Sobha Hennur

Sobha Hennur project details begin with address and acreage. The campus is located in Chikkagubbi, Hennur-Bagalur Main Road, spread over an area of 45 acres in a corridor connecting the Outer Ring Road at Hennur Cross with Bagalur and the northern access to Kempegowda International Airport. The proposal calls for creating two zones with separate entrances within the site. The residential side will accommodate roughly 1,200 residences in 4-5 towers of G+38. The commercial side will feature one office and retail tower with a mall. Homes are available in 1 to 4 BHK configurations ranging from 650 to 2,400 sft. Most launches along this route are 3 to 8 acres, with a single cluster of towers, so a campus of this magnitude, with its own workplaces and shops, is rare for the area.

The campus will be developed in phases. First is Phase 1 on 17 acres, then roughly 28 acres open for later towers. Sobha often launches major campuses tower by tower and revises rates in between launches, thus early buyers typically get the lowest rate the project will give. Particulars such as the number of towers, units per phase, size of the clubhouse, and the extent of the open space will be included in the RERA file expected in December 2027. On 45 acres there are some 1,200 residences, a density of about 27 homes to the acre, which is on the light side for a high-rise neighborhood and permits greens between the towers.

All residences are priced at Rs 18,000 per sft on an all inclusive basis, therefore tickets range from Rs 1.17 Cr++ for a 1 BHK to about Rs 4.32 Cr for the top 4 BHK. At that level the campus compares with luxury apartments in North Bangalore, not the mid-market stock in the corridor. It is also close to the premium releases on NH-44 at Jakkur and Yelahanka where rates are in the region of Rs 16,900-19,500 a sft. Buyers scouring new launch listings of luxury apartments in Bangalore will see what the rate gets them here; the land, the in campus offices and mall and a location on the airport side of the city.

Location shapes the homes that suit. Compact 1 BHK units are popular with airport and aerospace staff and investors looking for a Sobha address at a lower ticket; 2 BHK homes cater to the largest pool of tenants working in Manyata, Bhartiya City and the Bellary Road offices; 3 BHK homes are for settled families; and 4 BHK homes are for joint families, senior executives and high-net-worth buyers, including NRIs. It is due for possession in 2032 and finished from Sobha factories. Our experts will evaluate each model against your budget, timetable and intended usage, from living in to renting out.

Chikkagubbi is located on the Hennur –Bagalur Main Road, between Hennur and Yelahanka, a location that places the airport, the Manyata work cluster and the Bellary Road offices within a compact radius. Byrathi, Kannur and farther down the road, Kothanur and Geddalahalli flank the plot on one side and Thanisandra and Bhartiya City on the other side. You can travel around 17 km to reach Kempegowda International Airport. You can take the Hennur–Bagalur Road or switch to Bellary Road at the Kogilu Cross, which is about 7.8 km west. The Outer Ring Road intersection at Hennur Cross is ~8.5 km south and Hebbal Flyover ~11 km for city bound traffic.

The draw of the location is jobs within easy driving distance. Bhartiya City’s offices are ~2km from the gate; Karle Town Center and the Manyata campus are ~8–8.5km out. Further along the Bellary Road belt, ~8.5–10.2km away, are North Gate Business Park, Sattva Horizon, which Amazon has leased in full for a workforce of 6,000–7,000, and two upcoming campuses, Century Immencity and Bagmane Sierra Business District. Further northeast, Foxconn’s Devanahalli campus and Collins Aerospace, a tenant in a KIADB Aerospace Park, have a workforce that makes aircraft and electronics. These employers explain why rental demand in Hennur Bangalore is supported by more than one business and why both tenants and end users are attracted to the planned projects here.

Transport enhancements are coming thick and fast. On the metro side, the closest Blue Line Phase 2B stations are ~8 km away and are expected to open with the corridor, which is slated for end-2027, while the underground run of the Pink Line to Nagawara has a May 2027 target. For road transport, the northern arc of the Satellite Town Ring Road is already being used for longer regional excursions and a 4.6 km stretch of Hennur-Bagalur Road is expected to be white topped by December 2026. Combined they will cut journey times across the north east of the city.

There are some constraints worth noting. There will be no Metro stations at the gate, the nearest being 8 km away; the Hennur portion of the Peripheral Ring Road has no date; and road improvements throughout the corridor are still pending. Buyers are getting scale and timing in return. This campus is several times bigger than new launch flats near Hebbal or pre launch apartments on Hennur Road, is closer to the airport and may be bought before the pending metro and road projects in the vicinity are completed. For a household that flies frequently or works north of the city, that balance can shift toward this side of the corridor.

Bengaluru’s residential market retained its momentum across 2026. Average new stock across the city was almost Rs 9,450 per sft for April-June, and by July-September quarter prices were up approximately 8 per cent over a year ago, with around 16,670 residences sold, around 12 per cent more than the same quarter of 2025. From April through June, the city absorbed roughly 15,300 homes while developers broke ground on nearly 21,700. There's constant demand, even as new supply comes on line fast. Anyone buying for the long run should analyze a fresh launch against the backdrop of rising pricing against high sales volumes.

Now the north of the city is setting the pace. North Bengaluru dominated citywide house sales in April-June 2026, with launches rising 10% and sales up 11% year-on-year, outperforming every other corridor in January-June. At the present sales rate, its unsold house inventory of some 15,408 units would be soaked up in around 3.9 quarters, an acceptable inventory level for an area that continues to add employers and infrastructure. Therefore, new launch flats in Hennur are joining a market where demand is catching up with supply and not lagging behind it.

Prices are rising sharply in the northeast. On Thanisandra Main Road, prices of new-launch bases jumped over 93% from around Rs 5,345 per sft in late 2021 to around Rs 10,300 by mid-2026. Apartments at Hennur Road average Rs 10,600-12,600 per sft with a 10-12.8% growth in one year and about 83% gain in five years while Hebbal averages more than Rs 17,000. Luxury flats near Manyata Tech Park, have an obvious value argument since Hennur is still trading considerably below Hebbal, although drawing from the same set of businesses.

The numbers are driven by job growth. Office demand is driven by Bhartiya City, Karle Town Center and the Manyata campus, Bellary Road continues to attract new office campuses and Foxconn’s Devanahalli facility alone employed almost 30,000 people in nine months. The airport and KIADB Aerospace Park constitute a second cluster of jobs and the Blue Line toward the airport, the Nagawara leg of the Pink Line and the Satellite Town Ring Road will ease the movement of that workforce. That’s why so many purchasers are looking north now when they wish to reside where Bengaluru is still expanding.

Karnataka RERA registration estimated date is December 2027. Once released this page will show the Sobha Hennur RERA number, approved plans and the phase timetable. Until then the project is still in the pre-launch stage therefore any interest registered now is an expression of interest and not a sale. Sale agreements and confirmed bookings can only come after the project is registered. Every buyer must check the project name on the Karnataka RERA portal and match it with the documents they receive before signing any papers or making any payments.

Sales will be open on the Sobha Hennur opening date and registration will be held on that date as 17 acres of Phase 1 cannot be provided before registration. During the Sobha Hennur pre launch phase, customers give an EOI and the allocation priority is usually decided on the basis of the order in which the EOIs are received by the developer. The launch price list will also mention the payment parameters like Sobha Hennur booking amount and construction associated instalments. Lenders normally announce house loan approvals for a project after registration and only then may buyers finalize a loan with the bank of their choice. We keep all registered buyers informed at every step as we confirm.

There are several approvals running parallel. The building plan is in process of sanction and due to the magnitude of it, the campus also needs to have an environmental clearance from the State Environment Impact Assessment Authority. Nothing is being built on site yet, Sobha Hennur construction status will change only if registration is in hand and 2032 handover target is counted from there. Once the building starts, the quarterly filings by the developer on the RERA portal will indicate how each tower is progressing against its committed timeframe and we pass on the significant milestones to all buyers on our interest list.

Government charges during registration are not included in the all-inclusive rate. Karnataka imposes stamp duty and registration fees totaling approximately 7.6% of the property value; 5% stamp duty with cess and surcharge, and 2% registration fee, up from 1% in August 2025. Homes under construction priced above Rs 45 lakh are subject to 5% GST, thus buyers must ensure that they have it in writing that the all-inclusive amount includes GST. Higher floors, corner units and superior vistas may also attract floor-rise or preferred location charges and owners pay a maintenance deposit on possession. You will see every expense on our detailed cost sheet beforehand.

Sobha Limited was founded as Sobha Developers Ltd in 1995 by PNC Menon and was renamed in 2014. This campus is also what you get if you search for the Sobha Developers Hennur project, or if you type in the misspelled Shobha Hennur, as the previous name is still being used. The company is listed on BSE and NSE. It is headed by Managing Director Jagadish Nangineni. The company is headquartered on Sarjapur – Marathahalli stretch of Outer Ring Road in Bengaluru. As of July 2026, its delivered portfolio was 154.23 million sft of developable area in 27 locations. It has around 4,400 employees across offices and factories.

In-house manufacturing sets Sobha distinct. Sobha has its own units for concrete goods, metal works and glazing, interiors and woodwork, therefore a majority of a Sobha home is created and inspected by the company itself. Quality control, then, continues from the production floor to the final residence. Timelines are also useful because the major construction elements of each tower do not rely on a long chain of external suppliers and subcontractors. For buyers on a long dated project, that self reliance is one of the more tangible arguments for trusting a delivery date.

Recent results are reflective of momentum and a healthy balance sheet. Sobha posted sales of Rs 3,656 Cr in April-June 2026, a quarterly record and up 76% from April-June 2025. 2.34 million sft were traded at an average of Rs 15,655 per sft. Total bookings for April-September 2026 stood at Rs 5,862 Cr, up 47% y-o-y, with Bengaluru contributing 57.7%. It had more cash than borrowings at end-June 2026, with a net debt/equity of -0.14, a buffer for a campus to be handed over in 2032.

The brand is already present in North Bengaluru. There are over 1,537 residences at Sobha City on Thanisandra Main Road a few kilometers from this site spread over 36 acres. Every apartment and row house in Sobha Victoria Park near Hennur Road has found a customer. Sobha HRC Pristine in Jakkur is also sold out. These Sobha home complexes in North Bangalore provide customers a chance to check the workmanship and maintenance before committing. This is also part of a bigger list of forthcoming Sobha projects in Bangalore including Sobha One World at Hoskote registered in May 2026 and this Sobha Limited new project Hennur families are currently inquiring about.

If you buy into a large gated community you share the clubhouse, gardens and pools and their upkeep, instead of having to maintain a single detached property on your own. Sobha apartments in Hennur offer a managed community with easy access to employment for professionals commuting to Manyata, Bhartiya City or the airport. Daylight, views and solitude are provided by the upper floors of G + 38 towers and the daily routine is kept quiet by a separate private entrance. The commercial tower is near, but its visitors do not venture inside the gardens and towers. Provision for EV charging and parking for guests address everyday necessities, while the clubhouse, pools and courts are shared across the campus.

What you choose to configure affects how a home is lived in and what it earns. The range varies from 1 BHK (650-750 sft) to 2 BHK (1080-1300 sft), 3 BHK (1500-1800 sft) and 4 BHK (2100-2400 sft). Two-bedroom apartments are popular with the largest segment of owner-occupiers and tenants in the northeast, three-bedroom homes are suitable for established families and four-bedroom homes are a match for the larger flats available around Jakkur and Hebbal.

For many buyers, rental income is a realistic part of the strategy. Homes developed by A-class developers typically rent at 3.5-4% per annum of the value of the property, semi-furnished and 4-4.5% when fully furnished. For Rs 1.26 Cr you may buy a 700 sft 1 BHK. For semi furnished, it will cost you approximately Rs 36,750-42,000 a month, while furnished it will cost you about Rs 42,000-47,250 a month, excluding maintenance and property tax. The pool of potential occupants is extensive, as occupiers for that format are largely drawn from the airport, aerospace and Manyata workforces.

Another advantage is flexibility in time. A 1 BHK can be rented out today and sold eventually for a bigger home. The larger 3 and 4 BHK models accommodate children and parents and grandparents in the long term. Daily requirements are within touching distance. The in-campus mall takes care of shopping and dining, the office tower gives a walk-to-work alternative, Bhartiya City is ~2 km distant and Ekya School Byrathi and Chaman Bhartia School are ~2–3 km from the gate. We assist each buyer in finding a format that fits their goal, whether it be occupying the property, leasing it or doing one and then the other.

Connectivity is the beginning of the Sobha Hennur investment case. Homes between an international airport and a big office strip attract tenants from both, and this campus puts its own office tower and mall on top. The selling price in Sobha City increased to Rs 13,750 a sft in September 2026 from around Rs 12,700 in December 2025. The finished Sobha stock in the area has kept its worth well. In general, Hennur Road prices increased by 10-12.8% in the past year and over 83% in the last five years. New launch base rates on Thanisandra Main Road are almost double their level in late 2021.

Buyers have been rewarded with early entry on adjacent Sobha launches. For example Sobha Victoria Park was launched at around Rs 11,300 per sft and the asking price today is around Rs 14,300. This shows how later launches are priced up. So what Sobha pre launch is truly offering is cheaper entry rate and not headline savings. This qualifies as a Sobha new launch 2027 customers can prepare for today, with registration penciled in for December 2027. Those who log interest early in this Sobha pre launch project in North Bangalore normally sit higher in the allocation order.

There are returns from rent and capital growth. A plausible base case is 8-12% annual capital appreciation, constrained below by Bengaluru’s around 8% yearly gain reported in July-September 2026 and above by the corridor’s five-year pace of nearly 13% a year. Annual rent for A-grade residences from developers is typically 3.5-4% of the purchase price semi-furnished and 4-4.5% furnished. Tenants will be in demand from the airport, Manyata, Bhartiya City and the Bellary Road offices. For families living abroad and seeking a Sobha project for NRI in Bangalore, it is easier to handle ownership from abroad due to convenient access to the airport and a large pool of tenants.

Risks must be considered just as thoroughly as the benefits. The exact price and specifications are subject to registration as the project is not yet RERA-registered. A 2032 possession means six years or so before any rent comes in. The Rs 18,000 premium is also some 40-80% above than the average of nearby communities, thus returns depend on consumers continuing to shell out for the Sobha name. Infrastructure deadlines have changed in the past: the airport metro portion had aims from June 2027 to March 2028. We are quite up front with all buyers on each and everyone of these issues.

This campus is not occupied yet, it is in pre-launch, so there are no resident evaluations to offer. We will not have testimonials, star ratings or quotes until owners have true experience of living here. In the meanwhile, you may be assured of judging the three things. How have Sobha’s adjacent communities fared? What does the current plan contain? How does the pricing fit versus the rest of the corridor? Those checks tell buyers a lot more than early advertising claims, and our staff can aid with each.

Evidence of Sobha’s work is just a short drive away. Consider Sobha City, a well-established 36-acre development on Thanisandra Main Road. Resale property asking prices there rose from about Rs 12,700 per sft in December 2025 to Rs 13,750 in September 2026. Sobha HRC Pristine in Jakkur and Sobha Victoria Park near Hennur Road are also sold out. We are happy to organize visits to them for anyone who requests as this will allow buyers to judge the construction quality, the maintenance and how the houses have matured over the years.

Every pre-launch sale deserves three questions. Each of these questions has a special response for this one. First, the scale; 45 acres, with offices and a mall within the campus is an oddity on Hennur-Bagalur Main Road, where launches are usually in the 3-8 acre range.The Rs 1.17 cr++ 1 BHK is an entry point for investors. The 3 BHK and 4 BHK layouts are aimed at families moving up from older homes in the vicinity. Third, delivery as Sobha’s April-June 2026 quarterly sales were at record levels, it has net cash on its bank sheet, and both of its upcoming launches are sold out. These solutions stand tall against what other new residential complexes in North East Bangalore may provide.

An honest report also mentions the cons. The price is a premium on the corridor average, handover is not until 2032 and registration will confirm the specification which may still alter before then. Metro, road dates may slip, closest stations are around 8 km from the entrance. When owners have moved in and been here for a while this page will show their own feedback. Until then, verifiable facts are of more use to purchasers than second-hand praise.