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₹11,600Avg price per Sq.Ft.
↑ 8.6% in a year85% in 5 years
9Live projects listed
14 kmTo MG Road
Overview
What is Thanisandra like to live in?
In one lineThanisandra is a busy stretch of branded gated communities in North Bengaluru, popular with people who work at Manyata Tech Park.
Where it is. It runs for 5 to 7 km along Thanisandra Main Road, between Manyata Tech Park to the south and the Hennur and Bagalur belt to the north-east. MG Road is about 14 km away.
Thanisandra key factsUpdated October 2026
Location
North Bengaluru
Pin code
560077
Average price
₹11,600 per Sq.Ft.
Price growth
About 8.6% in a year
5-year growth
About 85%
2 BHK budget
₹93 lakh to ₹1.4 Cr
3 BHK budget
₹1.45 Cr to ₹2.9 Cr
Rental yield
About 2% to 3% a year
2 BHK rent
₹22,000 to ₹35,000 a month
Nearest metro
Nagawara, due Dec 2026
Airport
About 29 km
Best known for
Manyata Tech Park jobs
Projects listed
9 on BookNewProperty
New homes from
₹69 lakh
Sources: Anarock price data, Karnataka property registration data, developer price lists and BookNewProperty listings, October 2026.
Close to work. Manyata Tech Park, home to IBM, Cognizant, Microsoft and 100+ companies, is 2 to 4 km away.
Close to the airport. Kempegowda International Airport is about 29 km, usually 35 to 45 minutes via NH-44.
Metro on the way. The Pink Line station at Nagawara, 4 to 5 km away, is due in December 2026.
Big builders are here, including Sobha, Prestige, Brigade, Godrej, DSR and Bhartiya City.
Strong price growth. Prices rose about 85% in 5 years and about 8.6% in the last year.
Good schools within 5 km, such as DPS North, Vibgyor and Bangalore International School.
Know before you buy
Low rent compared with price. Rental yields are only about 2 to 3% a year.
No metro yet. The nearest working station, Benniganahalli, is about 9.8 km away.
Peak-hour traffic on Thanisandra Main Road and the Hebbal junction can double travel times.
Some low-lying pockets get waterlogged in the monsoon, so check the project's ground level.
Entry prices are high. A branded 2 BHK starts around ₹93 lakh.
Commuting to Whitefield, Sarjapur or Electronic City from here is long and tiring.
Our verdict on Thanisandra
Thanisandra is one of North Bengaluru's strongest growth areas. It combines a huge job hub next door, quick airport access and a metro line about to open. Prices have nearly doubled in five years.
The weak point is rent. Yields are only 2 to 3%, so this is a place to buy for living or for price growth, not for monthly income. It suits people who work at Manyata or fly often, and investors who can hold for a few years.
Suits you if
You work at Manyata Tech Park or Bhartiya City
You fly often and want to be close to the airport
You want a home from a big brand like Sobha, Prestige or Godrej
You have children and want top schools within 5 km
You plan to hold for a few years for price growth
You are an NRI who values airport access
Look elsewhere if
You want high rental income, since yields are only 2 to 3%
Your budget for a 2 BHK is under ₹93 lakh
You work in Whitefield, Sarjapur or Electronic City
You want a walkable old Bengaluru neighbourhood
You expect quick 20%+ gains in a year or two
Prices
Property prices in Thanisandra (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹11,600 per Sq.Ft.
1 BHK flat↑ Rising
₹70 lakh to ₹1.65 Cr
2 BHK flat↑ Rising
₹93 lakh to ₹1.4 Cr
3 BHK flat↑ Rising
₹1.45 Cr to ₹2.9 Cr
4 BHK and luxury↑ Rising
₹3 Cr to ₹6 Cr+
Villa↑ Rising
₹3.5 Cr to ₹9 Cr
Plot, per Sq.Ft.↑ Rising
₹9,300 to ₹15,000
How prices are moving
Flats in Thanisandra average ₹11,400 to ₹11,600 per Sq.Ft. in 2026, up from about ₹6,200 in 2021. Premium gated communities such as Sobha City and Bhartiya City cost ₹13,000 to ₹15,000 per Sq.Ft. Older homes and newer pockets like Rachenahalli start at ₹8,500 to ₹10,000.
Prices rose about 67% in 3 years and 85% in 5 years. Growth has slowed to about 8.6% in the last year, which is normal after a big run.
The Pink Line opening at Nagawara is the next big trigger. Homes within 1 km of new metro stations usually sell at a premium.
Free report · Updated October 2026
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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
Thanisandra price reportOctober 2026
ProjectFromReady by
L&T Thanisandra₹3.00 Cr2030
Sumadhura EpitomeRs 1.75 Cr2027
Sumadhura SoleaRs 2.10 Cr2029
Concorde Neo₹1.25 Cr2029
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BNP data lab
Thanisandra by the numbers
Our own analysis of prices, supply and returns in Thanisandra, built from registration data and the 9 projects we track here. Hover or tap any chart for exact values.
+8.6%Last 12 months
+67%Over 3 years
+85%Over 5 years
13.1%Average yearly growth, 5 years
Average price per Sq.Ft., 2021 to 2026Worked back from today's average and published growth ratesSee the data
Year
Avg price per Sq.Ft.
2021
₹6,270
2023
₹6,946
2025
₹10,681
2026
₹11,600
Price by pocketPrice range per Sq.Ft. across Thanisandra
Rachenahalli, Hegde Nagar
₹8,500 to 10,000
Corridor average
₹11,400 to 11,600
Premium gated communities
₹13,000 to 15,000
₹7.5k₹10k₹12.5k₹15k
Homes being delivered, by yearUnits in the 9 projects we track
3792027
6572029
1,3082030
2,9502031
7652032
6,059 new homes are due by 2032. Heavy supply can slow resale price growth, so pick projects with strong builders and good locations.
Entry price per Sq.Ft. by projectApartments open for sale, from the smallest unit's price and size. Line shows the area average
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
Value in 5 years at past growth
Rent uses this area's rental yield of 2% to 3% a year. Future value applies the past 5-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: Anarock price data, Karnataka property registration data, developer price lists and BookNewProperty listings, October 2026.
Launch sales
How fast new launches are selling in Thanisandra
One project here launched between January 2024 and June 2026. 282 of 558 homes are booked (50.5%), against 63% for North Bengaluru as a whole.
Share of homes booked, by projectNewest launch first
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.
Projects
Flats, villas, plots and projects for sale in Thanisandra
9 projects in Thanisandra, from new launch and pre-launch to under construction and ready to move. Filter by stage, home type and budget.
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
Connectivity
How well connected is Thanisandra?
Metro
There is no metro in Thanisandra today. The nearest working station, Benniganahalli on the Purple Line, is about 9.8 km away.
Benniganahalli station, Purple Line
Feeder buses to Manyata Tech Park
Nagawara Pink Line station, due Dec 2026
To MG Road via an interchange
Good to know. The Pink Line station at Nagawara, 4 to 5 km away, is due in December 2026. A Blue Line interchange at Nagawara is planned for 2027. This is the biggest transport change for the area in a decade.
Road
Thanisandra Main Road links directly to the Outer Ring Road, Bellary Road and Hennur Road.
Thanisandra Main Road
Outer Ring Road
Bellary Road, NH-44
Hennur Main Road
Nagawara junction
Good to know. Peak-hour traffic on Thanisandra Main Road and at the Hebbal junction is heavy. Daytime travel can take twice as long as off-peak.
Railway
Thanisandra railway station is about 1.2 km away. SMVT Bengaluru is about 8.2 km away.
Thanisandra station, 1.2 km
Channasandra station, 7.4 km
Yelahanka station, 7.8 km
SMVT Bengaluru, 8.2 km
Airport
Kempegowda International Airport is about 29 km away, usually 35 to 45 minutes via NH-44.
NH-44 direct route
Vayu Vajra airport bus
Cab, about ₹600 to ₹900
Bus
BMTC buses run often along Thanisandra Main Road, including Volvo buses to Manyata Tech Park, Hebbal and the airport.
Manyata Tech Park
Hebbal
Majestic
Airport (Vayu Vajra)
Want a short commute?Tell us where you work and we will match projects within easy reach.
Lifestyle
Schools, hospitals and offices near Thanisandra
Education
6 places
Delhi Public School NorthCBSE school, kindergarten to class 12
Vibgyor High SchoolCBSE and ICSE school
Bangalore International SchoolIB school
Inspire Public SchoolCBSE school up to class 12
Show all 6
Rashtrothana Vidya KendraValue-based CBSE school
Vivero International Pre-schoolPre-school
Healthcare
5 places
Aster CMI HospitalLarge hospital with 500+ beds
Columbia Asia Hospital, HebbalMulti-speciality hospital with 24x7 emergency
