Hennur Road property prices have risen fast. Portal data in 2026 put the average asking rate near ₹10,600 per sq ft, roughly 10–13% higher than a year earlier. Yet the deals actually registered with the government came in nearer ₹8,800. This guide explains the gap, what a new 2 BHK or 3 BHK really costs once taxes are added, what it rents for, and how to tell whether the price you’re quoted is fair.
Key takeaways
- Hennur Road property prices averaged about ₹10,600 per sq ft on portals in 2026, in a range of roughly ₹8,650–12,950
- Government-recorded flat deals averaged about ₹8,800 per sq ft. Asking prices and registered prices aren’t the same thing
- On an under-construction flat, taxes and fees add about 12.65% on top of the agreement value in Karnataka
- Typical 2 BHK rents of ₹28,000–38,000 give gross yields near 3%. This is a market for living in, not for income
- Price per sq ft on super built-up area hides the loading. Always convert to carpet area
Want a worked example? Our page on Concorde Sienna, Hennur Main Road has a full cost sheet on its published ₹1.25 Cr starting price.
In this guide
All figures here are from 2026 sources, and we name them at the end. Statutory rates were checked in October 2026.
Hennur Road Property Prices in 2026
Here’s what the 2026 data says about Hennur Road property prices for apartments.
| Measure | Figure | Source type |
|---|---|---|
| Average asking rate | About ₹10,600 per sq ft | Property portals, 2026 |
| Asking-rate range | About ₹8,650–12,950 per sq ft | Property portals, 2026 |
| One-year change | About 10–13% | Portals and market blogs (sources differ) |
| Registered flat deals | About ₹8,800 per sq ft | Government transaction records, via a 2026 locality guide |
| New launch example | About ₹10,400 per sq ft | Concorde Sienna: ₹1.25 Cr published starting price over a 1,200 sq ft 2 BHK |
One market blog also claimed Hennur Road property prices rose about 83% over five years. We couldn’t verify that against a second source, so don’t lean on it. The one-year figure is better supported.
The new launch example matters for Hennur Road property prices because it tells you where branded projects sit. Concorde Sienna prices its entry 2 BHK almost exactly at the road’s average asking rate. Secondary sources report its 3 BHK homes at ₹1.62–1.96 Cr, which also works out at about ₹10,500 per sq ft.
Why Asking and Registered Prices Differ
There’s a gap of roughly ₹1,800 per sq ft between asking and registered Hennur Road property prices. There are three reasons for it.
Different stock. Portal figures for Hennur Road property prices are dominated by new launches and newer resale flats. Registered deals include older buildings, smaller projects and independent houses, which sell for less.
Negotiation. Asking prices are opening positions. Resale flats on Hennur Road often close below the listed figure, especially when a lot of similar flats are for sale in the same project.
What gets registered. An under-construction flat isn’t registered until handover, so a 2026 launch won’t appear in registered data until about 2030. Registered prices therefore lag the new-launch market by several years.
What it means for you: if you’re buying new, compare against other new launches. If you’re buying resale, the registered figure is the better anchor for your offer.
How Prices Change Along the Road
Hennur Road property prices aren’t uniform. The road runs about 15 km from Hennur Cross towards Bagalur, and the price pattern follows three stretches.
- Hennur Cross to the ORR. Older, built-up, mostly resale. You pay for being near Kalyan Nagar and the Outer Ring Road, not for new construction.
- Kothanur and Hennur Gardens. Mid-2010s gated projects. Resale here often comes in under new-launch prices further north, with schools and shops already in place.
- Kannur towards Bagalur. Where most 2026 launches are. Branded towers cluster around the road’s average asking rate, which sets new-launch Hennur Road property prices.
Our Hennur Road Bangalore area guide covers each stretch in more detail, including commute times and schools.
What a Flat Really Costs, All In
The quoted price is never what you pay. For an under-construction flat in Karnataka, these are the government charges as of October 2026:
- GST: 5% of the agreement value, with no input tax credit (homes above the affordable-housing limit)
- Stamp duty: 5% for properties above ₹45 lakh
- Cess: 10% of the stamp duty
- Surcharge: 3% of the stamp duty outside the old BBMP limits, 2% inside
- Registration fee: 2%, doubled from 1% on 31 August 2025
Here’s how those charges work out at three Hennur Road property prices, using Concorde Sienna’s published starting price and two reported 3 BHK prices. We’ve used the 3% surcharge.
| Item | 2 BHK at ₹1.25 Cr | 3 BHK at ₹1.63 Cr | 3 BHK at ₹1.96 Cr |
|---|---|---|---|
| GST at 5% | ₹6,25,000 | ₹8,15,000 | ₹9,80,000 |
| Stamp duty at 5% | ₹6,25,000 | ₹8,15,000 | ₹9,80,000 |
| Cess (10% of duty) | ₹62,500 | ₹81,500 | ₹98,000 |
| Surcharge (3% of duty) | ₹18,750 | ₹24,450 | ₹29,400 |
| Registration at 2% | ₹2,50,000 | ₹3,26,000 | ₹3,92,000 |
| All-in | ₹1,40,81,250 | ₹1,83,61,950 | ₹2,20,79,400 |
That’s about 12.65% on top of the agreement value in each case, at every level of Hennur Road property prices. On top of that come floor rise, car parking, club membership, utility deposits, legal fees and the maintenance advance, which together can add a few lakh more.
None of the taxes is financed. Banks lend against the agreement value. The GST is paid in stages with your instalments, but stamp duty and registration are due in cash on registration day. On a ₹1.25 Cr flat that’s about ₹9.6 lakh, so keep it in savings.
Stamp duty is charged on the higher of the agreement value and the government guidance value. On a new launch the agreement value is usually higher, but check. If you’d like to know how the same charges apply to land, our guide to plot registration charges in Karnataka covers it.
What You Need in the Bank
Hennur Road property prices are only half the question. The other half is the cash you need before the bank lends anything. Here’s an illustrative plan for the ₹1.25 Cr 2 BHK, assuming an 80% home loan.
| Item | Amount | When it’s due |
|---|---|---|
| Your 20% share of the agreement value | ₹25,00,000 | Early instalments, usually within the first few months |
| GST at 5% | ₹6,25,000 | Spread across the construction instalments |
| Stamp duty, cess, surcharge and registration | ₹9,56,250 | On registration day |
| Cash from savings | ₹40,81,250 | Before extras like parking and deposits |
On the ₹1 Cr loan, the EMI at an illustrative 8.5% over 20 years is about ₹86,800 a month. Your bank’s actual rate will differ, so run your own numbers. Most lenders want the EMI to stay under about half of your take-home pay, which points to a household income of roughly ₹1.75 lakh a month or more for this flat.
If you’re still paying rent while the building goes up, add that too. At current Hennur Road property prices, the first four years cost a lot more than the price tag suggests.
The Carpet Area Trick
Hennur Road property prices are quoted per sq ft of super built-up area. That includes your share of lobbies, lifts, stairs, the clubhouse and walls. Carpet area is the floor you actually live on, and it’s the figure RERA requires the developer to file.
Take Concorde Sienna’s 2 BHK. Concorde publishes 1,200 sq ft of super built-up area. One other source reports a carpet area of 816–830 sq ft. If that’s right, the loading is about 31%, and the real price per sq ft of carpet is about ₹15,200, not ₹10,400.
That’s the number to compare across projects when you weigh Hennur Road property prices. Two flats quoted at the same rate can differ by ₹1,500 per sq ft of carpet once you account for loading. You can read more on how RERA defines carpet area.
Rents and Rental Yield
Reported 2 BHK rents in gated projects on Hennur Road mostly fall between ₹28,000 and ₹38,000 a month in 2026. Furnished flats in premium projects go higher, and older independent-house rentals go lower.
Here’s the yield at current Hennur Road property prices, using the ₹1.41 Cr all-in cost of a 1,200 sq ft 2 BHK:
| Monthly rent | Annual rent | Gross yield on ₹1.41 Cr |
|---|---|---|
| ₹28,000 | ₹3,36,000 | 2.4% |
| ₹35,000 | ₹4,20,000 | 3.0% |
| ₹38,000 | ₹4,56,000 | 3.2% |
Take off maintenance, property tax, letting costs and a month or so of vacancy a year, and the net yield is closer to 2–2.5%. A fixed deposit pays more. So if you’re buying on Hennur Road, buy because you’ll live there or because you expect the price to rise. Don’t buy for the rent.
Will Hennur Road Property Prices Keep Rising?
Nobody can promise that, and anyone who does is selling something. Here’s what pushes each way.
Pushing up: Manyata Tech Park and the newer offices towards the airport keep housing demand steady. The airport run via Bagalur avoids Hebbal. Branded developers are still buying land here, which tells you they expect demand to hold.
Holding back: several thousand similar flats are due between 2028 and 2031. No metro runs on the road. Proposed road projects, such as the Nagawara–Bagalur elevated corridor, are only at the planning stage. And Hennur Main Road is already congested at peak.
Our view: Hennur Road property prices sit in a steady market with a supply overhang. Prices may keep rising, but the double-digit yearly gains of the last few years are unlikely to continue in a straight line, especially when the current launches hand over together.
How to Tell If a Quote Is Fair
Use these five checks on any quote, whatever Hennur Road property prices are doing that month:
- Convert to carpet area. Ask for the RERA carpet area and divide the price by it.
- Compare with two other new launches on the same stretch, at the same carpet price.
- Get the full cost sheet, with floor rise, parking, club and deposits as separate lines.
- Add 12.65% for the taxes and fees, so you’re comparing all-in figures.
- Check the completion date on the RERA filing. A cheaper flat that hands over two years later isn’t cheaper once you count the rent you’ll pay meanwhile.
If you’re still deciding on size, our guide to 2 BHK vs 3 BHK in Bangalore works through the difference in cost, EMI and resale. If the developer is part of the decision, read our Concorde Group Bangalore builder review.
FAQs on Hennur Road Property Prices
What is the price per sq ft on Hennur Road in 2026?
Portal data put the average asking rate near ₹10,600 per sq ft, in a range of about ₹8,650–12,950. Government-recorded flat deals averaged about ₹8,800.
How much does a 2 BHK cost on Hennur Road?
New 2 BHKs of about 1,200 sq ft start around ₹1.25 Cr. Concorde Sienna, for example, publishes that starting price. All-in with taxes, that’s about ₹1.41 Cr.
How much does a 3 BHK cost on Hennur Road?
New 3 BHKs of 1,550–1,870 sq ft are reported at roughly ₹1.6–2 Cr before taxes. Add about 12.65% for GST, stamp duty and registration.
Are Hennur Road property prices rising?
Yes. Sources report a 10–13% rise in asking prices over the year to 2026. A large wave of new supply due between 2028 and 2031 may slow that down.
What is the rental yield on Hennur Road?
About 3% gross for a new 2 BHK at current prices, and 2–2.5% after costs. It’s a better place to live than to rent out.
What is the registration charge for a flat in Karnataka?
The registration fee is 2% since 31 August 2025. Stamp duty is 5% above ₹45 lakh, plus cess at 10% and a surcharge of 2–3% of the duty. GST of 5% applies to under-construction flats.
Sources we checked (October 2026): OneCityProperty Hennur Road locality guide, August 2026 (asking and registered rates); PropNewz Hennur Road 2026 pieces (rents, one-year and five-year changes); Concorde’s Concorde Sienna project page and microsite (price and sizes); press and law-firm notes on Karnataka’s registration fee change, effective 31 August 2025; GST notes on under-construction housing after the September 2025 rate changes.
This article is general information, not legal, tax or financial advice. Rates and prices change. Confirm current stamp duty and registration charges with the Sub-Registrar, and verify projects on K-RERA (rera.karnataka.gov.in) before you buy.
Checking Hennur Road property prices? Talk to us first
Send us any quote you’ve received. We’ll convert it to carpet area, add the taxes and compare it with other launches on the same stretch, at no cost to you.
