Nestled in the northern precincts of Bengaluru, Hennur Road has rapidly transformed from a quiet suburban stretch into a dynamic residential hotspot. Over the past few years, this corridor has witnessed an influx of high‐quality apartment projects, robust civic amenities, and improving infrastructure—all of which have cultivated a thriving rental market. For investors seeking consistent rental income and tenants looking for balanced affordability plus convenience, Hennur Road presents a compelling proposition.
In this guide, we will explore why Hennur Road is currently one of Bengaluru’s most promising locales for rental investments. We will discuss its connectivity, housing options, rental rates, infrastructure, upcoming developments, and tips for both investors and renters. By grounding our analysis in recent market data and local insights, you’ll gain a clear understanding of why Hennur Road stands out as a rental destination in 2025.
1. Location and Connectivity
1.1 Strategic Positioning
Hennur Road runs north‐east from the Old Madras Road junction, extending through Krishnarajapuram, before veering into Yelahanka. Covering approximately 10 km from Hebbal to Kasavanahalli, it links several burgeoning localities:
- Hebbal (the southern end), which connects to the Outer Ring Road (ORR) and Yeshwanthpur
- Jakkur and Yelahanka near the northern stretch, home to Yelahanka Air Force Station and upcoming commercial zones
- Kalyan Nagar, HBR Layout, and Banaswadi, which serve as popular residential neighborhoods along the corridor.
While older Bengaluru maps relegated Hennur Road to a secondary by‐lane, its location at the confluence of major arteries—ORR, Outer Ring Road, Ring Road, and Bellary Road—has catapulted it into prominence. Today, a resident at the Hennur Road–Outer Ring Road intersection can reach the Kempegowda International Airport (~30 km) in under 45 minutes via NH 44, or the Central Business District (CBD) in 30 minutes via ORR and Bellary Road.
1.2 Road Connectivity
- Old Madras Road (NH 75)
- Starting at the southern tip near Murugeshpalya, Old Madras Road connects to Indiranagar, Ulsoor, and Frazer Town. From the Hennur Road junction on Old Madras Road, one can access Indiranagar in 20 minutes and MG Road in 30 minutes (non‐peak hours).
- Starting at the southern tip near Murugeshpalya, Old Madras Road connects to Indiranagar, Ulsoor, and Frazer Town. From the Hennur Road junction on Old Madras Road, one can access Indiranagar in 20 minutes and MG Road in 30 minutes (non‐peak hours).
- Outer Ring Road (ORR)
- A brief 3 km drive southwards leads to ORR, which in turn gives access to IT corridors like Marathahalli, Marathahalli Bridge, and Bellandur. The ORR also connects to Hebbal in 15 minutes and to Silk Board Junction in under an hour during moderate traffic.
- Many IT professionals working in Koramangala, Electronic City, or Whitefield prefer Hennur Road as a home base because ORR shuttle buses and corporate cab services run frequently along ORR, reducing commute times.
- A brief 3 km drive southwards leads to ORR, which in turn gives access to IT corridors like Marathahalli, Marathahalli Bridge, and Bellandur. The ORR also connects to Hebbal in 15 minutes and to Silk Board Junction in under an hour during moderate traffic.
- Bellary Road (NH 44)
- A 5 km drive south on ORR leads to Bellary Road, which in turn paves a swift path to MG Road, Cubbon Park, and further northward to the Bangalore International Airport. For lenders assessing rental demand, this makes Hennur Road especially attractive to executives who spend weekends in central Bengaluru but work in peripheral zones or tech parks.
- A 5 km drive south on ORR leads to Bellary Road, which in turn paves a swift path to MG Road, Cubbon Park, and further northward to the Bangalore International Airport. For lenders assessing rental demand, this makes Hennur Road especially attractive to executives who spend weekends in central Bengaluru but work in peripheral zones or tech parks.
- Yelahanka and Jakkur Junctions
- Moving northwards, Hennur Road intersects with Yelahanka Road and Jakkur Road, funneling traffic toward Yelahanka and Jakkur. Yelahanka hosts industrial enclaves and Aerospace SEZs (e.g., AECS Layout), while Jakkur has educational institutions and small tech startups. This northward connectivity makes Hennur Road desirable for families and individuals seeking shorter commutes to Yelahanka’s emerging job hubs.
- Moving northwards, Hennur Road intersects with Yelahanka Road and Jakkur Road, funneling traffic toward Yelahanka and Jakkur. Yelahanka hosts industrial enclaves and Aerospace SEZs (e.g., AECS Layout), while Jakkur has educational institutions and small tech startups. This northward connectivity makes Hennur Road desirable for families and individuals seeking shorter commutes to Yelahanka’s emerging job hubs.
Overall, Hennur Road benefits from four major radial and ring roads converging around it, which makes it strategically placed for both short intra‐city trips and longer commutes to satellite cities.
2. Real Estate Landscape on Hennur Road
2.1 Rapid Supply of New Projects
Over the last five years, developers have poured resources into Hennur Road, launching projects that cater to various budget segments. Some notable trends include:
- Mid‐Segment Apartments (₹60 L – ₹1.2 Cr): Builders such as Prestige, Puravankara, SJR Group, and Kolte‐Patil have released 2 and 3 BHK units ranging from 850 sq.ft. to 1,400 sq.ft., priced between ₹60 lakhs and ₹85 lakhs for 2 BHKs, and ₹90 lakhs to ₹1.2 crores for 3 BHKs.
- Upper Mid‐Segment (₹1.2 Cr – ₹2 Cr): High‐rise towers by Shobha, Shriram, Godrej, and Puravankara focus on larger layouts (1,300 sq.ft. – 1,700 sq.ft.) with premium amenities like sky lounges, infinity pools, and co‐working spaces.
- Affordable Housing (₹40 L – ₹60 L): Projects from Mahaveer, Ganga, and Brigade launched under RERA ‐registered wings offer 1 and 2 BHK flats (650 sq.ft. – 850 sq.ft.) targeted at entry‐level buyers and NRIs seeking investment yields.
Thanks to the wide array of housing options, Hennur Road attracts tenants with diverse budgets—from single professionals to nuclear families. Moreover, the rapid pace of supply has softened entry price points relative to older localities like Whitefield and Indiranagar.
2.2 Average Property Rates and Rental Yields
- Property Price per Square Foot: As of mid‐2025, the average sale price on Hennur Road stands around ₹7,100–₹10,000 per sq.ft., depending on the exact micro‐location and project (north of Jakkur vs. near Hennur Circle).
- Annual Price Appreciation: Local market data indicates property prices on Hennur Road have grown at an average of 15% year‐on‐year in recent times, outpacing many other North Bengaluru corridors.
- Average Rents:
- 2 BHK Flats (900 – 1,100 sq.ft.) typically rent for ₹30,000–₹35,000 per month in gated communities such as Purva Palm Beach and Shriram Luxor.
- 3 BHK Flats (1,200 – 1,500 sq.ft.) command ₹40,000–₹50,000 monthly for semi‐furnished to fully furnished units. Higher‐end projects (e.g., Prestige Atria and Godrej Ananda) see 3 BHK rentals of ₹50,000–₹65,000 due to premium amenities.
- 2 BHK Flats (900 – 1,100 sq.ft.) typically rent for ₹30,000–₹35,000 per month in gated communities such as Purva Palm Beach and Shriram Luxor.
- Rental Yield:
- On average, yield on Hennur Road hovers around 5%–7% per annum, which is competitive compared to the Bengaluru average of 3.5%–4.5% in older neighborhoods. Sites like DS Max Properties estimate rental value growth of 7% annually, making the corridor attractive to investors seeking stable cash flow.
- On average, yield on Hennur Road hovers around 5%–7% per annum, which is competitive compared to the Bengaluru average of 3.5%–4.5% in older neighborhoods. Sites like DS Max Properties estimate rental value growth of 7% annually, making the corridor attractive to investors seeking stable cash flow.
For those looking to invest in Hennur Road, the combination of modest entry prices (relative to prime localities) plus burgeoning rental demand makes for compelling yields.
3. Rental Market Dynamics
3.1 Demand Drivers
- Proximity to IT and Tech Parks
- Hennur Road is within 15–20 minutes driving distance to prominent IT hubs such as Manyata Tech Park (Hebbal), Kirloskar Business Park, Embassy Manyata Business Park, and ORR IT clusters. As many IT professionals prioritize shorter door‐to‐desk commutes, Hennur Road has become a logical choice for mid‐level and senior executives.
- Hennur Road is within 15–20 minutes driving distance to prominent IT hubs such as Manyata Tech Park (Hebbal), Kirloskar Business Park, Embassy Manyata Business Park, and ORR IT clusters. As many IT professionals prioritize shorter door‐to‐desk commutes, Hennur Road has become a logical choice for mid‐level and senior executives.
- Educational Institutions and Coaching Centers
- Several leading schools and coaching facilities have sprung up near Hennur. For example:
- Global Indian International School (GIIS) and Silver Oaks International School are within a 5 km radius, attracting families.
- Competitive coaching hubs for IIT‐JEE, NEET, and K‐12 tuition operate along Hennur Road, making it convenient for students who wish to rent close by.
- Global Indian International School (GIIS) and Silver Oaks International School are within a 5 km radius, attracting families.
- Several leading schools and coaching facilities have sprung up near Hennur. For example:
- Affordability Compared to Central and South Bengaluru
- Whereas a 2 BHK apartment in Indiranagar or Koramangala may cost ₹60,000–₹80,000 per month, similar configurations on Hennur Road rent for ₹30,000–₹35,000. Even factoring in a longer commute to South Bengaluru, many tenants save ₹20,000–₹25,000 monthly, making Hennur Road a cost‐effective option.
- Whereas a 2 BHK apartment in Indiranagar or Koramangala may cost ₹60,000–₹80,000 per month, similar configurations on Hennur Road rent for ₹30,000–₹35,000. Even factoring in a longer commute to South Bengaluru, many tenants save ₹20,000–₹25,000 monthly, making Hennur Road a cost‐effective option.
- Upcoming Infrastructure
- The announcement of a metro corridor covering Hennur Road (projected completion by late 2026) has fueled speculation among renters. Even tenants who currently rely on BMTC buses or shared autos anticipate future ease in commuting. As a result, rental inquiries spike whenever a new infrastructure update surfaces.
- The announcement of a metro corridor covering Hennur Road (projected completion by late 2026) has fueled speculation among renters. Even tenants who currently rely on BMTC buses or shared autos anticipate future ease in commuting. As a result, rental inquiries spike whenever a new infrastructure update surfaces.
- Family‐Friendly Environment
- Wider roads, greener pockets (e.g., Hennur Lake nearby), and developing parks (like the Hennur Lake Promenade) provide a better environment for small families compared to older, congested localities. The presence of hospitals, supermarkets, and multiplexes within a 10 km radius reduces day‐to‐day friction for residents.
- Wider roads, greener pockets (e.g., Hennur Lake nearby), and developing parks (like the Hennur Lake Promenade) provide a better environment for small families compared to older, congested localities. The presence of hospitals, supermarkets, and multiplexes within a 10 km radius reduces day‐to‐day friction for residents.
3.2 Tenant Demographics
- IT Professionals (35%–40% of tenants)
– Typically aged 25–40 years
– Many work in Hebbal or ORR IT parks; some use Carpool/Volvo services through Hennur Road
– Prefer semi‐furnished 2 BHKs with a budget of ₹30,000–₹40,000 monthly - NRI/Expatriate Families (10%–15%)
– Often choose furnished 2 BHK or 3 BHK apartments in gated communities (e.g., Purva Palm Beach, Prestige Atria)
– Prioritize proximity to international schools and hospitals—GIIS, Columbia Asia (Hebbal), Manipal Hospital (Old Airport Road) - Small Families & Couples (30%–35%)
– Drawn by affordability compared to other North Bengaluru localities
– Rent 2 BHKs in mid‐segment projects (₹25,000–₹35,000) or share 3 BHKs among two nuclear families to split costs - Students and Young Adults (15%–20%)
– Enrolled in nearby engineering colleges (e.g., CET, RNS Institute of Technology ~8 km away)
– Seek affordable single‐rooms or shared 2 BHKs with other students, paying ₹8,000–₹12,000 per bed in a 2 BHK shared rental
The mixed‐tenant base reduces vacancy risk. If one segment slows down (e.g., an IT hiring slowdown), another (say, students during January to April) fills the void. This diversity helps keep rental occupancy high (~90%–95% occupancy rate).
4. Infrastructure and Amenities
A robust rental market thrives not just on location but also on civic amenities. Hennur Road has seen rapid growth in retail, healthcare, education, and recreation.
4.1 Healthcare Facilities
- Columbia Asia Hospital, Hebbal (3 km south)
– Multi‐specialty: Cardiology, orthopedics, neurosurgery
– 24×7 emergency: Well‐equipped ICU, cashless insurance tie‐ups
– For tenants, having an emergency hospital within a 10 minute drive instills confidence in safety. - G K Hospital, Banaswadi (5 km south)
– Known for general medicine, pediatrics, and minor day‐care surgeries
– Chronic disease management and dialysis units are major draws for older residents renting larger apartments - Apollo Clinic, HBR Layout (4 km east)
– Outpatient consults, diagnostics, dental care; convenient for non‐emergency needs
4.2 Educational Institutions
- Global Indian International School (GIIS)
- Located on NH 44, which is a 10 minute drive from central Hennur Road. Offers IB, IGCSE, and Cambridge international curricula. Annual fees range ₹2.5–₹3 lakhs. Attractive to expatriate families renting premium units.
- Located on NH 44, which is a 10 minute drive from central Hennur Road. Offers IB, IGCSE, and Cambridge international curricula. Annual fees range ₹2.5–₹3 lakhs. Attractive to expatriate families renting premium units.
- Brillare Science School (Hennur Road)
- CBSE‐affiliated, known for focus on STEM and robotics. Provides free shuttle service for students living within 5 km, which helps families renting apartments along Hennur Road.
- CBSE‐affiliated, known for focus on STEM and robotics. Provides free shuttle service for students living within 5 km, which helps families renting apartments along Hennur Road.
- Vidya Niketan School (Kalyan Nagar)
- Situated 4 km east, it follows CBSE pedagogy. Many families choose to rent 3 BHKs in gated communities so children can commute easily to such reputed schools.
- Situated 4 km east, it follows CBSE pedagogy. Many families choose to rent 3 BHKs in gated communities so children can commute easily to such reputed schools.
- Coaching Centers
- Numerous JEE/NEET coaching institutes on Hennur Road (e.g., Allen, FIITJEE) attract students who rent shared accommodations in 2 BHKs or single‐room flats. During exam seasons (January–April), demand for smaller rentals spikes notably.
- Numerous JEE/NEET coaching institutes on Hennur Road (e.g., Allen, FIITJEE) attract students who rent shared accommodations in 2 BHKs or single‐room flats. During exam seasons (January–April), demand for smaller rentals spikes notably.
The presence of these institutions cements Hennur Road’s reputation as a family‐friendly location, encouraging longer tenancies.
4.3 Retail and Entertainment
- Elements Mall (Krishnarajapuram) (3 km north)
– Hosts Big Bazaar, PVR Cinemas, HomeTown, and multiple eateries. A popular weekend destination for Hennur Road residents. - Hennur Marketplace (near Hennur Circle)
– A cluster of local supermarkets (More, Reliance Smart), restaurants (e.g., A2B—Adyar Anand Bhavan), and pharmacy chains, making daily chores straightforward. - Hennur Lake Park
– Approximately 2 km north, this lake area has been redeveloped into a walking path and bird‐watching spot. Early morning and evening joggers frequent this space, boosting the locale’s quality of life. - Starbucks and Café Culture
– With the arrival of Starbucks near Hennur Circle (2024) and smaller cafés like Chaayos (2023), a coffee culture has taken root—an amenity that appeals to young professionals and students. - Local Eateries and Street Food
– Hennur Road features a mix of affordable and mid‐range eateries:
- Meghana Foods (₹800 per head average) for Andhra‐style biryani
- Bombay Brasserie (₹1,000 per head) for North Indian cuisine
- Street‐side vendors selling chaat and dosa for ₹50–₹100 per plate
- Meghana Foods (₹800 per head average) for Andhra‐style biryani
The variety of retail and dining options—including both branded malls and local shops—ensures tenants have everything within a 5 km radius, reducing their need for extensive travel.
4.4 Sports, Recreation, and Open Spaces
- Hennur Lake Promenade
– A recently inaugurated walking trail (~2 km) around Hennur Lake. Residents frequently organize weekend morning group runs, yoga classes, and bird‐watching sessions. - Gandhi Bazaar Park (Yelahanka) (5 km north)
– A well‐maintained park used for children’s play and community events. - Indoor Sports Complexes
– Facilities like Play Arena (6 km away on ORR) provide badminton courts, table tennis tables, and squash. Monthly memberships start at ₹2,500.
With these facilities, tenants—both young and old—find ample opportunities to relax without having to venture into crowded city centers.
5. Upcoming Infrastructure and Its Impact
5.1 Metro Rail Expansion
A decisive factor in Hennur Road’s rental boom is the planned Namma Metro Yellow Line, which will cover:
- Hebbal → Hennur → Hennur Circle → Geddalahalli → Yelahanka
- Expected completion by December 2026; subsequent trial runs in early 2027 for public launch.
Impact on Rentals:
- Historically, the introduction of a metro station in any Bengaluru neighborhood has led to a 10%–15% immediate uptick in rental rates within a 1 km radius. Plugging in this trend, the arrival of a Hennur Road metro station can potentially increase 2 BHK rents from ₹30,000 to ₹34,500–₹36,000 by early 2027.
- Investors who purchase or build near the planned metro corridor are already commanding mart rates (a 5%–7% premium on sale and rent) in anticipation.
5.2 Road Widening Projects
- Hennur Road Widening (Diamond Grade)
– BBMP approved the widening of the 4 km stretch from KR Puram to Thanisandra, increasing it from two lanes to four lanes plus service roads. The project kicked off in mid‐2024 and is slated for completion by late 2025.
– For tenants, this should translate to a 20%–30% reduction in commute times to ORR and Hebbal, making Hennur Road even more attractive. - Widening of ORR Junctions
– The ORR–Hennur intersection is also being redesigned into a semi‐cloverleaf interchange, expected to be ready by mid‐2026. This will ease peak hour congestion, encouraging more families and professionals to choose Hennur Road rentals.
5.3 Proposed Commercial Zones
- Tech Parks Near Jakkur and Yelahanka
– As per Karnataka’s IT policy (2024–2029), a 100 acre SEZ in Yelahanka is on the cards, with phase 1 to be operational by 2027.
– Smaller IT incubator zones are being planned near Jakkur (an investment of ₹200 crores announced in early 2025).
– This is expected to increase demand for 2 & 3 BHK rentals within a 5 km radius by 15%–20% by 2027. - Educational & Healthcare Expansions
– Manipal Hospital announced a Hennur Road Endoscopy and Day‐Care center slated to open in Q3 2025, catering to outpatient procedures and minor surgeries. This will draw more medical professionals seeking proximity to their place of work.
– New International School: Reports suggest that VIBGYOR High School plans to open a branch near Hennur Circle by late 2025, which will attract families and coachings, again boosting rentals in the surrounding 2 km radius.
Taken together, these upcoming developments underscore the likely 25%–30% growth in rental demand and rate appreciation on Hennur Road between 2025 and 2027.
6. Comparing Hennur Road to Other Bengaluru Localities
When evaluating if Hennur Road is truly a competitive rental destination, it helps to benchmark it against other popular areas:
| Locality | Avg. Rent for 2 BHK | Avg. Rent for 3 BHK | Commute to Manyata Tech Park | Connectivity Rating<br>(1–5) | Rental Yield |
| Hennur Road | ₹30,000–₹35,000 | ₹40,000–₹50,000 | 15 minutes | 4.0 | 5%–7% |
| Hebbal | ₹32,000–₹38,000 | ₹45,000–₹55,000 | 10 minutes | 4.2 | 4.5%–5.5% |
| Yelahanka | ₹28,000–₹32,000 | ₹38,000–₹45,000 | 20 minutes | 3.8 | 5%–6% |
| Kalyan Nagar | ₹18,000–₹25,000 | ₹25,000–₹35,000 | 20 minutes | 3.6 | 4.5%–5.5% |
| Sarjapur Road | ₹28,000–₹32,000 | ₹35,000–₹45,000 | 35 minutes | 3.2 | 4.0%–4.5% |
| Koramangala | ₹60,000–₹80,000 | ₹75,000–₹1 Lakh | 45 minutes | 3.5 | 2.5%–3.5% |
Connectivity Rating (on a scale of 1–5) is a composite metric factoring in proximity to ORR, metro access, bus services, and ease of reaching key IT/Township areas.- Rental Yield is calculated as (Annual Rent / Property Value) × 100.
From the comparison:
- Hennur Road outperforms Kalyan Nagar and Sarjapur Road in connectivity and rental yield.
- While Hebbal has slightly better connectivity for Manyata Tech Park, its entry price (₹8,000 per sq.ft.) is higher than Hennur Road (₹7,100 per sq.ft.), which narrows rental yield differences.
- Investment in Koramangala yields lower rental returns (2.5%–3.5%) due to steep property prices (₹20,000–₹25,000 per sq.ft.), making Hennur Road (5%–7%) far more attractive for cash‐flow investors.
7. Key Projects and Their Rental Appeal
Below are some flagship residential projects along Hennur Road that exemplify why tenants and investors gravitate toward this corridor:
7.1 Purva Palm Beach
- Location: Hennur Road, near Krishnarajapuram Flyover
- Configuration: 1 BHK (650 sq.ft.), 2 BHK (1,050 sq.ft.), 3 BHK (1,350 sq.ft.)
- Price Range (Sale): ₹60 L – ₹1.4 Cr
- Average Rent:
- 2 BHK: ₹32,000–₹35,000
- 3 BHK: ₹42,000–₹45,000
- 2 BHK: ₹32,000–₹35,000
- Amenities: Swimming pool, gymnasium, clubhouse, children’s play area, landscaped gardens, rainwater harvesting.
- Rental Appeal:
- Semi‐furnished 2 BHK units (₹1,050 sq.ft.) command ₹33,000 monthly, a yield of ~6.5%.
- Proximity (within 400 m) to the upcoming metro station boosts its appeal.
- Residents cite good security, prompt maintenance, and easy access to local markets as rental draws.
- Semi‐furnished 2 BHK units (₹1,050 sq.ft.) command ₹33,000 monthly, a yield of ~6.5%.
7.2 Shriram Luxor / Lucknow
- Location: Hennur Road, near Hennur Circle
- Configuration:
- 2 BHK (1,200 sq.ft.)
- 2.5 BHK (1,360 sq.ft.)
- 3 BHK (1,590 sq.ft.)
- 2 BHK (1,200 sq.ft.)
- Price Range (Sale): ₹75 L – ₹1.6 Cr
- Average Rent:
- 2 BHK: ₹35,000–₹38,000
- 3 BHK: ₹45,000–₹48,000
- 2 BHK: ₹35,000–₹38,000
- Amenities:
- Multipurpose hall, cricket practice nets, tennis court, indoor games, jogging track, gym, swimming pool, amphitheater.
- Multipurpose hall, cricket practice nets, tennis court, indoor games, jogging track, gym, swimming pool, amphitheater.
- Rental Appeal:
- Young families prefer the community feel and park views.
- The spacious 3 BHK units with multiple balconies rent for ₹47,000 monthly, yielding ~6% on a ₹96 L investment (1,590 sq.ft. @ ₹6,000 per sq.ft. sale price).
- Close to Columbia Asia Hospital (3 km) and BIOME hub at Manyata, making it ideal for medical professionals and mid‐level executives.
- Young families prefer the community feel and park views.
7.3 Prestige Atria
- Location: Hennur Road, opposite Elements Mall (KR Puram)
- Configuration:
- 2 BHK (1,100 sq.ft.)
- 3 BHK (1,400 sq.ft. – 1,600 sq.ft.)
- 2 BHK (1,100 sq.ft.)
- Price Range (Sale): ₹85 L – ₹1.8 Cr
- Average Rent:
- 2 BHK: ₹38,000–₹42,000
- 3 BHK: ₹50,000–₹60,000
- 2 BHK: ₹38,000–₹42,000
- Amenities:
- Grand clubhouse, yoga pavilion, mini‐theater, infinity pool, sky garden, business center, indoor sports (badminton, squash).
- Grand clubhouse, yoga pavilion, mini‐theater, infinity pool, sky garden, business center, indoor sports (badminton, squash).
- Rental Appeal:
- Professionals working in Hebbal Tech Park and Kirloskar Business Park find the short 10 minute drive appealing.
- At ₹60,000 for a 1,600 sq.ft. 3 BHK, tenants secure a premium experience (7% rental yield on a ₹1.2 Cr sale price, discounted for preferential deals).
- Prestige’s brand reliability ensures low vacancy (<5%) even during off‐peak rental seasons.
- Professionals working in Hebbal Tech Park and Kirloskar Business Park find the short 10 minute drive appealing.
7.4 Godrej Ananda
- Location: Hennur Road, near Jakkur Dairy Farm Junction
- Configuration:
- 2 BHK (1,000 sq.ft. – 1,300 sq.ft.)
- 3 BHK (1,500 sq.ft. – 1,800 sq.ft.)
- 2 BHK (1,000 sq.ft. – 1,300 sq.ft.)
- Price Range (Sale): ₹80 L – ₹1.9 Cr
- Average Rent:
- 2 BHK: ₹35,000–₹40,000
- 3 BHK: ₹50,000–₹62,000
- 2 BHK: ₹35,000–₹40,000
- Amenities:
- Multi‐level club, art terrace, sky lounge, indoor games, amphitheater, senior citizens’ park, swimming pool, state‐of‐the‐art gym, squash court.
- Multi‐level club, art terrace, sky lounge, indoor games, amphitheater, senior citizens’ park, swimming pool, state‐of‐the‐art gym, squash court.
- Rental Appeal:
- Suited for executives relocating from IT parks in Whitefield and ORR, as they often prefer newer, greener neighborhoods.
- High demand for 3 BHK furnished units (₹60,000–₹62,000) yields ~6.5% on a ₹1 Cr apartment (1,500 sq.ft. @ ₹6,700 per sq.ft.).
- Consistent occupancy of ~95% due to quality construction and upcoming metro connectivity.
- Suited for executives relocating from IT parks in Whitefield and ORR, as they often prefer newer, greener neighborhoods.
Collectively, these flagship projects illustrate that Hennur Road caters to tenants across budgets—mid‐segment families, NRI executives, and young professionals—ensuring investors can choose entry points that align with their capital and yield expectations.
8. Why Invest in Rental Properties on Hennur Road?
8.1 Strong Rental Yields
- A 5%–7% rental yield on Hennur Road is significantly higher than yields in Koramangala or Indiranagar (2.5%–3.5%) due to lower entry prices (₹7,100 per sq.ft. vs. ₹20,000 per sq.ft.)
- As the metro station comes online, yields may temporarily dip if sale prices spike, but rental rates generally follow sale price increases. Historically, metro expansion in Bengaluru areas has driven 10%–12% rent hikes within 6–12 months.
8.2 Relatively Lower Entry Price
- Compared to central and south Bengaluru, where per sq.ft. rates can exceed ₹20,000–₹25,000, Hennur Road’s rates of ₹7,100–₹10,000 enable investors to acquire a 1,200 sq.ft. 3 BHK apartment for ₹84 lakhs–₹1.2 Crores, versus ₹2.4 Crores–₹3 Crores in Koramangala or Indiranagar. This lowers the required loan amount, reducing monthly EMI burdens and increasing positive cash flow.
8.3 Diversified Tenant Pool
- Hennur Road’s tenant pool spans:
- IT Professionals from Manyata Tech Park, ORR, and Whitefield
- Medical Professionals at Columbia Asia and upcoming Manipal day‐care center
- Student Community accessing nearby engineering colleges and coaching institutes
- NRI/Expat Families seeking proximity to international schools
- IT Professionals from Manyata Tech Park, ORR, and Whitefield
- This diversity mitigates vacancy risks. If IT hiring slows, student demand or family rentals can maintain occupancy above 90%.
8.4 Anticipated Appreciation
- With recent sales data showing 15% annual price growth, a ₹80 L apartment in 2025 could fetch ₹1 Cr by 2026 or early 2027. Coupled with 7% rental appreciation, long‐term investors (holding for 3–5 years) can effectively double their capital growth plus rental income.
8.5 Improving Infrastructure
- Metro Station by Dec 2026: Drives both sale and rental demand. Investors can lock in 2025 prices to secure future appreciation.
- Diamond‐Graded Road: Will reduce commute times to ORR and Bellary Road by 20%, making Hennur Road an attractive compromise between central and peripheral work locations.
- SEZ and Incubator Developments: Yelahanka’s Aerospace SEZ and Jakkur’s startup hubs are 5–7 km away, expanding employment choices for renters and increasing demand for nearby apartments.
When all these factors converge—strong yields, lower entry price, robust tenant diversity, and upcoming infrastructure—Hennur Road emerges as one of Bengaluru’s top real estate investment corridors for rentals in 2025.
9. Tips for Investors and Renters
9.1 For Investors: Maximizing ROI
- Identify Metro‑Facing Projects Early
- Apartments within 500 m of the future metro station command a 5%–7% premium but appreciate faster. Research RERA records to confirm metro alignment and choose the right tower.
- Apartments within 500 m of the future metro station command a 5%–7% premium but appreciate faster. Research RERA records to confirm metro alignment and choose the right tower.
- Opt for Reputed Developers
- Builders like Puravankara, Prestige, Godrej, and Shriram have proven track records—timely delivery, quality construction, and active maintenance—which translate to better tenant retention and higher rents.
- Builders like Puravankara, Prestige, Godrej, and Shriram have proven track records—timely delivery, quality construction, and active maintenance—which translate to better tenant retention and higher rents.
- Choose Mid‑Sized Units
- 2 BHKs and 3 BHKs (1,000–1,300 sq.ft.) consistently yield higher occupancy because they appeal to small families and shared tenancy by two working professionals.
- 2 BHKs and 3 BHKs (1,000–1,300 sq.ft.) consistently yield higher occupancy because they appeal to small families and shared tenancy by two working professionals.
- Furnishing Strategy
- Consider providing semi‑furnished units (basic appliances, modular kitchen) rather than fully furnishing, which reduces upfront costs and tenant turnover when tastes change.
- Consider providing semi‑furnished units (basic appliances, modular kitchen) rather than fully furnishing, which reduces upfront costs and tenant turnover when tastes change.
- Monitor Rental Trends Quarterly
- Track rental listings on platforms like MagicBricks and 99acres every three months. This keeps you updated on prevailing rents and prevailing tenant preferences (e.g., work‑from‑home individuals needing faster Wi‑Fi).
- Track rental listings on platforms like MagicBricks and 99acres every three months. This keeps you updated on prevailing rents and prevailing tenant preferences (e.g., work‑from‑home individuals needing faster Wi‑Fi).
9.2 For Renters: Finding the Right Home
- Prioritize Connectivity
- If you work in Manyata Tech Park or Kirloskar Business Park, aim for apartments near the ORR junction to shave off 10–15 minutes of travel time.
- If you work in Manyata Tech Park or Kirloskar Business Park, aim for apartments near the ORR junction to shave off 10–15 minutes of travel time.
- Evaluate Water and Power Backup
- Hennur Road experiences water shortages in the summer (March–May). Confirm that the society has adequate water storage (permanent overhead tank, borewell) and 100% power backup, especially if you rely on ACs.
- Hennur Road experiences water shortages in the summer (March–May). Confirm that the society has adequate water storage (permanent overhead tank, borewell) and 100% power backup, especially if you rely on ACs.
- Check Builder’s Maintenance Record
- Browse tenant reviews on forums (e.g., Reddit’s r/BangaloreRealEstate) to see how quickly a society addresses maintenance issues such as elevator breakdowns or power failures.
- Browse tenant reviews on forums (e.g., Reddit’s r/BangaloreRealEstate) to see how quickly a society addresses maintenance issues such as elevator breakdowns or power failures.
- Compare Rents Before Signing
- While most 2 BHKs range ₹30,000–₹35,000, you can negotiate ₹500–₹1,000 if you sign a 12 month lease or pay rent one quarter in advance.
- While most 2 BHKs range ₹30,000–₹35,000, you can negotiate ₹500–₹1,000 if you sign a 12 month lease or pay rent one quarter in advance.
- Inspect Commute Options
- Even if you don’t own a car, ensure there are reliable cabs, shared autos, or BMTC buses at lower frequencies after 9 PM. If you work late shifts, access to round‑the‑clock transport is critical.
- Even if you don’t own a car, ensure there are reliable cabs, shared autos, or BMTC buses at lower frequencies after 9 PM. If you work late shifts, access to round‑the‑clock transport is critical.
By following these tips, both investors and renters can make informed decisions, ensuring that Hennur Road continues to be a profitable and convenient ecosystem for rentals.
10. Frequently Asked Questions (FAQs)
Q1: What is the average rent for a 2 BHK on Hennur Road in 2025?
- Answer: Approximately ₹30,000–₹35,000 per month for a semi‐furnished 2 BHK (900 – 1,100 sq.ft.) in a mid‑segment gated community. Fully furnished apartments may go up to ₹40,000.
Q2: Are rental yields on Hennur Road better than Hebbal?
- Answer: Slightly. While Hebbal’s connectivity to Manyata Tech Park is marginally better, property rates in Hebbal average ₹8,000–₹11,000 per sq.ft., whereas Hennur Road averages ₹7,100–₹10,000 per sq.ft. This 10% difference in entry price boosts rental yields to 5.5%–7% on Hennur Road versus 4.5%–5.5% in Hebbal.
Q3: When will the Hennur Road metro station be operational?
- Answer: The Namma Metro Yellow Line segment covering Hennur is slated for late 2026, with trial runs beginning early 2027. After safety certifications, public operations should commence by mid‑2027.
Q4: Which builder projects yield the highest rent on Hennur Road?
- Answer: Premium projects like Prestige Atria, Godrej Ananda, and Purva Palm Beach command top rents—₹50,000–₹60,000 for a 3 BHK—yielding 6%–7% annually. Investors aiming for swift appreciation often prefer these names.
Q5: Is Hennur Road family‑friendly?
- Answer: Yes. With reputed schools (GIIS, Brillare), upcoming international schools, multiple nurseries, and easy access to hospitals (Columbia Asia, RK Dental), it appeals strongly to families. The Hennur Lake Park and local community clubs add to its family‐centric charm.
11. Future Outlook (2025–2028)
11.1 Projected Rental Growth
- 2025–2027: As the metro station nears completion (2026), local brokers predict a 15%–20% increase in rental rates. A ₹30,000 2 BHK in mid‐2025 could become ₹35,000–₹36,000 by mid‐2027.
- 2027–2028: Post‐metro launch, improved last‐mile connectivity may push rents up another 10%–12%, particularly for apartments within a 1 km radius of the metro stations at Bethnal Ring Road and Yelahanka.
11.2 Anticipated Market Shifts
- Shift Toward Smaller Units
- As affordability becomes a concern, developers may launch more 1 BHKs (650 sq.ft. – 750 sq.ft.) targeting young professionals and recent graduates. This could drive down entry prices to ₹45 lakhs – ₹50 lakhs, broadening the tenant pool.
- As affordability becomes a concern, developers may launch more 1 BHKs (650 sq.ft. – 750 sq.ft.) targeting young professionals and recent graduates. This could drive down entry prices to ₹45 lakhs – ₹50 lakhs, broadening the tenant pool.
- Rise of Co‑Living Spaces
- With more startups and solo entrepreneurs, co‑living operators (e.g., Stanza Living, CoHo) may introduce modular furnished rooms within conversions of older apartment towers. This trend could add 8%–10% to rental inventory but also ensure stable, professionally managed rent streams.
- With more startups and solo entrepreneurs, co‑living operators (e.g., Stanza Living, CoHo) may introduce modular furnished rooms within conversions of older apartment towers. This trend could add 8%–10% to rental inventory but also ensure stable, professionally managed rent streams.
- Green and Smart Homes
- Upcoming projects are likely to tout IGBC, GRIHA, and GRIHA Green Village certifications. Societies offering solar power, rainwater harvesting, and waste segregation will appeal to eco‐conscious tenants who may pay a 5%–8% rental premium for green features.
- Upcoming projects are likely to tout IGBC, GRIHA, and GRIHA Green Village certifications. Societies offering solar power, rainwater harvesting, and waste segregation will appeal to eco‐conscious tenants who may pay a 5%–8% rental premium for green features.
11.3 Long‑Term Investment Prospects
- 5‑Year Horizon (2025–2030): Investors entering in 2025 can reasonably expect 50% capital appreciation by 2030, driven by ongoing infrastructure, robust demand, and limited new land availability in the corridor.
- 10‑Year Horizon (2025–2035): Given Bengaluru’s expansion trajectory, Hennur Road may become an urban downtown with full metro connectivity and mixed‐use developments. Early investors could see their property values triple from 2025 levels.
12. Conclusion
In 2025, Hennur Road stands out as one of Bengaluru’s most attractive corridors for rental opportunities. Its strategic location—bridging North Bengaluru’s employment hubs and Central Bangalore—paired with robust infrastructure, a diverse tenant base, and rapidly appreciating property values, has created a favorable ecosystem for both investors and tenants.
Key reasons why Hennur Road offers great rental prospects:
- Multiple Connectivity Options: Proximity to ORR, Bellary Road, and the upcoming metro line ensures swift commutes to IT parks, business centers, and the airport.
- Affordable Entry Price: With rates of ₹7,100–₹10,000 per sq.ft., investors can achieve higher yields (5%–7%) relative to central localities.
- Abundant Amenities: From luxury branded malls (Elements Mall) to quality schools (GIIS, Brillare) and hospitals (Columbia Asia), tenants find daily necessities within a 5 km radius.
- Strong Rental Demand: Diverse tenant demographics—IT professionals, families, students, and NRIs—keep occupancy rates high (90%–95%) across project tiers.
- Future Growth Catalysts: Metro connectivity by late 2026, road widening to reduce traffic bottlenecks, and nearby SEZ developments will further propel rental and capital appreciation.
For investors, Hennur Road promises a balanced combination of stable cash flow, swift capital gains, and minimal vacancy risk. For renters, it offers an affordable yet well‐connected and amenity‐rich lifestyle that suits young professionals, couples, and families alike.
If you’re evaluating rental Hennur Road or planning to invest Hennur Road in 2025, time is ripe to act. Whether you choose a mid‐range 2 BHK in a gated community or a premium 3 BHK in a brand name project, the evidence suggests that Hennur Road’s upward trajectory will continue for years to come—making it one of Bengaluru’s top rental corridors today.
Source : Fulinspace.com