Prestige Hennur price - the indicative band
The pricing below is indicative and represents the profiled pre-launch band. The formal price sheet will layer floor-rise premiums, view premiums, and corner-unit premiums onto the base rate; pricing on the corridor typically firms up after the K-RERA registration publishes and the formal launch opens.
| Configuration | Indicative super built-up | Indicative starting price | Implied rate (SBA) |
|---|---|---|---|
| 2 BHK | 1,150 – 1,260 sq ft | from ~₹1.18 Cr | ~₹9,400 – 9,900 |
| 3 BHK (compact) | 1,560 – 1,720 sq ft | from ~₹1.55 Cr | ~₹9,300 – 9,900 |
| 3 BHK (large) | 1,800 – 1,920 sq ft | from ~₹1.78 Cr | ~₹9,500 – 9,900 |
Hennur Road pricing - where the corridor sits
Understanding the price requires understanding where Hennur Road sits in the Bengaluru pricing geography. As of mid-2026, apartment rates on Hennur Road run between ₹8,650 and ₹12,950 per square foot across the premium inventory, with an arithmetic mean of ₹10,350 per square foot. The blended locality average across the full inventory mix (including older resale stock) is lower — around ₹8,812 per square foot — but premium new-launch inventory clusters in the upper band.
| Segment | Rate band (₹/sq ft) |
|---|---|
| Hennur Road premium new-launch | ₹9,300 – ₹12,950 |
| Hennur Road apartment average (premium) | ~₹10,350 |
| Hennur Road blended transaction average | ~₹8,812 |
| Hennur Road builder floors | ₹7,400 – ₹17,750 |
The gap between the blended average and the premium band reflects the corridor's transition: mid-segment inventory built in 2014–2018 still trades at the lower end, while premium inventory launched in 2024–2026 trades at the upper end. Prestige Hennur is a fresh launch priced into the premium band — and its indicative ₹9,800 base sits below the premium-band midpoint of ₹10,350, which is the headroom argument. Year-on-year appreciation on Hennur Road has run 6.2% on the blended apartment average and 10–28% on premium new-launch inventory, with roughly 49% over three years. The comparable set on the corridor includes Purva Hennur, Concorde Sienna (2 BHK from ₹1.10 Cr, 3 BHK from ₹1.45 Cr), Abhee Hennur, and TVS Emerald Hennur; Prestige's pricing sits in the same band, with the brand premium justified by the listed-developer track record and prior local delivery.
All-in cost breakdown
The headline price is the base cost. The all-in budget carries additional government, statutory, and project charges on top. The following template captures the typical breakdown for a Bengaluru premium apartment.
| Cost element | Indicative basis | 2 BHK (~₹1.18 Cr base) | 3 BHK (~₹1.55 Cr base) |
|---|---|---|---|
| Base price | Builder cost sheet | ~₹1.18 Cr | ~₹1.55 Cr |
| Stamp duty | ~5% (Karnataka residential) | ~₹5.9 L | ~₹7.75 L |
| Registration fee | ~1% on agreement value | ~₹1.18 L | ~₹1.55 L |
| GST | 5% on under-construction (no ITC) | ~₹5.9 L | ~₹7.75 L |
| Club membership | One-time amenity charge | ~₹1.5 – 2.5 L | ~₹2.0 – 3.0 L |
| Maintenance corpus | One-time corpus / sinking fund | ~₹1.5 – 2.0 L | ~₹2.0 – 2.5 L |
| Legal and documentation | Vetting, registration logistics | ~₹0.3 – 0.5 L | ~₹0.3 – 0.5 L |
| Indicative all-in | Sum of above | ~₹1.34 – 1.40 Cr | ~₹1.76 – 1.92 Cr |
The all-in number is the right basis for affordability and financing calculations. Buyers stretching the budget on the headline number alone will find themselves under-funded by ten to fifteen per cent once the statutory and project charges are layered in. A note on GST: under-construction residential inventory attracts 5% GST (without input tax credit) for non-affordable housing, and the Prestige Hennur band sits above the affordable-housing thresholds, so the 5% applies — ready-to-move inventory carries no GST, a saving for buyers who wait, though that wait foregoes the early-phase price advantage. For buyers already comfortable with the prestige-group name, Prestige Garden Breez adds a local portfolio lens without skipping the practical checks around cost and daily use.
Items excluded from the cost sheet
Payable separately, on top of the figures above:
- BWSSB connection / infrastructure deposits — payable at registration, typically ₹1.5 – 2.5 lakh per apartment
- TDS at 1% under Section 194-IA of the Income Tax Act, deducted by the buyer on every installment for sale values above ₹50 lakh
- Furnishing / interior fit-out — typically ₹6 – 16 lakh for a 2 or 3 BHK depending on specification
- Floor-rise, view, and corner premiums — layered onto the base rate per the formal price sheet
Add roughly ₹3 – 5 lakh of statutory and deposit charges beyond the cost-sheet all-in, plus furnishing, to land on the true move-in cost.
Payment plan options
Premium Bengaluru projects typically offer construction-linked and down-payment structures, with the K-RERA filing constraining the plan to a milestone-linked baseline. The expected plans at Prestige Hennur:
- Construction-linked plan (CLP) — booking amount on agreement, then payments at construction milestones (excavation, basement, plinth, slab cycles, finishing, handover); aligns cash outflow with construction progress and is the K-RERA-compliant baseline
- Down-payment plan — a higher booking and agreement payment with the balance at handover; typically carries a discount on the base price relative to CLP
- Flexi plan — a hybrid balancing booking, agreement, and select milestones
The early-phase period sometimes offers an additional booking advantage on the CLP. The exact payment-plan menu publishes in the formal price sheet.
Home loan and EMI math
Most Prestige Hennur buyers will fund 70–80% of the all-in cost through a home loan. The following sketches the loan and EMI math at indicative 2026 rates.
| Scenario | Loan amount | Tenure | Indicative rate | Monthly EMI |
|---|---|---|---|---|
| 2 BHK — 75% LTV | ~₹1.0 Cr | 20 years | 8.5% p.a. | ~₹86,800 |
| 2 BHK — 75% LTV | ~₹1.0 Cr | 25 years | 8.5% p.a. | ~₹80,500 |
| 3 BHK — 75% LTV | ~₹1.35 Cr | 20 years | 8.5% p.a. | ~₹1,17,200 |
| 3 BHK — 75% LTV | ~₹1.35 Cr | 25 years | 8.5% p.a. | ~₹1,08,600 |
Interest rates move with the RBI repo cycle and the bank's spread; the table uses an indicative 8.5% as of mid-2026. Buyers should run the math at the rate they qualify for and stress-test for a 50–100 basis-point upward move. The EMI affordability rule of thumb — EMI no more than 40% of monthly take-home income — implies roughly ₹2.0 lakh per month household take-home as a comfort threshold for the 2 BHK (₹1.0 Cr loan, 25-year tenure) and roughly ₹2.7 lakh for the 3 BHK (₹1.35 Cr loan, 25-year tenure).
Rental yield analysis
Rental yield on Hennur Road premium apartments runs at 2.8 to 3.8% gross annually, with the corridor average around 3.3%. The following sketches the expected rental income on Prestige Hennur units at handover.
| Scenario | Monthly rent (2 BHK) | Monthly rent (3 BHK) | Gross yield |
|---|---|---|---|
| Conservative | ₹28,000 – 32,000 | ₹42,000 – 48,000 | 2.8% |
| Moderate (likely base case) | ₹34,000 – 40,000 | ₹52,000 – 60,000 | 3.3% |
| Optimistic (post-metro) | ₹42,000 – 48,000 | ₹65,000 – 75,000 | 3.8% |
The base-case gross yield around 3.3% is in line with Bengaluru's broader premium-apartment market and supported by the Manyata rental-demand engine. Net rental yield — after maintenance, property tax, vacancy, and management — typically runs 0.5 to 0.7 percentage points below gross, putting Prestige Hennur in the 2.6 to 3.1% net-yield band. The corridor's proximity to Manyata's 75,000-plus workforce keeps the 2 BHK rental market especially thick, which is the unit type investors most often target here.
Yield comparison across asset classes
For investors evaluating Prestige Hennur as a portfolio asset rather than a primary residence, the yield comparison against other asset classes is the right framing.
| Asset | Indicative annual return (2026) | Liquidity | Volatility |
|---|---|---|---|
| Bank fixed deposit | 7.0 – 7.5% pre-tax | High | Negligible |
| Government securities (10-year) | 7.0 – 7.2% | Medium | Low–medium |
| REIT (commercial real estate) | 6.0 – 7.5% yield + 4 – 8% growth | Medium | Medium |
| Equity mutual fund (large-cap) | ~12 – 14% (long-run) | High | High |
| Hennur Road residential rental yield | 2.6 – 3.1% net | Low | Low–medium |
| Hennur Road residential capital appreciation | 8 – 15% structural | Low | Medium |
The case for residential real estate is not the rental yield alone — it is the combination of yield and capital appreciation, plus the use-value of an owned home if the buyer is also the resident. For Prestige Hennur, the relevant metric is total return: roughly 3% net rental yield plus structural capital appreciation in the high-single-digit to mid-teens band over the next three to five years, with the upper end conditional on the Phase 2B metro operational milestones.
Capital appreciation - the forward view
Hennur Road has compounded premium apartment prices at 10–28% year-on-year and roughly 49% over three years. The forward five-year base case assumes the Phase 2B Blue Line metro operational (2027–28) — comparable corridors have seen 15–25% premium build-up across the construction-to-operation window; the Hennur–Bagaluru Cross and corridor road upgrades improving commute predictability and airport access; sustained Manyata absorption keeping rental and resale demand thick; and premium-supply scarcity, with branded high-rise inventory remaining limited on the corridor. Projecting forward, the corridor's appreciation is likely to stay in the 8 to 15% band annually over the next five years — moderating from the recent 10–28% as the structural drivers move from anticipation to reality, but well above the broader Bengaluru curve. For a buyer entering at the indicative pre-launch band, the combination of below-midpoint entry pricing and the corridor's multi-leg appreciation runway is the core of the investment case. The full corridor analysis is on the location page.
Investor profiles - who Prestige Hennur fits
Prestige Hennur fits three distinct buyer profiles. The end-user buyer is motivated by the use-value of an owned home on a well-positioned corridor with an established neighbourhood; the right metric is the cost of capital relative to the asset-class return, with saved rent converting into equity. The long-tenure investor (8–12 year hold) leases from handover and rides the corridor's appreciation through the metro operational milestone and beyond — the most economically rational profile. The medium-tenure investor (3–5 year hold) enters at the early-phase band and exits at or after the metro milestone, relying on the corridor's structural appreciation outpacing transaction costs.
The project is less optimal for short-horizon flippers (sub-3-year hold), because the construction timeline absorbs most of the near-term appreciation, and for buyers whose daily commute is to Whitefield or the southern IT belt, where a Sarjapur or Whitefield address offers better drive economics. The full buyer-fit analysis is on the reviews page.
Prestige Hennur price FAQ
What is the price of Prestige Hennur?
Indicative pricing is approximately Rs 1.18 crore upward for the 2 BHK and Rs 1.55 crore upward for the 3 BHK, at an indicative base rate near Rs 9,800 per square foot. These are research-derived from the Hennur Road premium new-launch band and will be confirmed by the official price sheet released alongside the K-RERA registration.
What additional costs beyond the base price should I budget for?
Budget approximately 10-15% over the base price for stamp duty (5% in Karnataka), registration (1%), GST (5% on under-construction), club membership, maintenance corpus, and legal charges. Beyond that, factor the BWSSB deposit (~Rs 1.5-2.5 lakh), 1% TDS under Section 194-IA, and furnishing. This puts the realistic all-in for a 2 BHK around Rs 1.34-1.40 crore and a 3 BHK around Rs 1.76-1.92 crore before furnishing.
What rental yield can I expect at Prestige Hennur?
Gross rental yield on Hennur Road premium apartments runs 2.8-3.8% annually. Indicative rents at handover: roughly Rs 28,000-48,000 for the 2 BHK and Rs 42,000-75,000 for the 3 BHK depending on furnishing and the metro milestone. Net yield typically runs 0.5-0.7 percentage points below gross. The 2 BHK, in particular, sees thick rental demand from the Manyata workforce.
What capital appreciation is realistic on Hennur Road?
The corridor is likely to appreciate in the 8-15% annual band over the next five years - moderating from the recent 10-28% as catalysts move from anticipation to reality, but above the broader Bengaluru curve. The upper end is conditional on the Phase 2B metro landing on schedule. Entering at the indicative below-midpoint pricing is the core of the appreciation case.
What payment plan options will be available at Prestige Hennur?
Construction-linked (CLP), down-payment, and flexi plans are expected, with the K-RERA filing constraining the structure to a milestone-linked baseline. The early-phase period sometimes offers an additional booking advantage on the CLP. The exact menu and any early-phase booking advantage publish in the formal price sheet.
Get the Prestige Hennur price sheet
The formal K-RERA-aligned price sheet will publish the locked base rate with floor-rise and view tables, tower-wise availability, all government and project charges, the payment-plan options, and the cancellation terms. Submit an enquiry to be notified when it opens, and to receive the indicative cost sheet ahead of registration.
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