On Namma Metro Blue Line Phase 2B, work on the 37 km KR Puram to airport stretch crossed 52 percent by late 2025, with trial runs on the KR Puram to Silk Board segment now targeted for October 2026 and the Hebbal to airport section flagged for a mid 2027 opening. Somewhere along that alignment, at the station called Bagalur Cross, Sobha Limited has assembled roughly 40 acres at Chikkagubbi Village. As of August 2026 nothing about the product has been announced. No official name. No configuration sheet. No price list. No Karnataka RERA registration. This review is an honest read of a working pre launch, not a brochure.

Short answer. Sobha Hennur Bagalur is a 40 acre pre RERA residential pre launch by Sobha Limited at Chikkagubbi Village on Hennur Bagalur Main Road, targeting a masterplanned community with a rare in campus retail corridor. Pricing is indicative at Rs 9,500 to Rs 12,000 per sq ft (derived, not quoted). The biggest trade off is timing: everything about the product and every protection under RERA is still open, and phasing on a 40 acre site will decide what early buyers actually receive.

What exactly is Sobha Hennur Bagalur?

It is a pre launch by Sobha Limited on a roughly 40 acre parcel at Chikkagubbi Village, Bengaluru 560077, on Hennur Bagalur Main Road between Hennur and Yelahanka. The plan currently discussed is a phased residential community with a dedicated retail corridor inside the campus. Because no Karnataka RERA registration has been issued, Section 3 of the RERA Act prohibits advertising, marketing, booking, or selling of units, and the working name Sobha Hennur Bagalur is not yet the confirmed marketing name.

Why does a 40 acre parcel matter on this corridor?

Scale changes the product. Most Hennur Bagalur launches sit on three to eight acres and cap out at a tower cluster with a standard clubhouse. Forty acres unlocks a masterplanned community with multiple phases, a large contiguous central green, long walking and cycling loops, full size sports facilities and, in this case, an in campus retail corridor. Organised retail in this belt currently sits 7 to 11 km away at Hebbal, Nagawara, Thanisandra and Yelahanka, which is the single weakest attribute of North Bengaluru daily life. Retail inside the campus, if it lands as planned, is a genuine differentiator. Its area, format, tenancy plan, position on site and delivery phase are all unpublished, and every one of those five questions is worth asking before booking.

How real is the Blue Line metro story here?

More real than most Bengaluru alignment claims. Blue Line Phase 2B runs 37 km from KR Puram to the airport across 17 stations, including Bagalur Cross, Yelahanka, Jakkur Cross, Kodigehalli and Hebbal. Work was around 52.5 percent complete by September 2025, and BMRCL is now targeting trial runs on the KR Puram to Silk Board stretch by October 2026, with the Hebbal to airport section flagged for mid 2027 opening (see the trial run update). The prudent read is not that the metro opens on a guaranteed date, but that it is physically over half built and no longer a paper claim.

Who is the developer and how does that shape the product?

Sobha Limited was founded in 1995, is listed on the BSE and NSE, and has delivered roughly 148 million sq ft across more than 600 projects, with around 210 projects and 68 million sq ft in Bengaluru. Its differentiator is backward integration: in house design, contracting and manufacturing of glazing, joinery, metalwork and concrete, which keeps quality control inside one organisation and underpins the finish reputation the market pays a premium for. FY26 was the company's strongest year on record, with sales value of Rs 8,136 crore, up 30 percent year on year, and Bengaluru contributing 55 percent of that. That track record does not make this specific project risk free, but it does frame what Sobha is likely to build once the plan is filed.

How does the location actually live?

Manyata Tech Park sits about 6 to 8 km away, with the Thanisandra and Hebbal office belts on the same axis and the Aerospace Park and KIADB Hardware Park at Bagalur adding a non IT employment layer. Kempegowda International Airport is roughly 15 to 16 km away and, unusually for a North Bengaluru address, reachable by two independent routes, Hennur Bagalur Road and Bellary Road. The school cluster is genuinely strong: Legacy School at Kothanur about 5 km, Vidyashilp Academy at Jakkur about 6 km, Canadian International School about 7 km, Mallya Aditi International about 8 km and Stonehill International about 12 km. Healthcare depth sits at Cytecare Yelahanka around 8 km and the Aster CMI, Manipal and Hebbal hospital cluster at 10 to 12 km. Retail is the honest gap, and the in campus corridor is the answer only if it delivers on plan.

What will pricing look like?

No price has been announced and none can lawfully be quoted before Karnataka RERA registration. What can be laid out is the arithmetic. The Hennur Bagalur corridor averages roughly Rs 6,850 to Rs 7,150 per sq ft today. Sobha's portfolio wide realisation in the first nine months of FY26 was approximately Rs 14,486 per sq ft, weighted by premium South and Central Bengaluru inventory. Sobha rarely prices at corridor averages because its build model and finish reputation carry a consistent premium. Market analysis therefore places the indicative expectation at Rs 9,500 to Rs 12,000 per sq ft. On typical 3 BHK formats of 1,500 to 1,800 sq ft, that points to roughly Rs 1.4 Cr to Rs 2.2 Cr, before the statutory load of about 11.5 percent for GST, stamp duty, registration and cess. Treat every figure here as derived, not quoted.

What configurations should buyers expect?

Nothing is confirmed. Corridor demand from Manyata, Thanisandra and the Yelahanka Jakkur school cluster typically pulls a 3 BHK weighted mix. Expected tiers are a 2 BHK at roughly 1,100 to 1,400 sq ft for first time buyers, a 3 BHK core at 1,500 to 2,000 sq ft, and a limited 4 BHK band around 2,300 to 2,600 sq ft. A 40 acre parcel also makes a row house or low rise pocket genuinely possible, something compact sites on this road cannot offer. Every number here is a projection until the sanctioned plan and RERA filing land.

How does it compare with nearby options today?

Three nearby launches in different states of readiness give a useful frame of reference. The comparison below is directional and each figure is sourced from the current PropNewz project page for that development.

Risks, trade offs, and the buyer verification checklist

Three risks matter. First, pre RERA status: until a K RERA number is issued the buyer has no statutory protection, and Section 3 forbids booking. Second, phasing: no developer builds forty acres in one cycle, and early phase buyers often live beside active construction for years while the main clubhouse, sports fields, central park and retail corridor may be scheduled with later phases. Third, price expectation: the Rs 9,500 to Rs 12,000 per sq ft band is derived from portfolio math, not a quoted price, and Sobha routinely prices premium finishes above corridor averages. There is also a smaller factual variance worth noting: some aggregator listings describe the parcel at roughly 50 acres. Acreage inflation is common in third party listings, and the sanctioned extent in the approved plan is the authoritative figure once it is published.

Buyer verification checklist. The seven checks below are the ones that most often catch surprises at this stage. Print them, take them to the site, and do not book until you have written answers.

So who is Sobha Hennur Bagalur actually for?

It suits end user families with a seven to ten year horizon who want a branded Sobha build, are comfortable transacting only after the RERA filing lands, and value the metro and airport optionality of this corridor over the maturity of an established micro market. It does not suit anyone needing rental income before the metro opens, anyone unwilling to sit through a phased delivery, or anyone who wants a confirmed configuration and price on day one. Investors with a shorter horizon should wait until Phase 1 is RERA filed and priced, and then compare against ready and near ready inventory on the same corridor.

What is Sobha Hennur Bagalur?

Sobha Hennur Bagalur is the working market name for an upcoming pre launch development by Sobha Limited at Chikkagubbi Village on Hennur Bagalur Main Road, North Bengaluru. The plan is a roughly 40 acre residential community with a dedicated in campus retail corridor. No K RERA registration, price list, configuration sheet or official marketing name has been published.

What will apartments at Sobha Hennur Bagalur cost?

No price is quoted, and none can lawfully be quoted before RERA registration. Indicative market analysis places pricing at Rs 9,500 to Rs 12,000 per sq ft, giving roughly Rs 1.4 Cr to Rs 2.2 Cr on typical 3 BHK sizes, before statutory charges. Treat this as derived arithmetic, and confirm the actual launch price once the K RERA filing is issued.

How far is the metro station from the site?

Namma Metro Blue Line Phase 2B is under construction on this corridor, with Bagalur Cross among the 17 stations. The trial runs are targeted for October 2026 on the KR Puram to Silk Board stretch, and the Hebbal to airport section including Bagalur Cross is currently flagged for a mid 2027 opening. Verify the walking or drive distance on site.

Is the project RERA registered?

No. The project is at the pre launch stage and Karnataka RERA registration is awaited. Under Section 3 of the RERA Act, no advertising, marketing, booking or selling can take place before registration. Verify any quoted number directly on rera.karnataka.gov.in against the promoter legal entity, extent and completion date before paying any amount.

This review reflects information available as of August 20, 2026.

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By PropNewz Team