Synopsis- The success story of Whitefield, turned into the IT and residential hub of Bengaluru is well documented. The discussion now has focused on Hennur in North Bengaluru and the question that comes to our mind is whether it can indeed replicate the impressive progress made by Whitefield or will an independent identity of its own be made. This paper gives a comparison of the two optimal localities, data driven comparison, trends and areas of investing opportunities to home buyers and investors.
Whitefield
- IT and employment hub: The inception of International Tech Park Bangalore (ITPB) has been the turning point with a large number of multinational companies coming up in the area and creating a huge employment network. Whitefield is well known today due to such large tech parks as ITPL, EPIP Zone, Prestige Tech Park, and Brigade Tech Park.
- Infrastructure & Connectivity: Along with the IT boom, the infrastructure also progressed effectively. Major roads such as Whitefield Main Road and the Old Airport road were improved. Excellent access with the Metro Purple Line connectivity to Whitefield (Kadugodi) which is into operation in full by end of 2023 has eased access by a great extent.
- Developed Social Facilities: The increased population led to creation of comprehensive social facilities like famous education institutions, multi-specialty health centers, and an abundance of retail and entertainment outlets like the Phoenix Marketcity.
Hennur
- Nearby to Employment Hubs: A major advantage of Hennur is its connectivity to Manyata Tech Park which is one of the largest and most prominent IT parks of Bangalore. This offers a large workforce a short travelling distance.
- Strategic Connectivity: Hennur Road offers seamless connectivity to Outer Ring Road and Bellary Road, so it provides access to the other areas of the city and most importantly, to Kempegowda International Airport , which is located at a distance of 25 kilometers.
- Infrastructure Development: Infrastructure development is taking place in the area with widening of road and the anticipated Namma Metro connectivity. Hennur will also greatly benefit from PRR developed by BDA. Along with this, the area also has good social infrastructure.
- The Hennur is at its high growth stage. Hennur has an average property rate between ₹6500 to ₹9500 per sq ft in mid 2025. Although exact numbers of annual appreciation are approximate, it has been noted that it has increased by 10-15% annually, over the last few years, and with projections pointing towards further increase as the infrastructure matures.
Average Rental Price Comparison
| Apartment Type | Whitefield (₹/month) | Hennur (₹/month) |
| 1 BHK | ₹15,000 – ₹30,000 | ₹8,000 – ₹17,000 |
| 2 BHK | ₹25,000 – ₹45,000 | ₹25,000 – ₹35,000 |
| 3 BHK | ₹35,000 – ₹50,000 | ₹30,000 – ₹40,000 |
They are generalized categories with the current market condition, and prices may vary dramatically, based on any particular project, facilities, level of furnishing and the micro-location inside the region. Whitefield tends to attract more rent because it has an established infrastructure and better property values.
Also read: 7 Best Areas to Live in Bengaluru for IT Professionals in 2025 – Are You in One of Them?
Upcoming Apartment Projects in Hennur Road
- DNR Parklink Phase 1: Expected completion by Dec 2027
- Total Environment In That Quiet Earth: Expected completion by September 2026
- MIMS Habitat: Expected completion by 2025-2026
- SVL Sree Vasudeva Nilayam: Possession expected December 2025
- Casagrand Boulevard: Ongoing project
- Kumar Prospera: Ongoing project
- Sobha Victoria Park – Apartments: Under construction
- Kolte Patil Raaga: Ongoing project
- Shree Vari Sannidhi: Phases with possession in December 2025
- Blue Berry Homes: Phases with possession in December 2026
- To get a more precise and up to date possession date and project related information it is always best to visit RERA websites and official developer channels.
Comparing Hennur vs Whitefield
| Feature | Hennur | Whitefield |
| Distance to Airport | 25 km (30–35 mins) | 45 km (60–75 mins) |
| Metro Connectivity | Upcoming (Phase 2B -Blue Line) | Operational(Purple Line) |
| Property Prices (Avg. ₹/sq.ft) | ₹6,500 – ₹9,500 | ₹9,000 – ₹15,000 |
| Investor Maturity Level | Emerging Market | Saturated Market |
| Rental Demand | Growing | Stable but Competitive |
| Lifestyle Infrastructure | Developing | Well-established |
Best to Invest in Hennur if you are:
- First-Time Homebuyers: It is suitable to young families and the salaried professional because of the affordable pricing levels and the better social infrastructure.
- Long Term Investors: Investors who seek to have a 5-7 years horizon can enjoy retinal income and appreciate when the locality matures.
- NRI Investors: Hennur is an excellent option of asset diversification because of luxurious projects and closeness to the airport.
Final Thoughts
Hennur may never turn out to be an exact replica of Whitefield but is definitely marking its own growth trend. As a homebuyer, Hennur has the advantage of relatively cheaper prices, a peaceful residential area and a high potential of growth due to the continuous development. To the investors it qualifies as a high potential market with competitive rental yields and potential capital growth as its infrastructure evolves.
Written by Prajwal Hegde
