Thanisandra Property Rates 2026: Metro, Water, Flood Risk

Short answer: Thanisandra property rates for flats run ₹5,700 to ₹13,500 per sq ft (Knight Frank, H1 2026), up 6% in a year. Official guidance values for sites range from ₹33,000 per sq m in Hegde Nagar to ₹78,000 on Thanisandra Main Road. No metro runs here yet; reports put the Blue Line at nearby Nagawara in late 2027 or early 2028.

Key takeaways

Prices: ANAROCK's Q1 2026 base rate for Thanisandra Main Road was ₹10,100 per sq ft, with 2BHK rents of ₹28,000 to ₹42,000 a month (about 4.2% gross yield).
Rents grew fast: ₹20,500 to ₹33,200 a month from end-2021 to end-2024, a 62% rise (CNBC TV18, citing ANAROCK).
Metro soon, not now: Nagawara will be a Pink and Blue Line interchange. News reports put the Blue Line's KR Puram–Hebbal stretch at December 2027 to March 2028.
One road, two floors: the main road line is more than twice the Hegde Nagar line behind it.
Our 4R check: road, rail, reservoir, register.

Table of contents

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

Thanisandra sits north of the outer ring road, between Hebbal, Hennur and the Manyata tech park belt. Its growth came from offices nearby and newer apartment stock along Thanisandra Main Road. This guide sticks to what official records and named sources say.

Who governs Thanisandra?

Thanisandra 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's five city corporations have 369 wards (notified November 2025), and they don't follow pin codes neatly. Use our ward and corporation lookup and confirm from the tax receipt. Some layouts here, such as Arkavathy Layout, are BDA layouts; our A, B and e-khata guide explains what the khata type means for you.

What are property rates in Thanisandra?

Official guidance values

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

Gazette line (residential site)	Per sq m	Per sq ft
Outer ring road facing lands, Thanisandra	₹78,000	₹7,246
Thanisandra Main Road, ring road to Hegdenagar	₹78,000	₹7,246
Thanisandra (listed property IDs)	₹65,000	₹6,039
Arkavathy Layout, Thanisandra	₹55,000	₹5,110
Rachenahalli Main Road (50 ft road)	₹52,000	₹4,831
Hegde Nagar	₹33,000	₹3,066
Byrathi Khane (village)	₹28,500	₹2,648

Flats are notified project by project, so look up yours on Kaveri. Our rates-by-area table has more localities. 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 Thanisandra flat prices at ₹5,700 to ₹13,500 per sq ft, up 6% over 12 months, which ranks 14th (tied) of the 17 Bengaluru locations in its table. ANAROCK's Q1 2026 quoted base rate for Thanisandra Main Road was ₹10,100 per sq ft. Knight Frank also calls North Bengaluru the city's fastest-growing residential corridor, with launches up 10% and sales up 11% in H1 2026.

These are consultant figures for new stock. For one building, check past registered values on Kaveri encumbrance certificates.

Rents

ANAROCK quotes ₹28,000 to ₹42,000 a month for a 1,000 sq ft 2BHK on Thanisandra Main Road in Q1 2026. Earlier, CNBC TV18 reported, citing ANAROCK, that average rent on Thanisandra Main Road rose from ₹20,500 to ₹33,200 between end-2021 and end-2024, about 62% (news).

What's being built

Thanisandra wasn't separated in our RERA study, so we don't quote a delivery figure. Check each project's completion date and extensions on Karnataka RERA.

Is there a metro in Thanisandra?

Not yet. Two lines are due at Nagawara, just south of Thanisandra (station names per news reports):

Line	What it does	Status (Oct 2026)
Pink Line, Dairy Circle–Nagawara (underground)	Links Nagawara to the city centre and south	The underground stretch to Nagawara is reported as delayed, with no firm opening date (news)
Blue Line, KR Puram–Hebbal	Nagawara, HBR Layout and others, linking the Purple Line to Hebbal and the airport line	Expected December 2027 to March 2028 (news)

Source: Times of India, 9 Oct 2026 (news). Treat the dates as targets and measure the walk or ride from your building to Nagawara.

Where does Thanisandra get its water?

The villages around Thanisandra were among those added to the city in 2007, in zones covered by Cauvery Stage 5, which JICA lists as including Byatarayanapura and Yelahanka. By May 2026, about 1.15 lakh of an estimated 1.8 lakh buildings in Stage 5 villages were connected (The Hindu, news). That leaves room for buildings still on borewells and tankers. Ask for the BWSSB connection details and bills; our Cauvery Stage 5 guide shows how.

Is Thanisandra flood-prone?

Low pockets near Rachenahalli lake and the valley drains are the ones to check. Bengaluru tracks flooding as points: in April 2026, 52 of 101 listed flood-prone locations were still unfixed; of the 101, 6 were in the North corporation and 20 in the East (The New Indian Express, news). A list of road points won't tell you about one 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: duty on a Thanisandra Main Road flat

Illustrative. A 1,000 sq ft flat at ANAROCK's base rate of ₹10,100 per sq ft = ₹1,01,00,000.

Charge	Working	Amount
Stamp duty 5%	5% × ₹1,01,00,000	₹5,05,000
Cess 10% of duty	10% × ₹5,05,000	₹50,500
Surcharge 2% of duty	2% × ₹5,05,000	₹10,100
Registration 2%	2% × ₹1,01,00,000	₹2,02,000
Total (7.6%)		₹7,67,600

Check the flat's guidance value on Kaveri; if it were higher than the price, charges would go on it instead. Our full cost guide adds GST and other costs.

Worked example 2: rent vs EMI

Illustrative. The same flat with 20% down: an ₹80,80,000 loan over 20 years at an assumed 8.5%.

Item	Working	Result
EMI	standard formula	about ₹70,120 a month
Rent (ANAROCK midpoint)	(₹28,000 + ₹42,000) ÷ 2	₹35,000 a month
Gross yield	₹35,000 × 12 ÷ ₹1,01,00,000	about 4.2%

Renting costs half the EMI. Run your own numbers on the EMI calculator.

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

Illustrative.

Gazette line	Guidance value	Minimum charges at 7.6%
Hegde Nagar, ₹33,000 per sq m	₹36,78,964	₹2,79,601
Thanisandra, ₹65,000 per sq m	₹72,46,444	₹5,50,730
Thanisandra Main Road, ₹78,000 per sq m	₹86,95,733	₹6,60,876

The main road floor is 2.4 times Hegde Nagar's. Find your exact line before you agree a price close to it.

The 4R Thanisandra check (our framework)

Check	Question	Where to look
Road	Which gazette line applies, and how does the building reach the main road at peak hour?	Kaveri valuation; drive it at 9 am
Rail	How far is Nagawara, and are you counting a line that isn't running?	The status table above
Reservoir	BWSSB connection, or borewells and tankers? Is it near Rachenahalli lake or a drain?	Bills and connection number; survey maps; visit after rain
Register	Khata type, approvals, RERA date and extensions	e-Aasthi record; RERA page; lawyer's check

Thanisandra buyer's checklist

[ ] Ward and corporation confirmed from the tax receipt
[ ] Khata type checked (A, B or e-Khata) and matched to the deed
[ ] Guidance value line found on Kaveri for the exact property
[ ] Past registered values checked on encumbrance certificates
[ ] Water source and BWSSB connection confirmed in writing, with bills
[ ] Distance to Rachenahalli lake or the nearest drain checked; site seen after heavy rain
[ ] 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 Thanisandra?

Counting Nagawara as open. Neither line there is running yet.
Pricing off the main road. Lines behind it are far lower.
Assuming Stage 5 means a tap. Check the building's own connection.
Skipping the khata check. Layout history varies street by street.

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 Thanisandra in 2026?

Knight Frank's H1 2026 report puts Thanisandra flat prices at ₹5,700 to ₹13,500 per sq ft, up 6% in a year. ANAROCK's Q1 2026 base rate for Thanisandra Main Road was ₹10,100 per sq ft. Official site guidance values run ₹33,000 to ₹78,000 per sq m.

Is Thanisandra good to live in?

It suits people working in the Manyata and Hebbal belt who want newer flats. Rents are about ₹28,000 to ₹42,000 for a 2BHK. Against that, the metro isn't running yet, the main road is congested, and water varies by building. Run the road, rail, reservoir, register check.

Is there a metro in Thanisandra?

Not yet. Nagawara, just south, will be an interchange for the Pink Line (underground stretch reported delayed, no firm date) and the Blue Line's KR Puram–Hebbal stretch (expected December 2027 to March 2028). These are news-reported targets, so time your commute without them.

Does Thanisandra get Cauvery water?

Many buildings do, but not all. The villages around Thanisandra 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 connection details and recent bills before you buy.

Is Thanisandra flood-prone?

Low pockets near Rachenahalli lake and the valley drains need checking. Flood-prone points are tracked street by street, not by area. Check the distance to the nearest lake and drain on survey maps, and visit the site after heavy rain.

What is the guidance value in Thanisandra?

Under the 2023 gazette, Thanisandra Main Road and the ring road facing lands are ₹78,000 per sq m, listed Thanisandra properties ₹65,000, Arkavathy Layout ₹55,000 and Hegde Nagar ₹33,000. Flats are notified project by project on Kaveri.

How much rent can I get in Thanisandra?

ANAROCK quotes ₹28,000 to ₹42,000 a month for a 1,000 sq ft 2BHK on Thanisandra Main Road in Q1 2026. At its ₹10,100 per sq ft base rate, that's a gross yield of about 4.2%, before maintenance, vacancy and tax.

How much stamp duty will I pay in Thanisandra?

About 7.6% of the price: 5% duty, 10% cess and 2% surcharge on the duty, plus 2% registration. On a ₹1.01 crore flat that's ₹7,67,600. If the guidance value is higher than your price, charges go on the guidance value.