Area guide · Flats for sale · Nov 2026

Property in Hebbal, Bengaluru

A premium address in North Bengaluru, close to Manyata Tech Park and the airport road, with a big metro interchange on the way.

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₹10,257Avg price per Sq.Ft.
↑ 12.4% in a yearAbout 15% in 2 years
3Live projects listed
10.8 kmTo city centre
Overview

What is Hebbal like to live in?

In one lineHebbal is an upmarket lakeside area in North Bengaluru, popular with senior professionals who work at Manyata Tech Park or travel often to the airport.

Where it is. It sits where Bellary Road (NH-44) meets the Outer Ring Road, about 10.8 km north of the city centre, next to Hebbal Lake.

Hebbal key factsUpdated October 2026

Location
North Bengaluru
Average price
₹10,257 per Sq.Ft.
Price growth
About 12% in a year
Luxury homes
₹13,000 to ₹18,000 per Sq.Ft.
2 BHK budget
₹1.49 Cr to ₹2.33 Cr
3 BHK budget
₹2.09 Cr to ₹4.32 Cr
Rental yield
3% to 3.8% a year
2 BHK rent
₹35,000 to ₹55,000 a month
Nearest metro
Hebbala, under construction
Airport
About 30 minutes
To city centre
10.8 km
Population
1.32 lakh
Projects listed
3 on BookNewProperty
New homes from
₹3.95 Cr

Sources: Developer price lists, market data and BookNewProperty listings, October 2026.

What changed in Hebbal

Prices and stages checked daily · last check

No price or stage changes in the last few weeks. We will list any change here the day we spot it.

Why people buy here

  • Close to work. Manyata Tech Park, home to IBM, Cognizant and Accenture, is right next door.
  • Fast airport access. Kempegowda International Airport is about 30 minutes away on NH-44.
  • Top hospitals nearby, including Aster CMI and Manipal Hospital Hebbal.
  • Good schools such as Vidyashilpa Academy, DPS Bangalore North and Trio World Academy.
  • Steady demand. Rental occupancy runs above 90%, driven by tech park workers.
  • Big malls close by, including Phoenix Mall of Asia and Esteem Mall.

Know before you buy

  • Heavy traffic. The Hebbal flyover is one of the city's worst bottlenecks at peak hours.
  • Prices are high. Homes cost much more than in nearby Thanisandra or Bagalur.
  • The metro is not open yet. Hebbala station is still under construction.
  • Rental yields are modest, at about 3% to 3.8% a year.
  • Whitefield is about 25 km away and can take 45 to 90 minutes.

Our verdict on Hebbal

Hebbal suits buyers who want a stable, premium home in North Bengaluru. It is close to Manyata Tech Park, top hospitals and the airport road, and demand from tenants stays strong.

The trade-offs are high prices and heavy traffic at the flyover. The metro interchange and the new elevated road should ease commutes once they open. Buy here for steady long-term value, not quick gains.

Suits you if

  • You work at Manyata Tech Park or elsewhere in North Bengaluru
  • You fly often and want quick airport access
  • You want top hospitals and schools close to home
  • You want a premium, settled neighbourhood
  • You want steady rent from corporate tenants

Look elsewhere if

  • Your budget for a 2 BHK is under ₹1.5 Cr
  • You cannot handle peak-hour traffic at the Hebbal flyover
  • You work in Whitefield or south Bengaluru
  • You want high rental yields above 4%
Prices

Property prices in Hebbal (2026)

Typical ticket sizes by home type in 2026, with branded apartments averaging ₹10,257 per Sq.Ft.

2 BHK flat↑ Rising
₹1.49 Cr to ₹2.33 Cr
3 BHK flat↑ Rising
₹2.09 Cr to ₹4.32 Cr
4 BHK flat↑ Rising
₹3.53 Cr to ₹9.5 Cr

How prices are moving

Homes in Hebbal average about ₹10,257 per Sq.Ft. in 2026. Premium and luxury apartments cost ₹13,000 to ₹18,000 per Sq.Ft.

Prices rose about 12% in the last year and about 15% over two years. Some pockets grew by over 20% in a year.

The new metro line is the next big driver. Prices near new stations usually rise once trains start running.

Free report · Updated October 2026

Get the Hebbal price report

Live prices straight from developer price sheets, not listing portals.

  • Rate per Sq.Ft. and all-in price for each project
  • Upcoming launches before they open
  • Current offers and payment plans

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BNP data lab

Hebbal by the numbers

Our own analysis of prices, supply and returns in Hebbal, built from registration data and the 3 projects we track here. Hover or tap any chart for exact values.

+12.4%Last 12 months
+15%Over 2 years
Average price per Sq.Ft., 2024 to 2026Worked back from today's average and published growth rates
03k6k9k12k 2024 2025 2026 ₹10,257
See the data
YearAvg price per Sq.Ft.
2024₹8,919
2025₹9,125
2026₹10,257
Homes being delivered, by yearUnits in the 3 projects we track
558Ready
1,2202030

1,220 new homes are due by 2030. Heavy supply can slow resale price growth, so pick projects with strong builders and good locations.

Projects by stageHow far along the 3 projects are
Pre-Launch1
New Launch1
Sold Out1

Returns calculator

See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.

Monthly EMI
Expected rent a month
Rent coversof your EMI

Rent uses this area's rental yield of 3% to 3.8% 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. Sources: Developer price lists, market data and BookNewProperty listings, October 2026.

Projects

Flats and projects for sale in Hebbal

3 projects listed here today. Our advisors also track pre-launch inventory that is not public yet.

Want more options in Hebbal?Get upcoming and pre-launch projects shared on a call.

Embassy Astra
Pre-Launch
Starting from ₹3.95 Cr
Embassy Group
Embassy Astra
Hebbal
Standalone Project View Details
Embassy Sky Terraces
New Launch
Starting from ₹3.95 Cr
Embassy Group
Embassy Sky Terraces
Hebbal, Bangalore
Standalone Project View Details
Prestige Misty Waters
Sold Out
Starting from ₹1.3 Cr
Prestige Group
Prestige Misty Waters
Hebbal Kempapura, Bengaluru
Standalone Project View Details
Connectivity

How well connected is Hebbal?

Metro Rail

Hebbala station on the Blue Line is under construction. It will be a major interchange linking the Blue, Orange and Red lines.

  • Hebbala station, Blue Line
  • Interchange with Orange and Red lines
  • To the airport by metro

Good to know. The first stretch of the Blue Line is expected to open around mid-2026. Until then, you will rely on roads.

Roads

Hebbal sits at the junction of Bellary Road (NH-44) and the Outer Ring Road, with a straight drive to the airport.

  • Bellary Road (NH-44)
  • Outer Ring Road
  • Hebbal flyover

Good to know. The Hebbal flyover and its service roads jam up badly at peak hours. Plan extra time for daily commutes.

Airport Access

Kempegowda International Airport is about 30 minutes away on the NH-44 expressway.

  • About 30 minutes by car
  • Airport metro line, upcoming

Rail

Hebbal is served mainly by roads and the upcoming metro rather than by rail.

Workplace Proximity

Manyata Tech Park is next door. Kirloskar Business Park and Karle Town Centre are also close. Whitefield is about 25 km away.

  • Manyata Embassy Business Park
  • Kirloskar Business Park
  • Karle Town Centre SEZ
  • Whitefield, 45 to 90 minutes

Want a short commute?Tell us where you work and we will match projects within easy reach.

Lifestyle

Schools, hospitals and offices near Hebbal

Education

4 places
  • Vidyashilpa AcademyCBSE and ICSE school
  • Delhi Public School, Bangalore NorthWell-rated CBSE school
  • Air Force School HebbalLong-running senior secondary school
  • Trio World AcademyIB and IGCSE school

Healthcare

3 places
  • Aster CMI HospitalLarge hospital with advanced care
  • Manipal Hospital HebbalMulti-speciality hospital with 24x7 emergency
  • Bangalore Baptist HospitalLong-standing, trusted hospital

Shopping and leisure

3 places
  • Phoenix Mall of AsiaOne of Asia's largest malls, on Bellary Road
  • Esteem MallLocal shopping and dining
  • Elements MallShopping centre a few km away

Work hubs

3 places
  • Manyata Embassy Business ParkBengaluru's largest office complex, with IBM, Cognizant and Accenture
  • Kirloskar Business ParkOffice hub with several global firms
  • Karle Town Centre SEZModern tech park nearby
Future growth

What is coming up in Hebbal?

Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.

  1. 2026

    Hebbal to Mekhri Circle tunnel or elevated roadMedium impact

    A new road link meant to ease the jams around the Hebbal flyover.

  2. 2027

    Prestige Century Landmark Tech ParkHigh impact

    A new office campus that will add more jobs close to home.

  3. 2028

    Blue Line metro to the airportHigh impact

    Brings a metro interchange to Hebbal and a train link to the airport. Prices near stations usually rise once trains run.

Buy before the next price moveGet alerts on pre-launch and EOI openings in Hebbal.

FAQs

Hebbal FAQs: what buyers ask

How many projects are for sale in Hebbal?

3 projects are listed in Hebbal right now.

  • New launches: 1
  • Pre-launch: 1
  • Sold out: 1
  • Recent launches: Embassy Astra, Embassy Sky Terraces
What is the starting price of property in Hebbal?

New homes in Hebbal start from ₹3.95 Cr.

  • Branded apartments average about ₹10,257 per Sq.Ft.
  • This is the lowest starting price among projects open for sale. Floor, view and size change the final price.
Is Hebbal a good investment in 2026?

Yes, for steady long-term value.

  • Prices rose about 12% in the last year.
  • Demand from Manyata Tech Park keeps rental occupancy above 90%.
  • The new metro interchange should lift prices further once it opens.
  • It is a mature area, so growth is steady rather than fast.
How much does a flat cost in Hebbal?

About ₹10,257 per Sq.Ft. on average. Typical budgets:

  • 2 BHK: ₹1.49 Cr to ₹2.33 Cr
  • 3 BHK: ₹2.09 Cr to ₹4.32 Cr
  • 4 BHK: ₹3.53 Cr to ₹9.5 Cr

Luxury apartments cost ₹13,000 to ₹18,000 per Sq.Ft.

How much money do I need upfront?

Plan for about 25 to 30% of the home price in cash.

  • Down payment: banks lend up to 75 to 80%, so you pay 20 to 25% yourself.
  • Stamp duty and registration: about 6 to 7% of the price in Karnataka.
  • GST: 5% on under-construction homes. Ready homes with an occupancy certificate have no GST.
Does Hebbal have a metro station?

Not yet, but one is being built.

  • Hebbala station on the Blue Line is under construction.
  • It will link the Blue, Orange and Red lines.
  • The first stretch is expected around mid-2026.
How much rent can I earn in Hebbal?

About 3% to 3.8% of the home price each year.

  • A 2 BHK rents for ₹35,000 to ₹55,000 a month.
  • Tenants are mostly corporate staff from nearby tech parks.
  • Yields are lower than newer areas, but tenants are more stable.
How far is Hebbal from the airport and Whitefield?

About 30 minutes to the airport.

  • The airport is reached quickly on the NH-44 expressway.
  • Whitefield is about 25 km away and takes 45 to 90 minutes.
Should I buy an under-construction or a ready home in Hebbal?

It depends on when you need the home.

  • Ready homes suit you if you want to live in or rent out straight away.
  • Under-construction homes cost less to enter and may gain more once the metro opens.
  • Either way, pick a builder with a record of handing over on time.
Which documents should I check before buying?

Four documents matter most.

  • RERA registration: confirms the project is registered with K-RERA.
  • Khata: an A-Khata shows the home is fully legal in city records.
  • Occupancy certificate: proves a ready building is approved for living.
  • Clear title: a lawyer's report showing the land has no disputes.
Who should buy in Hebbal?

Families and senior professionals working in North Bengaluru.

  • People who work at Manyata Tech Park or nearby offices.
  • Families who want top schools and hospitals close by.
  • Frequent flyers who want quick airport access.
What are the downsides of Hebbal?

High prices and heavy traffic.

  • The Hebbal flyover jams badly at peak hours.
  • Homes cost more than in nearby Thanisandra or Bagalur.
  • The metro is not open yet.
  • Rental yields are modest, at about 3% to 3.8%.
New to property?

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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