Puravankara Hennur Road Bengaluru Project

About Puravankara Hennur Road Bengaluru Project

Status: Upcoming · Joint development announced March 2026 · Market launch expected within 6–12 months.

Puravankara Group has entered into the joint development of a 4-acre land parcel on Hennur Road in Bengaluru, with an estimated gross development value (GDV) of over Rs 1,300 crore. The land parcel offers a total saleable area of approximately 0.84 million square feet. Based on Puravankara's portfolio in this micro-market and the parcel's saleable area, the upcoming development is likely a single-phase high-rise residential project featuring 3 BHK and 4 BHK premium apartments. The developer expects to bring it to market within the next 6–12 months , which positions a probable RERA filing and price launch in late 2026.

Key Highlights

• Land parcel: 4-acre joint development on Hennur Road with approximately 0.84 million sq.ft. saleable area
• GDV: Over ₹1,300 crore — placing this in the premium luxury segment
• Structure (likely): High-rise format expected, in line with Puravankara's adjacent Hennur Road launches such as Purva Hennur 51 (G+51 single tower)
• Configurations (indicative): 3 BHK and 4 BHK apartments, sizes likely 1,950–2,800 sq.ft.
• Connectivity: Proximity to Manyata Tech Park (one of Bengaluru's largest IT parks) and connectivity to Kempegowda International Airport
• Asset-light JDA model: Joint development model allows the developer to collaborate with landowners without purchasing the land outright, enabling faster project launches
• Developer pedigree: Puravankara has 29 million square feet of projects under development, with an additional 88 million square feet in projected development
• Pipeline scale: Company's total land bank is ~38 msft, and ongoing projects add up to 34 msft

Location Advantages

Hennur Road has matured into one of North Bengaluru's most active residential corridors. Hennur Road has gained prominence as a preferred residential micro-market due to its proximity to major employment hubs such as Manyata Tech Park, with connectivity to key arterial roads and access to Kempegowda International Airport, while neighbouring residential areas such as Hebbal, Kalyan Nagar and Thanisandra offer established social infrastructure including schools, hospitals and retail centres.

Honest concerns: Hennur Road is notorious for peak-hour traffic congestion between Hennur Cross and the Outer Ring Road junction — drives that should take 15 minutes routinely stretch to 40+ minutes on weekday mornings. Traffic bottlenecks during peak hours while accessing major parts of North Bangalore and civic amenities still developing in the vicinity are recurring buyer complaints in this corridor. The Phase 2B Blue Line metro (Kalena Agrahara–Nagawara) has missed multiple deadlines and the Hennur stretch still depends on road infrastructure for the foreseeable future.

What's Nearby — Schools, Hospitals, Malls

Distances above are indicative pending final site coordinates from the developer at RERA stage. The neighbourhood is well-served by reputed schools (Ryan International, New Horizon Gurukul), multi-specialty hospitals (Columbia Asia, Motherhood), and established retail destinations.

Amenities

The amenity mix has not yet been disclosed, but based on Puravankara's recent launches in the same corridor, the project is expected to feature a 50,000+ sq.ft. clubhouse and the developer's signature lifestyle inclusions:

• Fitness & Sports: Fully-equipped gymnasium, yoga/meditation deck, multipurpose sports court (basketball/badminton), jogging track around the periphery, indoor games room (snooker, table tennis, chess)
• Water: Two swimming pools likely — a main lap pool and a separate kids' pool with splash zone
• Kids: Dedicated children's play area, toddlers' zone, crèche, and a kids' activity room
• Social: Banquet hall, party lawn, co-working/business lounge, library, mini-theatre/screening room, landscaped Miyawaki forest pockets (a Puravankara signature element)
• Security: CCTV cameras, vigilant security guards, boom barriers, intercom facility, video door phone, boundary fencing, remote home access and smart integrated controlled access
• Sustainability: Rain water harvesting, waste management measures, and energy and water saving methods , plus EV charging points

Price & Configuration

This is a freshly announced joint development. Final pricing, exact unit sizes and the official configuration grid will be disclosed at the RERA launch (expected within 6–12 months of the March 2026 announcement). The table below shows indicative ranges based on Puravankara's adjacent Hennur Road project (Purva Hennur 51) and current Hennur micro-market pricing:

*Indicative only. Pre-launch prices for the adjacent Purva Hennur 51 are estimated between ₹15,000 to ₹25,000 per sq. ft. Final pricing for this project will be announced at RERA launch.

Expected payment plan: A convenient structure of 20% on booking, 20% on structural completion, and 60% on possession is the format Puravankara has used on adjacent launches.

Investment Analysis

• Locality benchmark: Hennur Road premium projects currently transact in the ₹11,500–₹15,000/sq.ft. band; sub-launches by Puravankara have indicated ₹13,000+ entry points for 2025–26
• 3-year appreciation (2022–25): Hennur Road has clocked ~28–35% capital appreciation, driven by Manyata Tech Park demand and Phoenix Mall of Asia opening
• Rental yield: Expect 3.0–3.6% gross yield for 3 BHK units — moderate by Bengaluru standards (Whitefield averages 3.5–4%)
• Resale demand: Strong end-user pull from Manyata IT employees, Hebbal corporate executives, and airport-route NRIs
• Competing projects in the same budget:
  • Purva Hennur 51 (adjacent, G+51, ₹15,000–25,000/sq.ft. indicative)
  • Prestige Park Drive (Kogilu, ₹13,500/sq.ft.)
  • Embassy Edge (Devanahalli, ₹11,500/sq.ft.)
  • Sobha Brooklyn Towers (Bellary Road, ₹14,000/sq.ft.)
• Risk note: As a fresh JDA, the buyer carries pre-RERA uncertainty. Recommend waiting for RERA filing before committing significant capital.

Pros and Cons

Pros:

• Strategic location — the acquisition aligns with the company's vision to expand its footprint in key Bengaluru micro-markets that offer robust infrastructure, strong connectivity, and sustained residential demand
• Established developer with a 50-year track record and large delivery base
• Asset-light JDA structure means the developer's capital exposure is lower, typically translating to faster milestone completion
• Hennur Road has consistently outpaced South Bengaluru on capital appreciation over the last 3 years
• Proximity to Manyata Tech Park (~7 km) supports both end-user and rental demand

Cons:

• No RERA, no price, no possession date — buyers entering at EOI stage have minimal legal protection until the RERA filing is published
• Traffic bottlenecks during peak hours while accessing major parts of North Bangalore — Hennur Road congestion is a daily reality, not a marketing concern
• Premium pricing — entry tickets likely above ₹2.5 Cr, which prices out first-time buyers
• Puravankara has had mixed delivery feedback on some adjacent projects, with a few launches running 6–12 months behind original RERA timelines
• Metro connectivity to Hennur is still 3–5 years away; commute remains road-dependent

Who Should Buy This

Ideal for: End-user families working at Manyata Tech Park or Hebbal corporate offices who want a brand-new luxury 3/4 BHK; NRIs seeking a Bengaluru parking address with airport proximity; long-horizon investors comfortable holding 5–7 years for full corridor maturity.

Not ideal for: Buyers needing immediate possession (this is at least 4 years from handover), first-time buyers under ₹2 Cr budget, or anyone uncomfortable with pre-RERA EOI commitments. Short-term flippers should also wait — Puravankara typically restricts resale till OC.

FAQ — Frequently Asked Questions

Q: Is Puravankara Hennur Road Bengaluru Project RERA registered?

A: No. As of the March 2026 joint development announcement, RERA registration has not yet been filed. The developer expects to bring the project to market within the next 6–12 months , at which point a Karnataka RERA number will be published.

Q: When will Puravankara Hennur Road project launch?

A: Puravankara has stated it expects to bring the project to market within the next 6–12 months from the March 2026 announcement, which means a probable launch window between September 2026 and March 2027.

Q: What is the expected price range?

A: Pricing has not been declared. Based on Puravankara's adjacent launch Purva Hennur 51, indicative rates of ₹13,000–₹17,000/sq.ft. are reasonable expectations, putting 3 BHK units in the ₹2.6–3.9 Cr band. Final pricing will be announced at RERA launch.

Q: Is booking open right now?

A: No formal bookings are open. Channel partners may collect Expression of Interest (EOI) cheques, but no allotment letter or unit number can be legally issued until RERA registration is in place. Be cautious about paying any amount before RERA.

Q: Is Puravankara a reliable builder?

A: Yes, broadly. Puravankara has 29 million square feet of projects under development, with an additional 88 million square feet in projected development, holds an ISO 9001 certification by DNV and a DA2+ rating by CRISIL. Some recent launches have seen mild possession delays (6–12 months), so factor in a buffer when planning.

Q: What is the nearest metro station?

A: The nearest operational metro station is Nagawara (Phase 2B Blue Line) — currently under construction with delayed timelines. Until commissioning, the project depends entirely on road connectivity via Hennur Main Road and the Outer Ring Road.

Q: Is this a good investment for capital appreciation?

A: Hennur Road has been one of Bengaluru's better-performing corridors with 28–35% appreciation over 2022–25. As a pre-RERA entry, this project offers EOI-stage pricing advantage but also carries higher uncertainty. Suitable for a 5–7 year hold.

Q: How far is Kempegowda International Airport?

A: Approximately 28 km via Hennur–Bagalur Road, translating to a 45–60 minute drive depending on traffic. Kempegowda International Airport is approximately 25–30 km away, making the project an ideal choice for frequent flyers and professionals in aviation or logistics.

Q: What configurations will be available?

A: Based on the developer's portfolio in this corridor, expect 3 BHK and 4 BHK apartments in the 1,950–2,800 sq.ft. range. The exact mix will be confirmed at RERA filing.

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