Invest Right: Bannerghatta Road vs Hennur

From luxurious apartments and villas to plots and affordable housing units, Bangalore has it all. With an abundance of real estate options available in the city, it might seem difficult to choose between localities, especially when it comes to Bannerghatta Road and Hennur. In case you are planning to invest in any of these localities, here is a comparative analysis between the two.

Bannerghatta Road and Hennur – the localities might sound synonymous when it comes to making real estate investments, but the two are indeed different on multiple grounds. While Bannerghatta Road lies in the South, Hennur is a prominent locality towards the North. For those who do not know, Bannerghatta is the hub of IT companies in Bangalore, while Hennur is yet another major locale that draws the interest of developers and buyers alike. The localities offer attractive opportunities to the investors as well.

Capital and rental trends

Bannerghatta Road: Bannerghatta Road is a booming residential area that is nestled close to the posh localities of Jayanagar, JP Nagar, and BTM Layout. Situated in proximity to several employment hubs and all other facilities, the area is one of the highly coveted real estate destinations in Bangalore. The average capital value in Bannerghatta stands at Rs 5,900 per sq ft. In the last one year, property rates in Bannerghatta Road have witnessed a surge of five percent, from Rs 5,610 per sq ft in Oct-Dec 2018 to Rs 5,900 per sq ft in Oct-Dec 2019.

Presence of Multi-National Companies and several IT companies in and around Bannerghatta makes this location a preferred rental hub as well. IT giants such as Infosys, Wipro, Siemens, HP, and Accenture are all located within 30 minutes drive from this place. And therefore, you can save a lot of time commuting from home to office and vice-versa. A 2 BHK unit in Bannerghatta would cost somewhere around Rs 14,000-20,000 per month, whereas the rental price of a 3 BHK unit varies between Rs 21,000 and Rs 27,000 per month.

Hennur Road: While the number of residential hotspots has increased over the years, Hennur Road has indeed emerged as one of the top investment destinations, all thanks to its location, connectivity, and infrastructure. At present, the average property rate in Hennur is Rs 5,600 per sq ft, which makes it comparatively affordable than Bannerghatta by a small fraction. The area has seen property prices increasing to the tune of six percent, YoY.

Hennur is closely located to popular areas of Kammanahalli, Nagawara, and HRBR Layout. Moreover, the locality is close to one of the biggest tech parks, i.e. Manyata Tech Park in Bangalore, which hosts over 100 companies. Other than this, the area is also close to Kirloskar Tech Park and Koramangala that houses companies such as Microsoft, IBM, and Phillips. This is one major reason behind the thriving rental market in Hennur. At present, the rental price in Hennur for a 2 BHK unit hovers between Rs 16,000 and Rs 21,000 per month. For a 3 BHK unit, the tenant might have to shell up to Rs 26,000 per month.




Connectivity and Social Infrastructure

Bannerghatta Road: Bannerghatta is probably the first IT belt that has developed into a flourishing catchment area. Starting at Hosur Road, Bannerghatta Road branches off and runs parallel to it. It is well-connected to NICE Road, which further offers an easy commute to Tumkur. Additionally, you can travel to Electronic City and the Outer Ring Road easily. Apart from this, there are several KSRTC-operated air-conditioned buses that run at frequent intervals, connecting Bannerghatta to other parts of the city. Once completed, the third line of Namma Metro, connecting Nagavara to Gottigere will further enhance the connectivity quotient here. The project is scheduled for completion by 2023. The road widening project from J D Mara Junction to NICE Road is also likely to solve the traffic snarls faced by the travellers in this area.

Bannerghatta Road has witnessed tremendous development over the years. The region boasts of sound social infrastructure with a plethora of educational institutions and entertainment options in proximity. IIM Bangalore is one of such institutes in Bannerghatta. Some famous hospitals in the city are also located here, including Fortis, Apollo, and Sri Jayadeva Institute of Cardiovascular Science and Research. 

Hennur Road: Hennur Road passes through localities such as HBR Layout, Banaswadi, Kalyan Nagar, and Narayanapura in Bangalore. It is aptly located on the Outer Ring Road (ORR). Resultantly, it is well-connected to prominent locales of the city. Due to the presence of Hebbal Flyover bus stop in proximity, there is no dearth of buses that ply at regular intervals from Hennur to other areas and vice-versa. Propinquity of the area to Bangalore International Airport, which is about 45 minutes away, is yet another major reason for the growth of the locality. It makes it easy for frequent fliers to reach the airport, sans hassle. Hennur is nearly 10 km from Byappanahalli, which is a major metro hub. It is around 12 km from Krishna Raja Puram Railway Station, which is a major stop for intra-city trains.

Talking about the presence of infrastructure, Hennur is nestled right adjacent to Kammanahalli, which is well-known for its social infrastructure. The area boasts of multiple schools, colleges, and healthcare centres, theme parks, and abundant other facilities. Some of the reputed institutions here include East Point School, Patel Public School, Bangalore Eye hospital, and Elements Mall.

Vishal Parwani, Owner, SSB Properties, Bangalore, avers, “Properties on Hennur Road are likely to fetch healthy returns on investment in a span of 4-5 years. This is because of the presence of the international airport at Devanahalli, which is nearby Hennur. Moreover, the upcoming SEZ and the development of Financial City in proximity will further enhance the investment prospects of the locality in the next five years. While a property at Hennur Road can reap an ROI of around 60-80 percent, a similar property along Bannerghatta Road can provide returns between 40-50 percent in a span of about five years. If you compare the quality of construction, apartments along Hennur Road are better than those along Bannerghatta Road. The former is a comparatively new area, and most of the projects offer premium quality. The availability of larger land parcels has propelled the development of bigger projects along Hennur Road.”

Bannerghatta and Hennur hold immense potential for growth, both in terms of demand and price rise. While you can use the above factors to decide between the two localities, it is advisable to consult a local expert to guide you through the nitty-gritty of investment.

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