Flats in Hennur are listed anywhere from about ₹3,600 to ₹15,300 per sq ft, depending on which stretch you mean, based on August 2026 listing ranges. That spread is the first thing to understand about Hennur real estate. It is not one market with one price. It is an older residential core near the Outer Ring Road, a main-road belt with modest rates and a newer premium corridor pushing north toward Bagalur. Each behaves differently, and the hotspot label only fits one of them.
North Bengaluru's share of city sales was 31% in Q2 2026, according to ANAROCK, and it slipped both quarter on quarter and year on year. So the case for Hennur cannot rest on hype about the north. It has to rest on specifics, and those specifics are below.
Hennur Is Several Markets, Not One
Anyone comparing Hennur Bangalore real estate quotes should sort them into bands first.
| Segment | Indicative price per sq ft | What sets it apart |
|---|---|---|
| Hennur Main Road stretches | About ₹3,600 to ₹6,300 | Lowest entry, older stock, wide quality gap between buildings |
| Broader Hennur Road corridor, asking average | About ₹10,600 (range ₹8,650 to ₹12,950) | The number most buyers see on listings |
| Registered transactions, flats | About ₹8,800 | What buyers actually paid, roughly a fifth below asking |
| New premium launches, Q1 2026 | About ₹10,500 to ₹12,000 | Township-scale projects priced above the corridor average |
The gap between asking and registered prices is the most useful number in that table. It tells you negotiation room exists on resale stock, and that a new launch priced well above ₹12,000 is asking for a premium the corridor has not yet proven.
Hennur Property Prices in 2026
Hennur property prices have moved fast. Flats along Hennur Road are up about 12.8% over one year, about 49% over three years and roughly 83% over five, based on listing data. For comparison, ANAROCK puts Bengaluru's citywide average at ₹9,450 per sq ft in Q2 2026 after a 90% rise since 2019, which works out to roughly 9% a year.
So Hennur has outrun the city over the last three years. Whether it keeps doing so depends on supply and connectivity, and both are covered below. For a live view of the project pricing, see the Assetz Hennur price list.
What Is Actually Driving Demand
Three things do most of the work.
Jobs within reach. Manyata Tech Park and the Karle Town Centre belt sit on the corridor's southern and eastern edges, and the Outer Ring Road connects Hennur to the wider IT belt. The hospital cluster on Hennur Road adds a second anchor for families.
The airport route. The Hennur to Bagalur road gives a direct link toward the airport, and the drive to Kempegowda International Airport runs about 50 minutes at peak. That matters for airline staff, business travellers and NRIs.
Green space and pricing. Hennur Lake is being restored as a biodiversity park, and analysts comparing corridors put Hennur Road prices roughly a fifth below Sarjapur Road and Whitefield equivalents. Buyers priced out of those areas have been spilling north.
Metro and Roads, Without the Marketing
Infrastructure is where Hennur's story gets tangled. Here is what is known and how firm it is.
| Item | Working date | What it changes for Hennur |
|---|---|---|
| Pink Line at Nagawara | December 2026 | Gives the area its 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 | Connects the corridor to the Outer Ring Road and the airport |
| Hennur to Bagalur road upgrade | About 5 km of white-topping reported in late 2025 | Smoother last-mile commutes toward the airport side |
| Suburban rail near Horamavu (K-RIDE Corridor 4) | No confirmed opening date | A future option, not a planning assumption |
Hennur Main Road itself has no metro station today. The nearest one is Nagawara, and residents need a vehicle to reach it. Read the Assetz Hennur connectivity guide for how the site sits against these routes.
Hennur Property Investment and Rental Yield
Yield is where Hennur needs the most careful reading. Estimates for the corridor run from about 2% to 4.5%, and the difference comes mostly from what gets measured. ANAROCK's citywide figure is 4.6% gross for Q2 2026.
Larger homes lean to the low end. On a ₹2.82 crore 3 BHK, a 2% gross yield needs about ₹47,000 a month in rent, and 3% needs about ₹70,500. The tenant pool at that size is senior professionals and relocating families, a thinner group than the one that fills 2 BHKs. Hennur property investment therefore works best as a capital growth play, with rent as a bonus during the hold.
Hennur Residential Projects and Luxury Apartments in Hennur
Hennur residential projects now range from compact low-rise communities to township-scale launches. In the luxury segment, Assetz Hennur Twin Lake City is the one built around scale and open land. Officially Assetz Codename Twin Lake City, it sits in Kalkere, off Hennur Road, Horamavu.
The plan 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, all with about 70% carpet efficiency. Two lakes frame the site, and the amenity plan includes a 70,000 sq ft clubhouse, a 2,900 sq ft sports club and a 35,000 sq ft retail plaza.
Indicative pricing starts at ₹2.82 crore, or about ₹13,500 per sq ft. That is roughly 26% above the corridor's asking average and about 50% above registered deals, so buyers are paying for size, open space and the lake setting. The project is at the EOI stage with RERA approval under process, and tentative possession is December 2030 onwards. The new luxury project overview covers configurations in detail.
Risks Worth Weighing
Traffic is the daily risk. Narrow stretches of Hennur Main Road near Geddalahalli jam badly at peak hours, and the Outer Ring Road junction adds to it.
Timing is the second. The Blue Line date has already moved more than once, and a buyer who books in 2026 for a 2030 handover is betting on infrastructure arriving inside the hold period.
The third is pricing. New launches at or above ₹13,000 per sq ft leave less room for error than resale stock at ₹8,800 registered.
What Is Still Unconfirmed
The official price sheet for Assetz Hennur is not out, so every figure above is indicative. RERA approval is under process, which means carpet area, payment plan and delivery date are not binding yet. Tower heights vary by phase, from G+21 to G+34.
On the corridor side, the Blue Line date is a working estimate and the suburban rail corridor has no opening date. Yield and price-growth figures come from listing and transaction data that differ by source, so treat the ranges as directional. Verify any project's registration on the Karnataka RERA portal before paying beyond an EOI amount.
Who Should Look at Hennur
End users. Hennur suits families who work around Manyata or Hebbal, want lake and green space, and can handle a road-based commute for the next few years. A large home in a low-density community fits those who plan to stay a decade.
Investors. The case is capital growth over seven years or more, with a 2% to 3% gross yield during the hold. Resale stock in the ₹8,800 registered range offers a lower entry than new launches, while a launch offers newer specifications and a later possession.
Short-term buyers. Hennur is not a quick-flip market. Launch premiums and long construction cycles work against a short exit.
Frequently Asked Questions
1. Why is Hennur emerging as a real estate hotspot in 2026?
Prices have risen about 49% in three years, the corridor sits close to Manyata Tech Park and the airport route, and metro lines are under construction nearby. Entry prices also remain below Sarjapur Road and Whitefield.
2. What are Hennur property prices in 2026?
Asking averages sit near ₹10,600 per sq ft on the broader corridor, and registered transactions average about ₹8,800. Hennur Main Road stretches can be far lower, and new premium launches run higher.
3. Is Hennur a good area for property investment?
It suits long-term investors comfortable with 2% to 3% gross yields on large homes and a hold of seven years or more. Capital growth is the main return.
4. Is there a metro in Hennur?
Not on Hennur Main Road. The Pink Line at Nagawara has a December 2026 working date, and Blue Line stations at Horamavu and HBR Layout are estimated for December 2027.
5. Are there luxury apartments in Hennur?
Yes. Assetz Hennur Twin Lake City offers 3 and 4 BHK homes of about 2,090 to 2,844 sq ft, with indicative pricing from ₹2.82 crore.
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 any booking payment.