Hennur Road, Bengaluru
North Bengaluru's lakeside residential corridor — direct airport road, Pink and Blue Line metro interchange at Nagawara targeting December 2026, Manyata Tech Park 7 km, strong 10-year appreciation track record
About Hennur Road
Why this micro-market matters in Bengaluru's real-estate landscape.
Hennur Road is one of North Bengaluru's defining residential arterials — running northward from the Outer Ring Road (ORR) toward Devanahalli, passing through Hennur Cross, HBR Layout, Kalyan Nagar, Hennur Gardens, Chikkagubbi, Byrathi, and Kothanur. It falls under PIN 560043. The corridor has a distinctive ecological character: Kanaka Sarovara Lake, Jayamahal Park, and Kalyan Nagar BDA Park give it a lakeside, tree-lined identity uncommon in North Bengaluru dense residential corridors. DivyaSree Avance Tech Park sits directly on Hennur Road itself, and Manyata Embassy Business Park is accessible 6-7 km away at Nagawara.
The defining metro catalysts targeting December 2026 require honest framing. The Pink Line (Kalena Agrahara to Nagawara, 21.3 km, 18 stations) completed tunneling in October 2024 and targets December 2026. Nagawara station will be the Pink and Blue Line interchange, just 0.5 km from Manyata Tech Park. The Blue Line Phase 2B also targets December 2026 and crosses Hennur Road at the ORR junction. The honest caveat: both stations are approximately 6-7 km from inner Hennur Road sub-pockets. The strongest metro uplift will be in properties within 2-3 km of the ORR-Hennur junction, not throughout the full corridor. Residents in Byrathi, Kothanur and Chikkagubbi will still need a feeder mode. Direct airport road via Hennur-Bagalur spine is 30 km — a genuine connectivity strength that the metro doesn't replace.
Headline pricing for branded apartments is around ₹10,500 per sqft. Premium projects Ashed Regency La Majada (₹13,250), Orchid Greens (₹12,050) and Purva Palm Beach (₹11,550) anchor the upper band. Mid-segment stock anchors the lower band at ₹8,500-9,500 per sqft. The corridor's top appreciator is Mantri Webcity at +20.2% YoY, and the top transactor is Purva Palm Beach with 20 transactions in the last year. The corridor's 10-year flat appreciation of +112% is one of the strongest long-run track records in North Bengaluru.
How Hennur Road connects
Metro, road, rail and air — at a glance.
Pink Line target December 2026 — Nagawara station is the Pink + Blue Line interchange (0.5 km from Manyata Tech Park); Blue Line Phase 2B also targets December 2026 crossing Hennur Road at the ORR junction.
Direct access via Outer Ring Road (ORR) and Hennur-Bagalur spine — a direct road to Kempegowda International Airport approximately 30 km away.
Banaswadi Railway Station (~6-8 km) is the closest suburban rail; Bengaluru East (Baiyyappanahalli) is ~8 km; K-RIDE suburban rail corridor includes Hennur on the proposed station map.
~30 km to Kempegowda International Airport via Hennur-Bagalur spine — one of the most direct North Bengaluru residential road routes to the airport.
BMTC via Hennur Cross, Satellite Bus Stand, and RT Nagar Bus Depot connects to Shivaji Nagar, Majestic, Kempegowda International Airport, and all North Bengaluru destinations.
Real estate pulse
Property type pricing, recent trends, and what's driving them.
| Property Type | Price Range | Trend |
|---|---|---|
| 1 BHK Apartment | ₹35 L – ₹88 L | ↑ Up |
| 2 BHK Apartment | ₹88 L – ₹1.48 Cr | ↑ Up |
| 3 BHK Apartment | ₹1.20 – ₹2.50 Cr | ↑ Up |
| 3-4 BHK Premium (Total Env / Purva) | ₹2.80 – ₹6.92 Cr | ↑ Up |
| Villa / Independent | ₹3.50 – ₹6.45 Cr | ↑ Up |
| Plots / Land | ₹3,100 – ₹13,000/sqft | ↑ Up |
The headline average for branded apartment inventory on Hennur Road is around ₹10,500 per sqft in 2026. Ashed Regency La Majada (₹13,250/sqft), Orchid Greens (₹12,050) and Purva Palm Beach (₹11,550) anchor the premium upper band; mid-segment stock anchors the lower band at ₹8,500-9,500 per sqft.
Flat appreciation has been consistently strong: +12.8% YoY, +82.8% over 5 years, and +112.0% over 10 years — one of the strongest long-run track records in North Bengaluru. The top single-project appreciator is Mantri Webcity at +20.2% YoY, followed by Total Environment In That Quiet Earth (+11.2% YoY) and Purva Palm Beach (+10.0% YoY). By configuration: 2 BHK ₹88 lakh-1.48 Cr; 3 BHK ₹1.20-2.50 Cr; premium 3-4 BHK ₹2.80-6.92 Cr; villas ₹3.50-6.45 Cr. Plots span ₹3,100-13,000 per sqft across the corridor's wide depth.
Rental yields are around 2% blended, with monthly rentals ranging ₹16,900-49,800. The tenant mix is structurally diverse and premium-heavy: 150+ active premium rentals (>₹29K/month) are active at any time. Top transactor — Purva Palm Beach with 20 transactions in the last year — sets the corridor's most liquid resale benchmark. Tenant demand comes from Manyata Tech Park professionals, DivyaSree Avance Tech Park employees (on corridor), Bhartiya City IT Park staff, and CMR University faculty.
Should you invest here?
Our editorial take — with the watch-outs you should know about.
Hennur Road in 2026 is North Bengaluru's established lakeside residential corridor — 10-year flat appreciation of +112%, direct airport road via Hennur-Bagalur spine (~30 km), Pink and Blue Line metro interchange at Nagawara targeting December 2026 (6-7 km from inner pockets), and multi-Tier-1 branded inventory from Mantri Webcity (+20.2% YoY), Total Environment In That Quiet Earth, Purva Palm Beach, Kolte Patil Lakeside 24, DNR Parklink, Bricks and Milestones Solcrest, and NCC Urban Retreat villas. Headline pricing around ₹10,500 per sqft. The honest caveats: monsoon waterlogging documented, metro is 6-7 km from inner corridor pockets, Manyata Tech Park commute is road-dependent, ~2% rental yield, limited walkable premium retail. For Manyata-proximate professionals, NRI investors, and families seeking lakeside North Bengaluru character with the strongest 10-year track record in the North cluster, credible.
Is Hennur Road right for you?
A quick fit-check based on what buyers in this micro-market typically want — and don't get.
- Manyata Tech Park professionals wanting lakeside North Bengaluru character 6-7 km from work
- Families needing VIBGYOR, Bangalore International School, CMR University within 5 km
- NRI investors building North Bengaluru portfolios with the corridor's strongest 10-year track record
- Airport-adjacent buyers — Hennur-Bagalur spine gives direct 30 km road to KIA
- Premium lakeside inventory seekers — Total Environment In That Quiet Earth, Purva Palm Beach active
- Buyers valuing green lifestyle — Kanaka Sarovara Lake, Jayamahal Park, Kalyan Nagar BDA Park within 3 km
- Buyers expecting metro within walking distance — Nagawara station is 6-7 km from inner pockets
- Buyers sensitive to monsoon waterlogging — heavy rain flooding is a documented Hennur Road reality
- Yield-focused investors seeking 5%+ returns — Hennur Road delivers around 2% blended yield
- Daily commuters to South Bengaluru IT belt — Electronic City 22 km, ORR south tech belt 15 km
- Buyers wanting walkable premium retail — corridor depends on Elements Mall and Esteem Mall 5-8 km
- Mid-income buyers under ₹75 lakh — branded 2 BHK entry pricing has firmed past threshold
Infrastructure & amenities
Schools, hospitals, shopping and work hubs — verified and named.
- VIBGYOR High, Hennur Road — premier CBSE and ICSE corridor school
- Bangalore International School, Geddalahalli — premier IB World School within the corridor
- Heritage International School, Hennur Road — established international curriculum corridor school
- Patel Public School, Hennur Road — established CBSE corridor school
- Ryan International School, Nagawara — established CBSE and ICSE institution (5 km)
- New Baldwin International School, Kalyan Nagar — established corridor school
- Canadian International School, Yelahanka — premier IB World School (10 km)
- KC Raju Multi Speciality Hospital, Hennur Road — established multi-specialty corridor hospital
- Cratis Hospital, HBR Layout — established multi-specialty corridor hospital
- Dianova Diabetes Center and Hospital, Hennur Road — established specialty care within corridor
- Sundar Hospital, Hennur Road — established corridor hospital
- Columbia Asia Hospital, Hebbal — premier tertiary multi-specialty (8 km)
- Aster CMI Hospital, Hebbal — premier tertiary multi-specialty (8 km)
- Manipal Hospital, Yelahanka — premier multi-specialty (10 km)
- Sparsh Hospital, Hennur — established multi-specialty
- Kanaka Sarovara Lake, Hennur Gardens — distinctive corridor lake and ecological anchor with parkland
- Jayamahal Park — established residential green anchor on Hennur Road
- Kalyan Nagar BDA Park — corridor neighbourhood park and lifestyle anchor
- Hennur Road high-street commercial — Nike, Bata, Nilgiris, Reliance Fresh, banks, pharmacies along main arterial
- Elements Mall, Thanisandra — premier corridor retail destination (5 km)
- Esteem Mall, Hebbal — established retail and entertainment destination (8 km)
- Phoenix Mall of Asia, Byatarayanapura — premier 1.8M sqft retail destination (12 km)
- MSR Elements Mall, Nagawara — established corridor retail hub (5-6 km)
- Manyata Embassy Business Park, Nagawara — Bengaluru's largest IT park (IBM, Cognizant, Nvidia, Microsoft, 150+ companies); 6-7 km via Nagawara, future metro station 0.5 km from Nagawara station
- DivyaSree Avance Tech Park, Hennur Road — Grade-A tech park directly on the corridor
- Bhartiya City IT Park, Thanisandra Road — established Grade-A IT campus (3 km)
- Kirloskar Business Park, Bellary Road — established corporate campus (10 km via Hebbal)
- Outer Ring Road tech belt (ORR) — Embassy Tech Village, Bagmane Tech Park, RMZ Ecospace (6 km at ORR junction)
- KIADB Aerospace SEZ, Devanahalli — aerospace and defence cluster (25 km via Hennur-Bagalur spine)
Future developments shaping Hennur Road
Pipeline infrastructure that will move prices and improve liveability.
1 projects in Hennur Road
New launches, pre-launch deals and ready-to-move properties — all verified, zero brokerage.
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Common questions about Hennur Road
Honest answers to what buyers actually ask before committing.
Ready to explore Hennur Road?
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