Hebbal Property Rates 2026: Metro, Water and Flood Risk

Short answer: Hebbal property rates for flats run ₹7,800 to ₹15,000 per sq ft (Knight Frank, H1 2026), up 11% in a year. Official guidance values are much lower: ₹68,200 per sq m (₹6,336 per sq ft) for the Hebbala village site line. Hebbal has no running metro yet; the airport line's Hebbal stretch is targeted for September 2027.

Key takeaways

Prices vs the floor: Knight Frank's Hebbal range is 1.43 to 2.75 times a ₹58,690 per sq m apartment line in Hebbala. Duty usually goes on your price, but older resale flats can sit close to the floor.
North is growing: Knight Frank says North Bengaluru launches rose 10% and sales 11% in H1 2026.
Metro is coming, not here: Hebbal–airport is targeted for September 2027 and KR Puram–Hebbal for December 2027 to March 2028 (news). The Sarjapura–Hebbal Red Line still awaits approval.
No rent benchmark: ANAROCK's rent table doesn't cover Hebbal, so we don't quote a figure.
Our 4L check: line, lake, lane, launch.

Table of contents

Who governs Hebbal?
What are property rates in Hebbal?
Is there a metro in Hebbal?
Where does Hebbal get its water?
Is Hebbal flood-prone?
Worked examples
The 4L Hebbal check (our framework)
Hebbal buyer's checklist
What mistakes do buyers make in Hebbal?
Frequently asked questions
Talk it through with acre&key
Sources

Hebbal sits where Bellary Road meets the outer ring road, on the way to the airport. Its pull is location: offices along the north ring road, the airport corridor, and a quick run into the city when the flyover is clear. This guide sticks to what official records and named sources say.

Who governs Hebbal?

Hebbal is inside the Greater Bengaluru Authority (GBA) area, so property records are e-Khata on GBA's e-Aasthi, and the stamp duty surcharge is the city rate of 2% of duty. GBA replaced BBMP with five city corporations, and their 369 wards (notified in November 2025) don't follow pin codes neatly. Use our ward and corporation lookup, then confirm from the tax receipt. Our GBA explainer covers what changed.

What are property rates in Hebbal?

Official guidance values

Residential site rates from the 2023 gazette (in force since 1 Oct 2023), Gandhinagar registration-district book:

Gazette line (residential site)	Per sq m	Per sq ft
Hebbala (village, pin 560024)	₹68,200	₹6,336
Hebbal outer ring road, attached survey numbers	₹1,22,200	₹11,353
Hebbal Amanikere (village)	₹49,830	₹4,629
Hebbal Amanikere Main Road	₹93,840	₹8,718
Nagavara (village)	₹42,400	₹3,939
Byatarayanapura (village)	₹45,000	₹4,181
Apartment lines in Hebbala (several projects)	₹58,690–63,690	₹5,452–5,917

Flats are notified project by project, so we don't name them. Look up your own on Kaveri, and see more localities in our rates-by-area table. A revision has been reported in the news, but none had been notified as of 19 Oct 2026.

Market prices

Knight Frank's H1 2026 report puts Hebbal flat prices at ₹7,800 to ₹15,000 per sq ft, up 11% over 12 months, 7th of the 17 Bengaluru locations in its table. It also calls North Bengaluru the city's fastest-growing residential corridor, with launches up 10% and sales up 11% year on year. These are consultant figures for new stock, not registered sales. For one building, check past registered values on Kaveri encumbrance certificates.

Rents and jobs

We haven't found a consultant rent figure for Hebbal: ANAROCK's Q1 2026 rent table doesn't include it, and listing-portal rents aren't evidence. For jobs, ANAROCK's April 2026 report puts Grade-A office rents in the Hebbal–Yelahanka belt at ₹72 to ₹135 per sq ft a month, up 6% in 2025.

What's being built

Hebbal isn't in the three east taluks we downloaded for our RERA study, so we don't have a delivery figure for it. Check each project's completion date and extensions on Karnataka RERA.

Is there a metro in Hebbal?

Not yet. Three lines are planned to meet here:

Line	What it does for Hebbal	Status (Oct 2026)
Blue Line, Hebbal–airport	Hebbal station to Kempegowda International Airport (station names per news reports)	Targeted for September 2027 (news)
Blue Line, KR Puram–Hebbal	Links Hebbal to the Purple Line at KR Puram	Expected December 2027 to March 2028 (news)
Red Line (Phase 3A)	Sarjapura to Hebbal through the city centre, 37.804 km, 27 stations	Awaiting central approval
Orange Line (Phase 3)	JP Nagar to Kempapura, next to Hebbal	Foundation stone laid in August 2025

The Blue Line dates come from the Bengaluru development minister, as reported by the Times of India on 9 Oct 2026. Deccan Herald reported in August 2026 that work beyond Yelahanka was lagging, so treat September 2027 as a target. The Red Line route is from BMRCL's February 2026 project report, and Phase 3 (over 44 km, 31 elevated stations) is from PIB.

Where does Hebbal get its water?

The old Hebbal area has long been in the city, but the belt around it includes villages added in 2007, which fall in the former Byatarayanapura and Yelahanka 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). So supply varies building by building. Ask for the BWSSB connection details and recent bills. Our Cauvery Stage 5 guide shows how.

Is Hebbal flood-prone?

Hebbal lake and the Hebbal valley drains make the low-lying pockets the ones to watch. Bengaluru tracks flooding as points: in April 2026, 6 of the city's 101 listed flood-prone locations were in the North corporation, and 52 of the 101 citywide were still unfixed (The New Indian Express, news). That's fewer than the West or South, but a list of points says nothing about a specific plot.

Lake buffers became size-based (0 to 30 m) under Act 19 of 2026, and primary drains carry a 50 m buffer under RMP-2015. Our lake and drain checks show how to check a site.

Worked examples

Worked example 1: a new flat, price well above the floor

Illustrative. A 1,200 sq ft flat at Knight Frank's low end of ₹7,800 per sq ft, on a ₹58,690 per sq m apartment line.

Item	Working	Result
Price	1,200 × ₹7,800	₹93,60,000
Guidance value	1,200 ÷ 10.764 × ₹58,690	₹65,42,982
Price ÷ guidance value	₹93,60,000 ÷ ₹65,42,982	1.43
Charges at 7.6%	7.6% × ₹93,60,000	₹7,11,360

Even at the bottom of the range, the price is 1.43 times the line, so duty goes on the price. Kaveri can add floor, amenity and parking amounts to a flat's value, so check the exact figure. Our full cost guide adds GST and other costs, and the stamp duty calculator runs your own numbers.

Worked example 2: an older resale flat priced below the floor

Illustrative. A 1,100 sq ft resale flat on a ₹63,690 per sq m line, agreed at ₹5,500 per sq ft.

Item	Working	Result
Price	1,100 × ₹5,500	₹60,50,000
Guidance value	1,100 ÷ 10.764 × ₹63,690	₹65,08,700
Charges at 7.6% on the guidance value	7.6% × ₹65,08,700	₹4,94,661
Extra vs charges on the price	₹4,94,661 − ₹4,59,800	₹34,861

The sub-registrar can value the flat at the guidance value, so budget charges on ₹65.09 lakh. The guidance value is within 110% of the price (₹66.55 lakh), so the income-tax gap rules in our guidance value vs market price post shouldn't be triggered. Confirm with your CA.

Worked example 3: a 1,200 sq ft site on three lines

Illustrative.

Gazette line	Guidance value	Minimum charges at 7.6%
Hebbal Amanikere (village)	₹55,55,236	₹4,22,198
Hebbal Amanikere Main Road	₹1,04,61,636	₹7,95,084
Hebbal outer ring road, attached	₹1,36,23,315	₹10,35,372

The same size of site has a floor ranging from ₹55.6 lakh to ₹1.36 crore depending on which line applies.

The 4L Hebbal check (our framework)

Check	Question	Where to look
Line	Which gazette line applies, and is the price near it?	Kaveri valuation; deed schedule
Lake	Is the site low-lying or near Hebbal lake or a valley drain?	Revenue maps, our lake and drain checks, a visit after heavy rain
Lane	How does the building reach Bellary Road and the ring road at peak hour?	Drive it at 9 am and 6 pm
Launch	Is the metro you're counting on running, under construction or only planned?	BMRCL updates; the table above

Hebbal buyer's checklist

[ ] Ward and city corporation confirmed from the tax receipt or e-Khata
[ ] Guidance value line found on Kaveri for the exact flat or site
[ ] Past registered values checked on encumbrance certificates
[ ] Water source and BWSSB connection confirmed in writing, with bills
[ ] Distance to Hebbal lake or the nearest drain checked; site seen after heavy rain
[ ] Peak-hour commute timed without counting the metro
[ ] RERA registration, completion date and extensions checked
[ ] Title, approvals and occupancy checked by a lawyer (our legal checks guide)

What mistakes do buyers make in Hebbal?

Paying for the metro twice. Prices may already reflect lines that aren't open yet.
Ignoring the line. A ring-road-attached site carries more than twice the floor of the village line behind it.
Assuming city water. Check the building, not the area.
Forgetting resale flats near the floor. Older flats can trigger duty on the guidance value.

This is general information, not legal or tax advice. Ask a property lawyer to check title and approvals, and a CA about the tax side.

Frequently asked questions

What are property rates in Hebbal in 2026?

Knight Frank's H1 2026 report puts Hebbal flat prices at ₹7,800 to ₹15,000 per sq ft, up 11% in a year. The official guidance value for the Hebbala village site line is ₹68,200 per sq m, about ₹6,336 per sq ft, and apartment lines run ₹58,690 to ₹63,690 per sq m.

Is Hebbal good to live in?

It suits people who need the airport road, the north ring road offices or quick city access. Against that, the metro isn't running yet, the flyover junction is congested, and low pockets near the lake need checking. Run the line, lake, lane, launch check on each property.

Is there a metro in Hebbal?

Not yet. The Blue Line's Hebbal–airport stretch is targeted for September 2027 and KR Puram–Hebbal for December 2027 to March 2028, according to October 2026 news reports. The Sarjapura–Hebbal Red Line still awaits central approval.

Does Hebbal get Cauvery water?

Many buildings do, but not all. Villages added to the city in 2007 around Hebbal fall 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 connection details and bills before you buy.

Is Hebbal flood-prone?

Low-lying pockets near Hebbal lake and valley drains are the ones to watch. In April 2026, the North corporation had 6 of the city's 101 listed flood-prone points. Check the specific street, the nearest lake and drain, and visit after heavy rain.

What is the guidance value in Hebbal?

Under the 2023 gazette, the Hebbala village site line is ₹68,200 per sq m, the outer ring road attached line ₹1,22,200, and Hebbal Amanikere Main Road ₹93,840. Several apartment lines in Hebbala are ₹58,690 to ₹63,690 per sq m. Check your exact property on Kaveri.

How much stamp duty will I pay in Hebbal?

About 7.6% of the price: 5% duty, 10% cess and 2% surcharge on the duty, plus 2% registration. On a ₹93.6 lakh flat that's ₹7,11,360. If the guidance value is higher than your price, charges go on the guidance value.

What rent can I expect in Hebbal?

We don't have a reliable figure. ANAROCK's Q1 2026 rent table doesn't include Hebbal, and listing-portal rents are asking prices, not evidence. Ask for recent rental agreements in the same building, or check with residents, before relying on a rent estimate.