOI amount.
Who Should Invest in Hennur
Long-term investors. A seven-year hold with a 2% to 3% gross yield is the realistic profile. The case rests on connectivity arriving and the corridor closing the gap with pricier areas.
Yield seekers. Hennur is not the best fit. If monthly income matters, compact or ready homes in established pockets do more for cash flow than a large pre-launch apartment.
Short-term buyers. This is not a flip market. Launch premiums and long build cycles work against a quick exit.
End users. A large, low-density home by a lake suits families who work around Manyata or Hebbal and plan to stay for a decade.
Frequently Asked Questions
1. Is Hennur a good place for property investment in 2026?
It suits investors who can hold for seven years or more. Prices have risen about 49% in three years, but forecasts point to slower growth of 7% to 11% a year, and rental yields on large homes are modest.
2. What are Hennur property price trends?
Flats rose about 12.8% in the last year, about 49% over three years and about 83% over five, based on listing data. Bengaluru's citywide average rose 90% from 2019 to Q2 2026, per ANAROCK.
3. What is the rental yield in Hennur?
Estimates run from about 2% to 4.5% gross depending on the method. Large 3 and 4 BHK homes sit toward the lower end.
4. What will drive Hennur future growth?
The Pink Line at Nagawara, the Blue Line stations at Horamavu and HBR Layout, the Hennur to Bagalur road upgrade and steady employment demand near Manyata Tech Park.
5. What are the main Hennur residential projects for investors?
Options range from small low-rise communities to township-scale launches. Assetz Hennur Twin Lake City offers 3 and 4 BHK homes from about ₹2.82 crore, with handover from December 2030.
6. Is Assetz Hennur RERA registered?
It is at the EOI stage with RERA approval under process. Check the Karnataka RERA portal for the registration number before making any booking payment.