North Bengaluru
Hebbal
Lakeside living on the road to the airport.
- Avg. price / sq ft
- ₹13,200 – ₹17,500
- 2 BHK rent / month
- ₹38,000 – ₹55,000
- Gross rental yield
- 3.0%
- 5-year price change
- +57%
The briefing
Living in Hebbal
Hebbal sits at the hinge of North Bengaluru — where Bellary Road heads to the airport and the Outer Ring Road loops east to Manyata Tech Park. Its lake, one of the largest in the city, gives the best addresses a permanent view.
With the airport metro line under construction and Manyata continuing to expand, Hebbal has become one of the city's most active luxury markets, with prices now approaching those of central Bengaluru.
Best for
Average asking price, ₹ per sq ft
Hebbal, 2021–2026 · up +57% over five years
View as table
| Year | ₹ per sq ft |
|---|---|
| 2021 | ₹9,400 |
| 2022 | ₹10,100 |
| 2023 | ₹11,300 |
| 2024 | ₹12,600 |
| 2025 | ₹13,900 |
| 2026 | ₹14,800 |
Honest trade-offs
What people love — and what to check.
Why people move here
- 25 minutes to the airport
- Lake views that can't be built out
- Upcoming metro interchange
- Close to Manyata Tech Park
Worth checking first
- Hebbal flyover congestion at peak hours
- Premium pricing for lake-facing homes
- Limited independent-house stock
Getting around & everyday life
The practical details.
Metro & roads
Hebbal interchange on the airport Blue Line (under construction)
Schools & healthcare
- Established schools on Bellary Road and in Sahakar Nagar
- Two multi-speciality hospitals within 4 km
Where people work
- Manyata Tech Park
- Kirloskar and Embassy business parks
- Aerospace park at Devanahalli
Talk to a local
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Figures on this page are indicative averages for Q3 2026 from Propstep research and are not a valuation or an offer.
