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 Hennur (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. Lodha Sadahalli is useful for cost discipline because a project decision should survive the full cost sheet, not only the first quoted rate or launch headline.
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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