Hebbal in Bangalore is one of the city’s most well-known and fast-developing localities. It is located in North Bangalore. Hebbal was known as the northern edge of the town. It was mainly known for Hebbal Lake. Now, it is also seen as a top place to live and work. It sits where Bellary Road, Outer Ring Road, and Hebbal Flyover meet, making it a key route to Kempegowda International Airport. The PIN code for the area is 560032. Governance falls within Central Bangalore in Karnataka. On the city charts, the locality ranks 115 out of 1245 neighbourhoods, and the current composite rating shows 4.3/5.
Residential development in Hebbal is broad. The area has a mix of luxury high-rise apartments, gated socities, and mid-range housing. Well-known projects in this area include Embassy Lake Terraces, L&T Raintree Boulevard, and Prestige Misty Waters. Many homes in Hebbal have views of Hebbal Lake, which makes them more attractive. The place is popular with working professionals and wealthy families because it offers modern homes, good roads, and plenty of lifestyle options.
New housing supply counts 377 launches, with work in progress across 4 projects. The completed inventory stands at 367. Asset classes available include apartments, independent houses, penthouses, plots, and villas, recorded at 189 apartments, 40 independent houses, 4 penthouses, 164 residential plots, and 2 villas. Active resale listings are 381, and rentals show 442. The average sale price reads ₹15,950/Sq. Ft., with most quotes landing within ₹12,000 to ₹20,500 per sq. ft. The running rent average is ₹21/sq. ft., and typical asks sit within ₹24,000 to ₹5.6 lakh per month.
Infrastructure, Connectivity & Transport
Hebbal is now a growing IT and business hub, largely because it's close to major office areas like Manyata Tech Park. This has increased demand for housing. Many large international and tech companies have offices in the area, consistently drawing in working professionals.
One of the best things about Hebbal is its connectivity. The Outer Ring Road links Hebbal to Whitefield, Electronic City, and Koramangala. BMTC buses and cabs are easy to find, but traffic at the flyover can be slow during peak hours. A new metro line (Phase 2B) is being constructed and will make getting around Bangalore faster. There's also a metro station nearby at Venkateshpura and a suburban train station at Hebbal for those who prefer not to travel by road.
Hebbal also has good schools, hospitals, and places to shop and eat. Schools like Kensri School, Vidya Niketan, and Canadian International School. Hospitals like Columbia Asia (now Manipal Hospitals), Baptist Hospital, and Aster CMI are close by. Malls like Elements, Esteem, and RMZ Galleria are good places for leisure and fun. There are also plenty of restaurants and cafes. Water and power cuts don’t happen often. Parks and the lake walkway are popular for evening walks.
Hebbal Lake adds a natural touch to the area. It’s one of the nicest lakes in Hebbal and a good spot to watch birds. The greenery around the lake gives people a quiet place in the middle of the city. Hebbal stands out for blending city life with nature, unlike many other parts of town that are crowded.
Property prices in Hebbal keep going up because of its location, good facilities, and proximity to the airport. People think of it as a high-end place to buy property, and both people who want to live there and those who want to invest are very interested. Many people want to rent, especially those who work at Manyata Tech Park and other nearby business areas.
How People Rate Hebbal
Lifestyle carries a score of 4.1/5. The livability score is 4.1/5. Connectivity is rated 4.2/5, and education and healthcare together are rated 4.2/5. The available layouts are 1 BHK, 2 BHK, 2.5 BHK, 3 BHK, 3.5 BHK, 4 BHK, 5 BHK, 6 BHK, and 6+BHK, with 4, 26, 17, 82, 15, 67, 5, 10, 10 such homes available. Residents appreciate the airport link, hospital access, and safer night lighting; recurring complaints point to junction bottlenecks and scattered footpaths.
Market Trends & Investment Potential
For tracking purposes, the average sale number reported for the locality is ₹15,950/sq. ft. Average rent across the area is ₹21/sq. ft. Sale transactions usually settle at ₹12,000 to ₹ 20,500 per sq. ft., and sale values are commonly in the range of ₹24,000 to ₹5.6 lakh per month. Official records list 9 government transactions. The average registration duration is from December 2024 to November 2025. The total transaction value recorded is ₹9 Cr. The mean government registration rate appears as ₹6,450/Sq. Ft.
Supply on the buy side leans toward Apartment 48%. Rentals are led by 3 BHK 35%. Current resale inventory is logged at 381. Towers on Bellary Road spines command higher quotes; inner lanes near schools balance price and access. Investor interest follows visibility to the flyover and public transport nodes.