Property in North Bengaluru, Bengaluru
Bengaluru's airport side, from Hebbal and Yelahanka out to Devanahalli, with big tech parks and the airport metro on the way.
What is North Bengaluru like to live in?
In one lineNorth Bengaluru is the side of the city that runs from Hebbal up NH-44 to the airport, and it is where most of Bengaluru's new homes are being launched today.
Where it is. It covers the belt north of Hebbal: Yelahanka, Thanisandra, Hennur, Jakkur, Bagalur and Devanahalli, along NH-44 (Bellary Road) towards Kempegowda International Airport.
North Bengaluru key factsUpdated November 2026
- Location
- North of Hebbal, along NH-44 to the airport
- Main localities
- Hebbal, Yelahanka, Thanisandra, Hennur, Devanahalli, Bagalur
- Main roads
- NH-44 (Bellary Road), Outer Ring Road, Hennur Road, Satellite Town Ring Road
- Metro
- Airport line due 2027; Pink Line to Nagawara due 2027
- To MG Road
- About 8 km (Hebbal) to 40 km (Devanahalli)
- Projects listed
- 64 on BookNewProperty
- New homes from
- ₹45 lakh
What changed in North Bengaluru
Prices and stages checked daily · last check- New listing added: Sobha Hennur Road, from ₹1.32 Cr.
- New listing added: Assetz Mizu and Ki Hennur Road, from ₹4.25 Cr.
- DivyaSree Quiet Side Yelahanka starting price now listed at ₹2.66 Cr.
- DivyaSree Quiet Side Yelahanka is now new launch.
- New listing added: Godrej MSR City Phase 2 Shettigere, from ₹1.59 Cr.
- New listing added: Disha Hennur Bagalur Road.
Why people buy here
- Airport access. Most of the belt is 20 to 45 minutes from the airport by car.
- Big employers. Manyata Tech Park, Kirloskar Business Park, the KIADB Aerospace Park and new offices near the airport.
- Many new launches. Prestige, Godrej, Sobha, Brigade and other large developers are all building here.
Know before you buy
- No metro in most of it yet. The airport line is due in 2027.
- Far from the south and east. Commuting to Whitefield, Sarjapur Road or Electronic City is long.
- Outer areas are still developing. Near Devanahalli, shops, schools and hospitals are a drive away.
Our verdict on North Bengaluru
North Bengaluru suits buyers who work in the north or fly often, and investors who can wait for the airport metro and new offices to fill the area in. Inner pockets like Hebbal and Thanisandra are already lived-in; outer ones like Devanahalli are cheaper but still building their daily-life basics.
Suits you if
- You work at Manyata, Hebbal or the airport side
- You want a new home from a large developer at a lower price than the east or south
- You can wait 3 to 5 years for infrastructure to catch up
Look elsewhere if
- You commute daily to Whitefield, Sarjapur Road or Electronic City
- You need a metro station near home today
North Bengaluru by the numbers
Our own analysis of prices, supply and returns in North Bengaluru, built from registration data and the 64 projects we track here. Hover or tap any chart for exact values.
34,064 new homes are due by 2032. Heavy supply can slow resale price growth, so pick projects with strong builders and good locations.
Returns calculator
See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.
Rent uses this area's rental yield of 3% a year. Future value applies the past 10-year average growth and is an illustration, not a forecast.
How we calculate. Price history is worked back from the current average and published growth rates. Live charts use price lists, sizes, possession dates and unit counts for the projects on BookNewProperty, refreshed whenever a project is updated.
How fast new launches are selling in North Bengaluru
8 projects here launched between January 2024 and June 2026. 4,875 of 8,652 homes are booked (56.3%), against 63% for North Bengaluru as a whole.
Source: Launch and booking data compiled by Prospen Estates from RERA filings, covering Bengaluru apartment launches from January 2024 to June 2026, shared in October 2026. We checked that every figure we use adds up and left out rows that did not.
Flats, villas, plots and projects for sale in North Bengaluru
64 projects in North Bengaluru, from new launch and pre-launch to under construction and ready to move. Filter by stage, home type and budget.
64 matching projects
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
North Bengaluru FAQs: what buyers ask
How many projects are for sale in North Bengaluru?
64 projects are listed in North Bengaluru right now.
- New launches: 19
- Pre-launch: 10
- Under construction: 27
- Ready to move: 3
- Sold out: 5
- Recent launches: Sobha Hennur, Assetz Mizu and Ki, Assetz Palmscape, Embassy South Reserve
- Ready to move: Prestige Tech Vista, Prestige Finsbury Park - Hyde, Prestige Fairfield
What is the starting price of property in North Bengaluru?
New homes in North Bengaluru start from ₹45 lakh.
- This is the lowest starting price among projects open for sale. Floor, view and size change the final price.
Are there ready to move flats in North Bengaluru?
Yes, 3 projects are ready to move.
- Prestige Tech Vista, Prestige Finsbury Park - Hyde, Prestige Fairfield
- Ready homes carry no GST, and you can move in or rent out straight away.
Are there villas or plots for sale in North Bengaluru?
Yes.
- Villa and row house projects: 8
- Plotted projects: 14
- Apartment projects: 43
- Use the Home type filter above to see only villas or plots.
Which areas are part of North Bengaluru?
The main residential areas are Hebbal, Yelahanka, Thanisandra, Hennur Road, Jakkur, Bagalur and Devanahalli.
Is North Bengaluru a good place to buy in 2026?
For the long term, yes. New offices, the airport metro and a large supply of branded projects support demand. The trade-off is distance from the city's southern and eastern job hubs, and outer areas that are still developing.
When will the airport metro open?
Blue Line Phase 2A (Central Silk Board to KR Puram along the Outer Ring Road) is targeted for late 2026, and Phase 2B (KR Puram to the airport) for 2027.
Property terms, explained simply
- BHK
- Bedroom, Hall, Kitchen. A 2 BHK has two bedrooms, a living room and a kitchen.
- Carpet area
- The usable floor area inside your walls. Builders must state it under RERA.
- Saleable area
- Carpet area plus a share of walls, balconies, lobbies and lifts. Prices are usually quoted on this.
- Price per Sq.Ft.
- The home price divided by its saleable area. Use it to compare projects fairly.
- RERA
- The state property regulator. A registered project must publish its plans, approvals and handover date.
- Pre-launch or EOI
- Booking your interest before RERA registration, usually with a refundable amount, to get early prices.
- Occupancy certificate (OC)
- The approval that a finished building is safe to live in. Ask for it before buying a ready home.
- Rental yield
- Yearly rent as a share of the home price. ₹30,000 a month on a ₹1 Cr flat is a 3.6% yield.
- EMI
- Your fixed monthly home loan payment, covering interest and part of the loan.
- Stamp duty
- A state tax you pay when you register the home in your name.
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