Hennur Road Bangalore 2026: Prices, Commute and Honest Downsides
Hennur Road Bangalore has changed more in the last decade than almost any other address in the north of the city. Ten years ago it was a two-lane road lined with villas, farm plots and the odd mid-size apartment block. Today it carries 28-floor towers from branded developers, international schools every few kilometres and a steady stream of professionals who work at Manyata Tech Park and the business parks towards the airport.
This guide is written for homebuyers who are choosing a neighbourhood first and a project second. It covers where the road actually runs, how it changes from one end to the other, what homes cost, how long the commute really takes, which infrastructure projects are real, and the downsides a brochure will not mention.
If you already have a project in mind, our detailed review of Concorde Sienna on Hennur Main Road shows how these numbers apply to a single 2026 launch.
Where Hennur Road Bangalore Starts and Ends
Hennur is a locality in north-east Bengaluru. Hennur Main Road begins at Hennur Cross, close to Kalyan Nagar and HBR Layout, crosses the Outer Ring Road, and then runs north through Kothanur and Hennur Gardens towards Kannur and Bagalur. Beyond Kannur most locals simply call it the Hennur-Bagalur road.
Thanisandra Main Road runs roughly parallel to the west, with Manyata Tech Park sitting between the two at the southern end. That is why listings often lump the two roads together. On a map they look close; in the morning rush they are two separate queues.
When a brochure says Hennur Road Bangalore, it could mean any point along roughly 15 km of road. A flat two kilometres north of Hennur Cross and one three kilometres past Kothanur sell at very different rates and lead very different daily lives. The first question to ask any sales team is simply: which stretch?
The Three Stretches of Hennur Road Bangalore
The easiest way to understand Hennur Road Bangalore is to split it into three stretches. Each has its own price level, building age and commute pattern.
| Stretch | What it is like | Watch out for |
|---|---|---|
| Hennur Cross to the ORR | Older and built-up, close to Kalyan Nagar’s shops and restaurants. Mostly resale flats and independent houses. | Little new supply, narrow internal roads, older buildings |
| Kothanur and Hennur Gardens | The mid-2010s apartment belt. Gated projects of 200 to 1,000 homes with schools and clinics in place. | The road narrows in places and peak traffic builds here |
| Kannur towards Bagalur | The new-launch zone. Tall towers on 2 to 10 acre plots, with land still changing hands. | Construction traffic for years, varying civic water connections |
Most of the launches you will see advertised in 2026 sit in the third stretch. Concorde Sienna is a good example: Concorde lists it on Hennur Main Road and portals place it at Kannur, with United International School 500 m away and Manyata Tech Park about 8 km away.
The middle stretch is the one families tend to like once they have lived there. It has schools, everyday shopping and is past the worst of the construction. Resale stock in Kothanur is worth a look if you do not want to wait four or five years for a new building.
The southern end is a different purchase altogether. You pay for the Kalyan Nagar address and the short hop to the Outer Ring Road, but you will rarely get a clubhouse or a new building.
Property Prices on Hennur Road Bangalore in 2026
The figures below come from property portals and market reports, not from government records, so read them as a guide rather than a valuation.
| Measure | 2026 figure | What it tells you |
|---|---|---|
| Average asking rate | About Rs 10,600 per sq ft | Where most new and recent stock is priced |
| Asking-rate range | About Rs 8,650 – 12,950 per sq ft | Stretch and project quality move the price a lot |
| One-year change | About 10 – 13% | Strong recent demand, sources differ slightly |
| Registered flat deals | About Rs 8,800 per sq ft | Includes older resale; lags new launches |
| New launch example | About Rs 10,500 per sq ft | Concorde Sienna, 2 BHK from Rs 1.26 Cr for 1,200 sq ft |
The gap between asking and registered prices is normal. Portal averages are dominated by new launches and newer resale flats, while registered deals include older buildings and independent houses. An under-construction flat also does not appear in registered data until it is handed over, so registered prices lag the new-launch market by several years.
A quick sense-check for any quote on Hennur Road Bangalore: well above Rs 12,000 per sq ft on super built-up area, ask what extra you are getting; well below Rs 9,000, ask what is missing – approvals, a water connection or a proper access road. For a worked example with taxes, EMI and carpet area, see our Concorde Sienna price breakdown.
Commute from Hennur Road Bangalore: Manyata, Airport and City
Most people who buy on Hennur Road Bangalore work at Manyata Tech Park and the offices around it, or in the newer business parks towards the airport. The table uses the distances Concorde publishes from the Kannur end, plus our own peak-hour estimates.
| Destination | Distance from Kannur end | Peak-hour reality |
|---|---|---|
| Manyata Tech Park | 8 km | 30 – 45 min |
| Karle Town Centre | 10 km | 35 – 50 min |
| KIADB SEZ | 13.3 km | 30 – 40 min |
| MG Road | 16 km | 60 – 80 min |
| Hebbal | 17 km | 45 – 70 min |
| Kempegowda International Airport | 21 km | 35 – 50 min via Bagalur |
The airport is the pleasant surprise. Heading north via Bagalur avoids Hebbal completely, which is a real advantage for anyone who flies often. The city centre is the opposite: reaching MG Road or Indiranagar in the morning is a long, slow drive.
The single worst point for most residents is Hennur Cross and the Outer Ring Road junction. If your office is south of the ORR, every trip goes through it. If your office is north of it, at Manyata or towards the airport, you avoid it altogether – and that is exactly what makes the northern stretch work.
Comparing Hennur with Thanisandra, Hebbal or Jakkur for a Manyata commute? Our guide to flats near Manyata Tech Park lays out the options side by side.
Metro and Road Projects: What Is Real on Hennur Road
Hennur Road Bangalore is often sold on future infrastructure. Here is where each project actually stands in 2026.
| Project | Status in 2026 | What it means for buyers |
|---|---|---|
| Blue Line (Phase 2B), KR Puram to airport | Under construction; KR Puram – Hebbal section reported for late 2027 to early 2028 | Runs via Kalyan Nagar, HRBR and Nagawara, not along Hennur Main Road; about 10 km from Kannur |
| Pink Line, Nagawara end | Terminus reported for December 2026 or March 2027 | Helps the southern stretch more than the north |
| Hennur-Bagalur road white-topping | Delayed; authorities pressed the contractor to finish | Smoother road once complete, not more lanes |
| Nagawara-Bagalur elevated corridor | Proposed, at DPR proof-check stage | Not funded or started; do not price it in |
The official route and its history of delays are documented on the Namma Metro Blue Line page. The simple rule is to value a flat for the roads that exist today. Anything built later is a bonus, not part of the price.
Schools, Hospitals and Shopping Near Hennur Road Bangalore
Schools: the strongest point
This is where Hennur Road Bangalore does best. There is a cluster of international and CBSE or ICSE schools along and near the road. From the Kannur end, Concorde lists United International School at 500 m, Legacy School at 3 km, Bangalore International School at 5 km and Delhi Public School at 7 km. Fees vary widely, so check them before treating a school as a reason to buy.
Hospitals: the weak point
The big multi-specialty hospitals, such as Aster CMI and Manipal near Hebbal, are 12 to 15 km from the northern end. Clinics and smaller hospitals line the road, but for a serious emergency you are looking at a 30-minute drive. If someone at home has a chronic condition, give this real weight.
Shopping and food
Kalyan Nagar and Kammanahalli, at the southern end, have the restaurants and cafes. Elements Mall on Thanisandra Main Road and Bhartiya Mall are the nearest malls to the middle and northern stretches, and Decathlon is about 3 km from Kannur. Daily grocery shopping is easy all along the road; anything more needs a drive.
Rents and Rental Yield on Hennur Road Bangalore
Reported rents for a 2 BHK in a gated project on Hennur Road Bangalore mostly run between Rs 28,000 and Rs 38,000 a month in 2026. Furnished flats in premium projects go higher, and older independent-house rentals go lower.
At a new-launch price of about Rs 1.26 Cr for a 2 BHK, that is a gross yield close to 3%, and nearer 2 to 2.5% after maintenance, property tax and vacancy. Hennur Road is a better place to live in, or to hold for appreciation, than to buy for rental income alone.
The Downsides of Hennur Road Bangalore
- Traffic on a road that was not built for it. Hennur Main Road narrows in places, and new towers are arriving faster than widening. Expect the morning crawl to get worse before it gets better.
- Water. Civic supply varies by stretch and by project. Some buildings rely on borewells and tankers, so ask every project in writing whether it has a BWSSB connection.
- Supply. Several thousand new homes are due between 2028 and 2031, many of them similar 2 BHKs. That keeps a lid on rents and resale for anyone selling soon after handover.
- Construction for years. Living on the northern stretch means trucks, dust and road digging until the current launches complete.
- Hospitals. Large hospitals are a 30-minute drive from the northern end.
None of this rules out Hennur Road Bangalore. It is simply the part a sales brochure leaves out, and every one of these points can be checked before you book.
Hennur Road Bangalore vs Thanisandra Main Road
Almost every buyer who shortlists Hennur Road Bangalore also looks at Thanisandra Main Road, the parallel corridor to the west. The two share the same employer – Manyata Tech Park sits between them at the southern end – but they feel quite different to live on.
Thanisandra is the more built-up of the two, with Elements Mall on the road itself and a longer list of completed gated projects. Hennur Road Bangalore, especially north of Kothanur, has more land still changing hands, which is why most new towers with large open-space ratios are launching there rather than on Thanisandra.
| Factor | Hennur Road Bangalore | Thanisandra Main Road |
|---|---|---|
| Stage of development | Mixed: mature south, new-launch north | Largely built-up |
| New-launch supply | High on the Kannur stretch | Lower, mostly infill |
| Retail on the road | Kalyan Nagar end; Decathlon near Kannur | Elements Mall on the road |
| Airport run | Via Bagalur, avoids Hebbal | Usually joins the airport road |
| Typical buyer | Families wanting a newer, greener project | Buyers wanting a finished neighbourhood now |
Neither is better in general. If you want to move in soon, Thanisandra’s resale stock is worth a look. If you can wait for a new building with a bigger club and more open space, Hennur Road Bangalore usually offers more choice at a similar rate per sq ft. You can compare a Thanisandra launch such as Nikoo Homes 8 against a Hennur launch on the same carpet-area price.
Who Hennur Road Bangalore Suits – and Who It Does Not
| Good fit if you | Poor fit if you |
|---|---|
| Work at Manyata, Karle Town Centre or towards the airport | Work south of the ORR, in Whitefield, Koramangala or the CBD |
| Fly often and want to avoid Hebbal | Need a large hospital close by |
| Have school-age children and want school choice | Want metro access within walking distance soon |
| Want a 3 BHK in a branded project under Rs 2 Cr | Are buying purely for rental income |
If Hennur fits your profile, the next step is the developer. Our Concorde Group Bangalore review shows how to check a builder’s record in a week, which works for any developer on this road.
Before You Buy on Hennur Road Bangalore: A Five-Point Checklist
- Confirm the exact stretch and survey number, and check it on a map yourself.
- Drive the commute at 9 am on a weekday, in both directions.
- Ask in writing about the water source and the BWSSB connection.
- Read the completion date on the RERA filing, not the brochure.
- Compare at least two other launches on the same stretch, on carpet-area price.
FAQs on Hennur Road Bangalore
Is Hennur Road Bangalore a good place to live?
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Disclaimer: All rates, rents, distances, timelines and project details in this guide are indicative, drawn from public market data and developer information as of October 2026, and subject to change. Nothing here is an offer, an invitation to invest or professional financial advice. Verify every figure with the developer, the Karnataka RERA portal and your own legal adviser before you transact. Informational use only.
