Short answer: This North Bengaluru property guide compares five areas. Flat prices run from about ₹5,700 to ₹15,000 per sq ft (Knight Frank, H1 2026), with Yelahanka up 18% in a year. No metro runs in this corridor yet; the airport stretch is targeted for September 2027 (news). Guidance values vary by street, and Devanahalli has the highest flood hazard.
- North is growing: Knight Frank says North Bengaluru launches rose 10% and sales 11% in H1 2026.
- One year, very different moves: Yelahanka +18%, Hebbal +11%, Hennur +10%, Thanisandra +6%.
- Supply: 704 of the 2,692 projects K-RERA approved from 2020 to 15 Oct 2026 are in the North, Yelahanka and Devanahalli taluks (our count).
- Flood risk: an IISc-led study rated over half of Devanahalli taluk as high or very high flood hazard (news).
- Our NORTH check: network, official floor, risk, taluk supply, housing cost.
North Bengaluru stretches from the Hebbal flyover to the airport and beyond. The pitch is jobs near the airport and a metro on the way. This guide pulls together what we've verified area by area, so you can see the corridor at once and then read the area guide that fits.
How do the five areas compare?
| Area | Flat prices, ₹/sq ft (Knight Frank) | 12-month change | Guidance value range, ₹/sq m | Metro status (news) |
|---|---|---|---|---|
| Hebbal | 7,800–15,000 | +11% | 68,200 (Hebbala village site line) | Hebbal–airport stretch targeted for Sep 2027 |
| Yelahanka | 6,300–12,700 | +18% | 29,100–74,410 | Yelahanka station on the airport stretch (station names per news reports) |
| Thanisandra | 5,700–13,500 | +6% | 33,000–78,000 | Nagawara interchange nearby (station names per news reports); KR Puram–Hebbal Dec 2027 to Mar 2028 |
| Hennur | 7,000–14,000 | +10% | 25,000–80,000 | KR Puram–Hebbal Dec 2027 to Mar 2028; suburban Corridor-4 |
| Devanahalli | Not published | Not published | 4,500–44,000 (town sites) | Airport line serves the airport, not the town |
Prices are Knight Frank's H1 2026 ranges (Knight Frank). Guidance values are from the 2023 revision, which is still in force; check Kaveri for your registration date. Metro dates are from news reports and have slipped before (Times of India, 9 Oct 2026, news).
Where is new supply going?
Our count of K-RERA approvals from 2020 to 15 Oct 2026 (taluk study):
| Taluk | Projects approved | Share of 2,692 |
|---|---|---|
| Bengaluru North | 329 | 12.2% |
| Devanahalli | 242 | 9.0% |
| Yelahanka | 133 | 4.9% |
| North belt total | 704 | 26.2% |
For comparison, Bengaluru East had 643 and Anekal 603. Devanahalli's 242 projects sit in the taluk with the highest flood hazard share in the IISc-led study, as reported by Bangalore Mirror (news). See our flood exposure index.
Worked examples
Worked example 1: one year of price change on ₹1 crore
Illustrative. A flat worth ₹1,00,00,000 a year ago, moved by each area's Knight Frank 12-month change.
| Area | Change | Value now | Gain |
|---|---|---|---|
| Yelahanka | +18% | ₹1,18,00,000 | ₹18,00,000 |
| Hebbal | +11% | ₹1,11,00,000 | ₹11,00,000 |
| Hennur | +10% | ₹1,10,00,000 | ₹10,00,000 |
| Thanisandra | +6% | ₹1,06,00,000 | ₹6,00,000 |
A ₹12 lakh gap in one year between two neighbouring areas. One year isn't a trend, and a fast rise can mean less room to rise next. Use it to ask why, not to predict.
Worked example 2: the street decides the floor
A 1,200 sq ft site is 111.48 sq m. Here's its guidance value, and stamp duty and registration at 7.6% on that floor, at each end of two areas' ranges.
| Area and line | ₹/sq m | Guidance value | Charges on the floor |
|---|---|---|---|
| Yelahanka, lowest line | 29,100 | ₹32,44,068 | ₹2,46,549 |
| Yelahanka, highest line | 74,410 | ₹82,95,227 | ₹6,30,437 |
| Hennur, lowest line | 25,000 | ₹27,87,000 | ₹2,11,812 |
| Hennur, highest line | 80,000 | ₹89,18,400 | ₹6,77,798 |
Within one area, the floor can vary about threefold. Duty is on the higher of your price and the guidance value, so look up your exact line on Kaveri.
The NORTH check (our framework)
| Letter | Question | Where to look |
|---|---|---|
| N: Network | Which metro or rail line, and when (with slippage)? | Metro lines status |
| O: Official floor | What's the guidance value for your exact line? | Kaveri |
| R: Risk | Lakes, drains, IISc hazard, air base limits | Area guides, flood index |
| T: Taluk supply | How many projects are coming up nearby? | K-RERA, our taluk study |
| H: Housing cost | Price range, rent where published, commute | Knight Frank, area guides |
North Bengaluru checklist
- [ ] Metro date checked against the latest news, with a year's buffer
- [ ] Guidance value line looked up on Kaveri
- [ ] Lakes and drains near the site checked
- [ ] For Devanahalli: planning authority and water source confirmed
- [ ] Nearby RERA approvals counted
- [ ] Commute driven at peak hour
- [ ] Compared with the East (North vs East)
Frequently asked questions
Hebbal, Yelahanka, Thanisandra, Hennur and Devanahalli: prices, guidance values, metro timing, new RERA supply and flood risk, with links to each area guide.
Knight Frank's H1 2026 ranges run from ₹5,700 per sq ft at the low end of Thanisandra to ₹15,000 at the top of Hebbal. It doesn't publish Devanahalli prices.
Yelahanka, up 18% in the 12 months to H1 2026 on Knight Frank's figures. Thanisandra rose 6%.
The Hebbal–airport stretch is targeted for September 2027, according to news reports. The full Blue Line has been pushed to March 2028. Dates have slipped before.
No. It serves the airport. Devanahalli town is a separate municipal area with its own planning authority and water constraints.
It varies. An IISc-led study rated over half of Devanahalli taluk as high or very high flood hazard, and Yelahanka saw lake breaches in October 2024. Check each site.
Our count finds 704 K-RERA approvals across the North, Yelahanka and Devanahalli taluks from 2020 to 15 Oct 2026, about a quarter of the city's total.
It depends on your commute, budget and risk tolerance. Our North vs East comparison sets them side by side.
Sources
Checked 19 Oct 2026.
- Knight Frank, India Real Estate: Office and Residential Market H1 2026 (price ranges, 12-month change, North launches and sales): https://content.knightfrank.com/research/3116/documents/en/india-real-estate-office-and-residential-market-h1-2026-12927.pdf
- Karnataka Gazette Part III, 30 Sep 2023, guidance value revision (via OpenCity), as used in our area guides
- 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
- Bangalore Mirror, IISc-led flood hazard study, 14 Oct 2026 (news): https://bangaloremirror.indiatimes.com/bangalore/civic/red-alert/articleshow/134923907.cms
- acre&key, K-RERA approvals by taluk, 2020 to 15 Oct 2026: https://acrenkey.com/blogs/insights/new-rera-registered-projects-bengaluru-by-taluk-2020-2026/
- Karnataka RERA, View All Projects: https://rera.karnataka.gov.in/viewAllProjects?language=en
