Hennur Road Explained: Commute, Costs, Water and Flood Risk for Buyers
Search for a flat in north-east Bangalore and Hennur Road turns up quickly. It is a long arterial route with an established inner section and a fast-growing outer one. This guide describes the road, the workplaces nearby, the works under way in October 2026, what homes cost and what to ask about water and rain.
Two Halves of One Road
The route begins at Lingarajapuram and meets the ring road at Hennur Cross. After that it heads north-east. Kothanur comes first, followed by Geddalahalli, while Byrathi and Kannuru are further out, where the road is renamed Hennur-Bagalur Road. At the far end it connects to the airport approach.
The older half, between the ring road and Kothanur, is settled, with older flats, clinics, schools and everyday shopping. Farther out toward Bagalur, new layouts and villa communities occupy land that was under crops not long ago. That is where the biggest projects are going up.
Workplaces and Traffic
Most residents head to Manyata at Nagavara, which opens straight onto the ring road. Further west on that road, Kirloskar Business Park and the office blocks of Hebbal are the other big employers. Those living near Bagalur can reach the parks around the airport too.
Traffic is the main drawback. Narrow sections and congested junctions such as Hennur Cross, Kothanur and Byrathi Cross slow everyone down in the peak hours. Distance on a map says little here, so time your own drive to work before you commit.
Works in Progress
The next few years will bring the following changes, with the position in October 2026:
- The Blue Line of Namma Metro is being built beside the ring road, and its planned stations include HBR Layout, Nagavara, Kalyan Nagar and Horamavu.
- Sections of the Hennur-Bagalur Road have been given a concrete surface (white-topping) since 2025.
- Planned to end at Nagavara, the Pink Line from Kalena Agrahara will join the Blue Line there.
- Beyond Nagavara, the Blue Line is planned to continue through Hebbal and Yelahanka, reaching the airport, with a stop at Bagalur Cross.
All of these stations are on the ring road, so anyone living on Hennur Road needs a bus, auto or car to reach one. Homes close to Hennur Cross come nearest to a station, and those past Kothanur are several kilometres off. Opening dates have slipped many times, so base the decision on the road, not the metro.
Prices Today
Buyers can find ready resale flats as well as projects that will not hand over before 2030. A fresh 2 BHK from an established builder usually starts over Rs. 1 Crore. The table samples some new projects on the corridor.
| Project | Opening price | Homes |
|---|---|---|
| Aratt Alchemy Essence | Rs. 1.16 Crore | 1,201 sq ft, two bedrooms |
| Concorde Sienna | Rs. 1.26 Crore (two bedrooms), Rs. 1.63 Crore (three) | Two bedrooms at 1,200 sq ft, plus three-bedroom homes |
| DNR Parklink | Rs. 1.49 Crore | 1,357 sq ft, two bedrooms and a study |
| Codename Twin Lake City from Assetz | Rs. 2.47 Crore | 2,090 sq ft, three bedrooms |
| Urban Retreat Villas from NCC | Rs. 5.59 Crore | Four-bedroom villas |
Prices for resale in finished buildings reflect age, floor and the state of the flat. Compare what a seller asks with the latest registered sale deeds in the same building, and with the street's guidance value. The locality page linked at the start of this guide lists apartments being sold along the road.
There are extra costs. For purchases over Rs. 45 Lakhs, Karnataka charges stamp duty of 5.6% with cess and surcharge, plus registration of 2%. Buying under construction adds 5% GST.
How Water Reaches the Corridor
Supply differs between stretches, so make it the first question. Localities inside the city limit draw on Cauvery supply. Its fifth stage began running in October 2024 for the 110 villages that came into the city in 2007, which include some localities along this road.
Coverage on paper is not the same as a working tap. Many flats in newer blocks use borewells and tankers for some of what they consume every day. In outlying villages such as Kannuru, the panchayat and borewells provide water.
For a given project, ask if a sanctioned Cauvery connection exists and how much it delivers daily. Then find out how many borewells operate and what summer tankers cost the residents.
Rain and Drainage
After heavy rain, some sections of the corridor take in water. Horamavu's Sai Layout, not far from the road, is the example most people cite, having flooded in several monsoons. Low plots beside lakes and storm drains face the same danger.
Projects only a kilometre apart may fare very differently, so judge each one alone. A look at the site during or right after a downpour tells you more than a brochure can. Neighbours and shopkeepers near the entrance road can describe the worst monsoon.
Fit for You, and Final Checks
Families working at Manyata, Hebbal or the airport side who want a bigger home than the same money buys nearer Bellary Road are the natural buyers. Those who want a villa or a row house inside the city limits also look here. Against Thanisandra, Hennur Road is more dispersed and its prices cover a wider range.
If your office is around Sarjapur Road, Electronic City or Whitefield, the daily drive will be long. Few homes offer a metro station on foot at present. Tenants come mostly from Manyata's workforce, which favours the inner-stretch flats.
Run through this list before paying a token:
- Look up the project's RERA record: registration number, promoter and the completion date given there.
- Find the khata type, and learn whether the land is under the city corporation or a village panchayat.
- For a finished building, ask to see the occupancy certificate before any advance.
- Find out how water is sourced, what tankers cost and how sewage is treated.
- Soon after heavy rain, walk the entrance road, then the basement and the closest drain.
- Time the trip to work in rush hour, going and returning.
- Note the width of the lane that links the main road with the entrance.
Homes that pass all this give a household solid access to the northern workplaces at a fair price. Ask us for up-to-date price lists and plans for projects along the road.
