Hennur Property Rates 2026: Metro, Water and Flood Risk

Short answer: Hennur property rates for flats run ₹7,000 to ₹14,000 per sq ft (Knight Frank, H1 2026), up 10% in a year. Official site guidance values range from ₹25,000 per sq m off the main road to ₹80,000 on Hennur–Bagalur Main Road. No metro or suburban train runs here yet. Both are under construction nearby.

Key takeaways

Steady, not spiking: +10% in 12 months, mid-table among Knight Frank's 17 Bengaluru locations.
The road sets the floor: a 1,200 sq ft site's guidance value runs from ₹27.9 lakh to ₹89.2 lakh depending on the line.
Rail is coming: the Blue Line's KR Puram–Hebbal stretch is expected by December 2027 to March 2028 (news), and Hennur is a station on suburban Corridor-4.
Drains matter: nearby Sai Layout flooded again in May 2026 (news).
Our 3D check: drain, drive, deed.

Table of contents

Who governs Hennur?
What are property rates in Hennur?
Is there a metro in Hennur?
Where does Hennur get its water?
Is Hennur flood-prone?
Worked examples
The 3D Hennur check (our framework)
Hennur buyer's checklist
What mistakes do buyers make in Hennur?
Frequently asked questions
Talk it through with acre&key
Sources

Hennur runs north from the outer ring road along Hennur Main Road towards Bagalur, between Kalyan Nagar, Horamavu and Thanisandra. Buyers come for Manyata and the ring road offices, and for newer stock further up the road. This guide sticks to official records and named sources.

Who governs Hennur?

Hennur is inside the Greater Bengaluru Authority (GBA) area, so records are e-Khata on e-Aasthi and charges are about 7.6% of value. GBA's five city corporations and 369 wards don't follow pin codes neatly, and the Hennur belt sits near corporation boundaries. Use our ward and corporation lookup, then confirm from the tax receipt.

What are property rates in Hennur?

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
Hennur Gundu Thopu	₹25,000	₹2,323
Hennur Arkavathi Layout	₹40,000	₹3,716
Hennuru (village)	₹50,000	₹4,645
Hennur HBR Layout	₹65,000	₹6,039
Hennuru Main Road (two stretches)	₹65,000–70,000	₹6,039–6,503
Hennuru Main Road–Bagaluru Main Road	₹80,000	₹7,432
Outer ring road and service road (Hennur section)	₹1,50,000	₹13,935
Apartment lines in the Hennuru section (many projects)	₹45,000–70,000, most ₹46,000–50,000	₹4,181–6,503

Flats are notified project by project, so we don't name them. Look up your own on Kaveri, and compare 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 Hennur flat prices at ₹7,000 to ₹14,000 per sq ft, up 10% over 12 months, level with Electronic City and in the middle of its 17 Bengaluru locations. Knight Frank counts Hennur in North Bengaluru, where it says launches rose 10% and sales 11% year on year. These are consultant figures for new stock, not registered sales.

Rents and jobs

ANAROCK lists Hennur Road in its North zone but gives no rent or base rate for 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

The RERA register's list view gives taluk, not locality, so we can't count Hennur projects separately. Our RERA supply study has the taluk totals. Check each project's completion date and extensions on Karnataka RERA.

Is there a metro in Hennur?

Not yet. Two lines are being built through or near Hennur:

Line	What it does for Hennur	Status (Oct 2026)
Blue Line, KR Puram–Hebbal	Runs along the ring road south of Hennur, with stations including Kalyan Nagar and HBR Layout (station names per news reports), linking the Purple Line to Hebbal and the airport line	Expected December 2027 to March 2028 (news)
Suburban Corridor-4 (Kanaka), Heelalige–Rajanukunte	Hennur is one of three elevated stations in the northern package	Station works under way in the package; 43 of 57 acres acquired for the corridor; no revised completion date

The Blue Line dates come from the Bengaluru development minister, as reported by the Times of India on 9 Oct 2026. The suburban details are from K-RIDE's May 2026 newsletter and the government's reply to Lok Sabha question 583 of 22 Jul 2026. See every line in our metro status guide.

Where does Hennur get its water?

Parts of the Hennur belt were among the villages added to the city in 2007, in zones covered by Cauvery Stage 5 (JICA). 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 Hennur flood-prone?

Some pockets are. Sai Layout, in the Horamavu–Geddalahalli area next to Hennur, has flooded repeatedly, with a narrow railway vent limiting drain flow (Deccan Herald, news). It flooded again on 18 May 2026, when homes next to drains in Kalyan Nagar, Horamavu and nearby areas also took water (The New Indian Express, news).

The lesson is to check the drain, not the locality name. Primary drains carry a 50 m buffer under RMP-2015, and lake buffers became size-based (0 to 30 m) under Act 19 of 2026. Our lake and drain checks show how.

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 ₹7,000 per sq ft, on a ₹50,000 per sq m apartment line.

Item	Working	Result
Price	1,200 × ₹7,000	₹84,00,000
Guidance value	1,200 ÷ 10.764 × ₹50,000	₹55,74,136
Price ÷ guidance value	₹84,00,000 ÷ ₹55,74,136	1.51
Charges at 7.6%	7.6% × ₹84,00,000	₹6,38,400

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.

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

Illustrative. A 1,000 sq ft resale flat on the same line, agreed at ₹4,500 per sq ft.

Item	Working	Result
Price	1,000 × ₹4,500	₹45,00,000
Guidance value	1,000 ÷ 10.764 × ₹50,000	₹46,45,113
Charges at 7.6% on the guidance value	7.6% × ₹46,45,113	₹3,53,029
Extra vs charges on the price	₹3,53,029 − ₹3,42,000	₹11,029

Budget charges on ₹46.45 lakh. The guidance value is within 110% of the price (₹49.5 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%
Hennur Gundu Thopu, ₹25,000 per sq m	₹27,87,068	₹2,11,817
Hennuru village, ₹50,000	₹55,74,136	₹4,23,634
Hennuru Main Road–Bagaluru Main Road, ₹80,000	₹89,18,618	₹6,77,815

The main road floor is 3.2 times the Gundu Thopu line. Confirm the line for your survey number before you agree a price.

The 3D Hennur check (our framework)

Check	Question	Where to look
Drain	Is the site next to a stormwater drain or in a low pocket that floods?	Revenue maps, our drain checks, residents, a visit after heavy rain
Drive	How long is the run to Manyata or the ring road at peak hour, with no metro?	Drive Hennur Main Road at 9 am and 6 pm
Deed	Which gazette line applies, and is the khata in order?	Kaveri valuation, deed schedule, e-Khata

Hennur 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
[ ] Distance to the nearest stormwater drain checked; site seen after heavy rain
[ ] Water source and BWSSB connection confirmed in writing, with bills
[ ] Peak-hour commute timed without counting the metro or suburban rail
[ ] 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 Hennur?

Counting the train before it runs. Neither the Blue Line nor Corridor-4 is open, and suburban rail has no revised date.
Judging flood risk by the area name. Drains flood; whole localities usually don't.
Using one rate for the whole road. Lines behind the main road can be a third of the main road value.
Skipping the khata check. Confirm the records are in order before you pay anything. Our neighbouring Thanisandra guide covers the same belt.

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 Hennur in 2026?

Knight Frank's H1 2026 report puts Hennur flat prices at ₹7,000 to ₹14,000 per sq ft, up 10% in a year. Official site guidance values run from ₹25,000 per sq m off the main road to ₹80,000 on Hennur–Bagalur Main Road, and most apartment lines are ₹46,000 to ₹50,000.

Is Hennur good to live in?

It suits people working at Manyata or along the north ring road who want newer stock at lower prices than Hebbal. Against that, no train runs yet, Hennur Main Road is congested at peak hours, and some pockets near drains flood. Run the drain, drive, deed check.

Is there a metro in Hennur?

Not yet. The Blue Line's KR Puram–Hebbal stretch, south of Hennur along the ring road, is expected by December 2027 to March 2028 according to October 2026 news reports. Hennur also has a station on suburban rail Corridor-4, which has no revised completion date.

Does Hennur get Cauvery water?

Many buildings do, but not all. Parts of the Hennur belt are in 2007-added areas covered by Cauvery Stage 5, where about 1.15 lakh of 1.8 lakh buildings were connected by May 2026. Ask for the building's BWSSB connection details and recent bills before you buy.

Is Hennur flood-prone?

Pockets near stormwater drains are. Nearby Sai Layout flooded again on 18 May 2026, and homes next to drains in Kalyan Nagar and Horamavu took water the same evening. Check the distance to the nearest drain and visit after heavy rain before you commit.

What is the guidance value in Hennur?

Under the 2023 gazette, Hennuru village is ₹50,000 per sq m, Hennuru Main Road ₹65,000 to ₹70,000, Hennur–Bagalur Main Road ₹80,000 and Hennur Gundu Thopu ₹25,000. Apartment lines in the Hennuru section are mostly ₹46,000 to ₹50,000. Check your exact property on Kaveri.

How much stamp duty will I pay in Hennur?

About 7.6% of the price: 5% duty, 10% cess and 2% surcharge on the duty, plus 2% registration. On an ₹84 lakh flat that's ₹6,38,400. If the guidance value is higher than your price, charges go on the guidance value instead.

What rent can I expect in Hennur?

We don't have a reliable figure. ANAROCK lists Hennur Road in its North zone but publishes no rent for it, and listing-portal rents are asking prices, not evidence. Ask for recent rental agreements in the same building before relying on a rent estimate.