Short answer: Hebbal vs Thanisandra comes down to price against timing. Knight Frank put Hebbal at ₹7,800 to ₹15,000 per sq ft in H1 2026, up 11%, and Thanisandra at ₹5,700 to ₹13,500, up 6%. Neither has a running metro. Hebbal's airport line is targeted for 2027; Thanisandra waits on Nagawara.
- Price: Hebbal's range sits ₹2,100 to ₹1,500 per sq ft above Thanisandra's at each end (Knight Frank, H1 2026).
- Growth: Hebbal rose 11% in a year, Thanisandra 6%.
- Metro: both are waiting. Hebbal–airport is targeted for September 2027; the KR Puram–Hebbal stretch through Nagawara for December 2027 to March 2028 (news).
- Rent evidence: only Thanisandra has a consultant rent figure, ₹28,000 to ₹42,000 for a 2BHK (ANAROCK).
- Our SWAP test: spread, when the metro arrives, agreements for rent, pockets that flood.
- How do Hebbal and Thanisandra compare at a glance?
- Which is cheaper, Hebbal or Thanisandra?
- Which has better metro access?
- Which has better rental evidence?
- Which floods more?
- What about water supply?
- Worked examples
- The SWAP test: choosing between two nearby areas (our framework)
- Hebbal vs Thanisandra checklist
- Legal and tax note
- Frequently asked questions
- Talk it through with acre&key
- Sources
Both areas sit in north Bengaluru, a few kilometres apart, and both are in the North City Corporation. This comparison reuses the figures in our Hebbal guide and Thanisandra guide, and says where data runs out.
How do Hebbal and Thanisandra compare at a glance?
| Measure | Hebbal | Thanisandra |
|---|---|---|
| Knight Frank range, H1 2026 | ₹7,800–15,000 per sq ft | ₹5,700–13,500 per sq ft |
| 12-month change | +11% | +6% |
| ANAROCK base rate, Q1 2026 | Not covered | ₹10,100 per sq ft (Thanisandra Main Road) |
| 2BHK rent (ANAROCK, Q1 2026) | Not covered | ₹28,000–42,000 a month |
| Site guidance value (village line) | ₹68,200 per sq m (Hebbala) | ₹65,000 per sq m (Thanisandra) |
| Main road guidance value | ₹1,22,200 (ring road attached) | ₹78,000 (Thanisandra Main Road) |
| Running metro | None | None |
| Next metro | Hebbal–airport, target Sept 2027 | Nagawara, Blue Line target Dec 2027–Mar 2028 |
| Corporation | North (PIN 560024) | North (560032); 560077 split North and East |
| Cauvery Stage 5 | Byatarayanapura and Yelahanka zones nearby | Same zones |
Guidance values are the 2023 rates still in force. Check Kaveri for your registration date; our guidance value table explains why.
Which is cheaper, Hebbal or Thanisandra?
Thanisandra, on Knight Frank's figures. Its range starts ₹2,100 per sq ft lower and tops out ₹1,500 lower. The midpoints are ₹11,400 for Hebbal and ₹9,600 for Thanisandra (Knight Frank).
The official floors are closer. Hebbala's village line is ₹68,200 per sq m against ₹65,000 for Thanisandra. Main-road lines differ more: Hebbal's ring-road line is ₹1,22,200, Thanisandra Main Road ₹78,000.
Which has better metro access?
Neither has a running station today. Both depend on the Blue Line:
| Line | Hebbal | Thanisandra |
|---|---|---|
| Blue Line, Hebbal–airport | Hebbal station, target September 2027 | Not on this stretch |
| Blue Line, KR Puram–Hebbal | Hebbal end | Nagawara station, target December 2027 to March 2028 |
| Pink Line, to Nagawara (underground) | Not on this line | Nagawara terminus, delayed, no firm date |
| Red Line (Phase 3A), Sarjapura–Hebbal | Hebbal terminus, awaiting central approval | Not on this line |
Station names per news reports. The dates come from the Times of India on 9 Oct 2026 (TOI, news). Deccan Herald reported in August 2026 that work beyond Yelahanka was lagging (Deccan Herald, news). The Red Line route is from BMRCL's February 2026 project report. Our metro lines guide tracks them all.
Which has better rental evidence?
Thanisandra. ANAROCK quotes ₹28,000 to ₹42,000 a month for a 1,000 sq ft 2BHK on Thanisandra Main Road in Q1 2026 (ANAROCK). ANAROCK's table doesn't cover Hebbal, and we don't quote listing-site rents. If rent matters to you, ask for signed lease agreements in the building.
Which floods more?
We can't rank them from public data. In April 2026, the North corporation, which covers both, had 6 of the city's 101 listed flood-prone locations (The New Indian Express, news). The pockets to check are low streets near Hebbal lake and its valley drains, and near Rachenahalli lake in Thanisandra. See our lake and drain checks and flood-prone areas map.
What about water supply?
The villages around both were added to the city in 2007 and sit in zones covered by Cauvery Stage 5. By May 2026, about 1.15 lakh of an estimated 1.8 lakh buildings in those villages were connected (The Hindu, news). Check the building, not the area: our Cauvery Stage 5 guide shows how.
Worked examples
These use published figures and illustrative sizes.
Worked example 1: the same flat at each midpoint
A 1,200 sq ft flat at Knight Frank's midpoint in each area.
| Step | Hebbal | Thanisandra |
|---|---|---|
| Midpoint rate | ₹11,400 per sq ft | ₹9,600 per sq ft |
| Price | ₹1,36,80,000 | ₹1,15,20,000 |
| Charges at 7.6% | ₹10,39,680 | ₹8,75,520 |
| Difference | ₹21,60,000 less, plus ₹1,64,160 less in charges |
Worked example 2: Thanisandra's gross yield
A 1,000 sq ft 2BHK at ANAROCK's ₹10,100 base rate, let at the midpoint of its rent range.
| Step | Calculation | Result |
|---|---|---|
| Price | 1,000 × ₹10,100 | ₹1,01,00,000 |
| Rent | (₹28,000 + ₹42,000) ÷ 2 × 12 | ₹4,20,000 a year |
| Gross yield | ₹4,20,000 ÷ ₹1,01,00,000 | 4.16% |
That's before maintenance, vacancy and tax. We can't do the same sum for Hebbal without a published rent figure.
Worked example 3: a 1,200 sq ft site on each main line
| Line | Guidance value (₹/sq m) | Site value | Charges at 7.6% |
|---|---|---|---|
| Hebbala village | 68,200 | ₹76,03,122 | ₹5,77,837 |
| Thanisandra | 65,000 | ₹72,46,377 | ₹5,50,725 |
| Hebbal ring-road line | 1,22,200 | ₹1,36,23,188 | ₹10,35,362 |
| Thanisandra Main Road | 78,000 | ₹86,95,652 | ₹6,60,870 |
The SWAP test: choosing between two nearby areas (our framework)
| Step | Question | Hebbal | Thanisandra |
|---|---|---|---|
| Spread | Is the price gap worth what you get? | Pay more for an earlier airport line | Pay less, wait longer |
| When the metro arrives | Which date can you live with if it slips a year? | 2027 target | 2027–2028 target |
| Agreements for rent | Is there rent evidence beyond listings? | No consultant figure | ANAROCK range |
| Pockets that flood | Is the specific street low or near a lake? | Hebbal lake, valley drains | Rachenahalli lake |
Answer each for your own budget and commute. If two of the four favour one area, start there and test specific buildings.
Hebbal vs Thanisandra checklist
- [ ] Compare a flat's price with Knight Frank's range for its area.
- [ ] Find its exact guidance value row on Kaveri.
- [ ] Time the trip to Hebbal or Nagawara, and plan for a delay.
- [ ] Ask for signed lease agreements if you'll rent it out.
- [ ] Check the street after heavy rain.
- [ ] Ask for BWSSB bills and tanker spend.
- [ ] Confirm the ward and khata with our ward lookup.
- [ ] Review RERA filings for a new project with our RERA project review guide.
Legal and tax note
This is general information. Ask a CA about income-tax rules on price and guidance value, and a property lawyer about title and approvals before you pay an advance.
Frequently asked questions
Thanisandra. Knight Frank put it at ₹5,700 to ₹13,500 per sq ft in H1 2026, against ₹7,800 to ₹15,000 for Hebbal. At the midpoints, a 1,200 sq ft flat costs about ₹21.6 lakh less in Thanisandra.
Hebbal. Knight Frank recorded an 11% rise over 12 months for Hebbal and 6% for Thanisandra. One year's change doesn't predict the next, so compare specific buildings too.
Neither has a running station. Hebbal's airport line is targeted for September 2027, and the Nagawara station near Thanisandra for December 2027 to March 2028 (news). Treat both as targets.
Thanisandra has the better evidence. ANAROCK quotes ₹28,000 to ₹42,000 for a 2BHK, a gross yield of about 4.2% at its base rate. There's no consultant rent figure for Hebbal.
Public data doesn't rank them. Both are in the North corporation, which had 6 of 101 listed flood-prone points in April 2026. Check streets near Hebbal lake or Rachenahalli lake.
The villages around both are in Cauvery Stage 5 zones, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Ask for the building's BWSSB bills.
Yes, mostly. Hebbal's PIN 560024 and Thanisandra's 560032 are fully North. PIN 560077 is split between the North and East corporations.
Both are inside GBA, so charges total 7.6% of the higher of price and guidance value. On the midpoint flats above, that's ₹10,39,680 in Hebbal and ₹8,75,520 in Thanisandra. Try our stamp duty calculator.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026: https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- ANAROCK, Residential market report Q1 2026 (Thanisandra Main Road base rate and rent): https://websitemedia.anarock.com/media/Bengaluru_Q1_2026_Residential_Market_Viewpoints_84d41ec09a.pdf
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision, Gandhinagar and Shivajinagar books (copies via OpenCity): https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- Times of India, Blue Line delayed to March 2028, phased opening, 9 Oct 2026 (news): https://timesofindia.indiatimes.com/city/bengaluru/bengaluru-metro-blue-line-delayed-to-march-2028-how-the-58km-airport-corridor-will-open-in-phases-which-stretches-will-be-ready-first-and-when-commuters-can-expect-services-from-central-silk-board-to-kia/photostory/134829302.cms
- Deccan Herald, Hebbal–airport link unlikely by June 2027, Aug 2026 (news): https://www.deccanherald.com/india/karnataka/bengaluru/hebbal-airport-metro-link-unlikely-by-june-2027-work-beyond-yelahanka-lags-4117442
- BMRCL, Detailed Project Report, Phase 3A Sarjapura–Hebbal, Feb 2026 (via OpenCity): https://data.opencity.in/dataset/473c1390-9d72-4091-8889-7c9fce219d5c/resource/f981a62e-d56f-4276-8735-5f399c544412/download/dpr_phase-3a_23.02.2026-1-506.pdf
- The Hindu, piped connections reduce tanker demand, 14 May 2026 (news): https://www.thehindu.com/news/national/karnataka/bengalurus-water-woes-piped-connections-sanchari-cauvery-reduce-tanker-demand/article70978412.ece
- The New Indian Express, 52 of 101 flood-prone locations yet to be fixed, 11 Apr 2026 (news): https://www.newindianexpress.com/cities/bengaluru/2026/Apr/11/52-of-101-flood-prone-locations-in-bengaluru-yet-to-be-fixed-before-monsoon
