About 96% of the homes Bengaluru launched in Q2 2026 were priced above ₹80 lakh, according to ANAROCK. That number changes the question. If you are comparing homes in Hennur Bengaluru, the affordable side of the choice is mostly resale and older stock, because new launches barely serve it. The real decision is between buying an older or smaller home now and committing to a large new apartment years ahead.
Each path suits a different buyer. This guide compares them on price, size, rent, growth and running cost, using 2026 data where it exists.
What Counts as Affordable and Luxury in Hennur
ANAROCK splits Bengaluru's market into bands. Affordable means below ₹40 lakh, lower mid is ₹40 to ₹80 lakh, upper mid is ₹80 lakh to ₹1.5 crore, high-end is ₹1.5 to ₹2.5 crore and luxury starts at ₹2.5 crore. Hennur property prices spread across most of those bands, depending on the stretch.
| Segment in Hennur | Indicative price per sq ft | Typical home | What sets it apart |
|---|---|---|---|
| Entry homes on Hennur Main Road stretches | About ₹3,600 to ₹6,300 | 2 BHK of about 1,100 sq ft at roughly ₹40 to 70 lakh | Lowest ticket, but quality varies widely between buildings |
| Mid-market on the wider corridor | About ₹8,650 to ₹12,950, asking average about ₹10,600 | 2 and 3 BHK at roughly ₹88 lakh to ₹1.5 crore | Newer stock and better amenities, priced near the corridor average |
| Luxury, new launches | About ₹13,500 and above | 3 and 4 BHK of 2,000 sq ft and up, from ₹2.82 crore | Large homes, open land and township amenities |
Registered flat transactions in Hennur average about ₹8,800 per sq ft, well below asking. That gap matters more at the entry end, where negotiation room is widest.
Affordable Homes in Hennur
Affordable homes in Hennur are mostly resale flats and older builder floors in the settled core near the Outer Ring Road and along Hennur Main Road. They cost less, sit closer to existing shops, schools and a hospital cluster, and can be ready to move into.
The trade-offs are real. Building quality and approvals differ from one block to the next, so check the sanction papers and occupancy certificate for any older building. Amenities are limited compared with a gated township. Traffic on Hennur Main Road near Geddalahalli is heavy at peak hours, and the nearest metro is at Nagawara, 3 to 5 km away.
On the money side, GST on under-construction homes is 5% for most buyers and 1% for homes that meet the affordable-housing limits. Eligibility depends on price and size caps, so confirm it with the developer before assuming the lower rate.
Luxury Homes in Hennur
Luxury homes in Hennur come almost entirely from new launches, and that is where scale shows up. 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. 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. The amenities guide has the full list, and the configuration page breaks down each size.
Indicative pricing starts at ₹2.82 crore for the 2,090 sq ft 3 BHK, about ₹13,500 per sq ft. That is roughly 26% above the corridor's asking average and about 50% above registered resale deals. Luxury apartments in Hennur of this kind sell size, open space and lake views, not a cheaper rate. Manyata Tech Park is about 20 minutes away, the airport about 50 minutes, and the upcoming Horamavu metro station is close to the site. The price list has the latest indicative figures.
Side by Side
| Factor | Affordable and entry homes | Luxury apartments | What that means |
|---|---|---|---|
| Entry price | Roughly ₹40 lakh to ₹1.5 crore | From about ₹2.82 crore | Luxury needs about four to seven times the capital |
| Size | About 1,000 to 1,500 sq ft | About 2,090 to 2,844 sq ft | Luxury buys a different kind of home, not just a better one |
| Possession | Often ready to move | December 2030 onwards for Assetz Hennur | Affordable means a home now, luxury means waiting |
| Tenant pool | Wide, from young professionals to families | Narrow, senior professionals and relocating families | Affordable homes fill faster and yield more |
| Running costs | Lower maintenance | Higher, amenity-heavy communities often quote several rupees per sq ft a month | Luxury costs more to hold each month |
| Growth driver | Corridor-wide price rise and location | Project scale, metro arrival and corridor re-rating | Luxury depends more on infrastructure arriving on time |
What the Numbers Look Like Over Seven Years
Growth in percentage terms is the same for both, so the difference lies in rupees, yield and cost of carry. This table assumes 8% annual growth, a 4% gross yield on the affordable home and a 2.5% yield on the luxury home. Both are illustrative, not forecasts.
| Purchase | Value after 7 years | Gain | Rent at assumed yield | What has to be true |
|---|---|---|---|---|
| ₹60 lakh entry home | About ₹1.03 crore | About ₹43 lakh | About ₹20,000 a month | A resale home in good condition rents quickly |
| ₹2.82 crore luxury 3 BHK | About ₹4.83 crore | About ₹2.01 crore | About ₹58,750 a month, from possession | The corridor keeps its growth and the metro arrives |
Bengaluru's average price rose 8% year on year in Q2 2026 according to ANAROCK, and ANAROCK's citywide gross yield stood at 4.6%. The luxury case rests on capital gain, and the affordable case rests on rent and speed. Figures ignore GST, registration, interest and maintenance.
Risks on Each Side
For affordable homes, the risk is condition and paperwork. Older buildings can carry approval gaps, and resale prices vary sharply by block.
For luxury, the risks are time and price. Handover in December 2030 or later means years of construction-linked payments before rent begins, and metro dates have slipped before. A launch at about ₹13,500 per sq ft also leaves a thin margin if corridor growth cools.
Both sides face a softer northern market. North Bengaluru's share of sales dipped both quarter on quarter and year on year in Q2 2026, per ANAROCK.
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, from G+21 to G+34.
For the affordable segment, price bands come from listing and transaction data that differ by source and by stretch. Maintenance figures for Assetz Hennur are not published. Confirm the Blue Line date for Horamavu, currently a December 2027 working estimate, and verify any project's registration on the Karnataka RERA portal before paying beyond an EOI amount.
Which Should You Choose
First-time end users on a budget. An affordable or mid-market home, ideally ready to move, gets you in now. Check approvals, budget for a survey, and negotiate against registered prices.
Families wanting space and a long stay. Luxury suits those who want a large home, low density and a lake setting, can wait until 2031 and can carry the monthly cost. The 2,090 sq ft 3 BHK is the entry point.
Rental-focused investors. The affordable side wins on yield and tenant demand.
Capital-growth investors. Luxury fits a hold of seven years or more, with rent as a bonus after handover.
Short-term buyers. Neither is a quick-flip play, and launch premiums make luxury the harder exit.
Frequently Asked Questions
1. Are there affordable homes in Hennur?
Yes, mostly resale flats and older builder floors along Hennur Main Road and the settled core, roughly ₹40 lakh to ₹1.5 crore. New launches in Bengaluru are 96% above ₹80 lakh, so fresh affordable supply is scarce.
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 are much lower, and new luxury launches run higher.
3. 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.
4. Which is better for investment, affordable or luxury homes in Hennur?
Affordable homes tend to yield more and rent faster. Luxury homes depend on capital growth and suit holds of seven years or more.
5. What Hennur residential projects suit end users who want to move soon?
Ready resale homes in the established core. New luxury projects hand over from December 2030 onwards.
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.