2 BHK Apartment in Hennur Bangalore: Buyer Guide for 2026

Hennur is one of those Bangalore corridors that did not break out the way Sarjapur or Whitefield did, but quietly compounded for the last decade and is now genuinely mature. As of May 2026, the Hennur Road and Bagalur Road belt trades at Rs 8,500 to Rs 10,500 per sqft. A 2 BHK in the band of 1,000 to 1,400 sqft typically lands at Rs 70 lakh to Rs 1.30 crore. Manyata Tech Park 5 to 7 km away anchors tenant demand. Hennur ORR junction sits 2 to 4 km from Hennur Main Road core. The KIA approach via NH-44 and Hennur Main Road runs approximately 22 to 29 km, manageable in 35 to 45 minutes off-peak. This guide is for end-user buyers in the mid-segment.

What does a 2 BHK on Hennur cost in May 2026?

As of May 2026, 2 BHK apartments on the Hennur belt span four pockets. Hennur Main Road core runs Rs 9,500 to Rs 10,500 per sqft. Hennur Outer Ring Road carries a Rs 1,500 to Rs 2,500 per sqft discount versus Main Road. Bagalur Road further north sits 25 to 35 percent lower entry. Chikkagubbi pocket runs Rs 7,500 to Rs 9,000. Sub-locality positioning relative to Manyata access drives most of the variance.

Which Hennur projects are K-RERA registered?

As of May 2026, credible K-RERA registered options on the Hennur belt include Bricks and Milestones Solcrest, DNR Parklink, Total Environment In That Quiet Earth, Rohan Upavan, Kolte Patil Lakeside 24, Mantri Webcity, Purva Palm Beach, Sobha Victoria Park Phase 2, Adarsh Pinecourt in Chikkagubbi and Casagrand Boulevard on Hennur Main Road. Each registration must be re-verified on rera.karnataka.gov.in for current quarterly progress and any pending complaints before booking. The corridor has seen consistent K-RERA enforcement, which is genuinely a buyer protection. Read the broader compliance framework at our K-RERA quarterly report guide.

What infrastructure surrounds Hennur in May 2026?

As of May 2026, Hennur sits at the intersection of Hennur Main Road, Outer Ring Road and the Bagalur Road airport approach. Manyata Tech Park is 5 to 7 km, typically 15 to 25 minutes, the dominant tenant demand driver. KIA via NH-44 and Hennur Main Road is 22 to 29 km, 35 to 45 minutes off-peak. There is no metro station directly on Hennur. The nearest Phase 2A Pink Line station at Nagawara sits 5 to 7 km from Hennur Main Road core, with completion targeted for late 2027. Hospitals include Cloudnine, Columbia Asia and Chirayu. Schools include VIBGYOR International, Royal Academy, Bengaluru International, Inspire Public and Kristu Jayanti University. Retail is anchored by Orion East Mall, Elements Mall and Bhartiya City.

How does the Pink Line metro affect Hennur buyers?

The under-construction Phase 2A Pink Line from Kalena Agrahara to Nagawara targets late 2027 commissioning. As of May 2026, the Nagawara terminus is approximately 5 to 7 km from Hennur Main Road core, accessible via Hennur ORR junction. Once operational, Pink Line gives Hennur residents direct rail access to Kalena Agrahara, and via the Yellow Line interchange at Jayadeva Hospital, to Bommasandra Electronic City. The connectivity uplift is meaningful but not transformational because Hennur core is 5 to 7 km from the nearest station rather than walk-distance. Buyers should not pay forward 2027 metro completion as if the corridor itself sits on a station.

The walk-to-station logic that drove rerating in Electronic City Phase 1 does not apply to Hennur because the metro alignment runs along Outer Ring Road and Bellary Road rather than through Hennur Main Road. Practical buyer takeaway. The metro layer here improves city-wide accessibility from Hennur but does not produce a sub-locality premium. Yelahanka Phase 2B Blue Line extension and Devanahalli airport metro are forward catalysts that benefit the broader North Bangalore narrative but again not Hennur core specifically.

What rental yield does Hennur deliver?

As of May 2026, gross rental yields on Hennur sit at 3.2 to 4.0 percent, modestly above the city median because Manyata Tech Park rental absorption has been steady. A typical 1,100 sqft 2 BHK at Rs 9,500 per sqft equals Rs 1.04 crore acquisition. Monthly rent runs Rs 28,000 to Rs 35,000, gross annual Rs 3.4 to Rs 4.2 lakh, gross yield 3.2 to 4.0 percent. Net yield, after maintenance, GBA property tax, vacancy and routine repairs, sits closer to 2.5 to 3.2 percent. Hennur is one of the cleaner mid-segment yield corridors in North-East Bangalore. Our Bangalore yield guide covers the cross-locality framework.

What stamp duty applies to a Hennur 2 BHK in May 2026?

Karnataka stamp duty is 5 percent on properties above Rs 45 lakh, plus surcharge and cess of approximately 0.5 to 0.6 percent. Registration is 2 percent, doubled from 1 percent effective 31 August 2025. As of May 2026, on a Rs 1.05 crore Hennur 2 BHK, total stamp and registration runs to approximately Rs 7.9 lakh. The doubled registration adds approximately Rs 1.05 lakh compared to pre-August 2025 acquisitions.

How does the GBA East Corporation transition affect Hennur buyers?

The Greater Bengaluru Authority replaced BBMP on 2 September 2025, with East Corporation now administering most of the Hennur belt. As of May 2026, buyers should verify e-Khata category on the e-Aasthi portal and confirm SAS ID has migrated cleanly to GBA East records. Several Hennur peripheral layouts still hold B-Khata pending DC conversion, particularly in the Bagalur Road belt and Chikkagubbi pocket. Verify e-Khata before negotiating ticket. Resale buyers should specifically request GBA-issued tax receipts, not historical BBMP receipts.

How does Hennur compare to Thanisandra and Yelahanka?

As of May 2026, Hennur Rs 8,500 to Rs 10,500 per sqft compares against Thanisandra Rs 9,000 to Rs 11,500 with 55 percent appreciation over 5 years and Yelahanka Rs 7,050 to Rs 11,900 with 24 percent in the last year and 88 percent over 5 years. Yelahanka has been the strongest 5-year performer in the broader North Bangalore belt. Thanisandra carries a Manyata Tech Park premium that Hennur partially shares. Hennur has slightly stronger yield profile because rental absorption is more settled. Read the North Bangalore villa side at our hotspots guide if you are also weighing villa stock.

What pitfalls should Hennur buyers watch?

Five recurring traps. First, Hennur Outer Ring Road versus Hennur Main Road price gap of Rs 1,500 to Rs 2,500 per sqft is sometimes obscured by listings that conflate the two. Second, Bagalur Road belt is 25 to 35 percent cheaper but social infrastructure is genuinely thinner. Third, Khata classification on Chikkagubbi and Bagalur fringe layouts often shows B-Khata pending DC conversion. Fourth, KIA approach traffic on Hennur Main Road and Bellary Road combined can stretch the airport drive to 60 minutes during peak. Fifth, OC verification on under-construction projects that paused during the 2018 to 2020 K-RERA enforcement window.

A sixth pitfall is Manyata Tech Park dependency. Several Hennur projects are explicitly priced and rented on the assumption of Manyata employee tenant demand. If Manyata occupancy weakens during a tech downturn, Hennur Main Road rental absorption tightens fastest. The corridor is not as diversified as Whitefield or Sarjapur in terms of employment cluster mix. Yield investors should price this concentration risk explicitly.

What is the bottom line on Hennur in May 2026?

Hennur in May 2026 is a mature, mid-segment North-East Bangalore market with strong end-user demand, deep K-RERA-registered inventory and a Manyata Tech Park yield anchor. The Pink Line metro at Nagawara is a forward catalyst worth approximately 5 to 8 percent uplift over 18 to 24 months but is not transformational because Hennur core is not on a station. Hennur Main Road core suits end-users prioritising social infrastructure. Bagalur Road belt suits budget-led first-time buyers willing to accept thinner amenities. Chikkagubbi suits villa-curious buyers in transition.

Want a curated Hennur shortlist?

If you want a K-RERA-verified shortlist with current floor plans, GBA East Corporation Khata status and a side-by-side ticket comparison across Hennur Main Road, Hennur ORR junction, Bagalur Road and Chikkagubbi, the PropNewz team can pull it together. Let's chat.

By PropNewz Team