Real Estate Investment Research Report: Sobha Hennur (Pre-Launch)

1. Verdict

Scored for an exit by resale, since you plan to sell. Appreciation: strong corridor demand against a soft Rs 2 to 5 Cr band. Exit liquidity: the 2 BHK near Rs 2 Cr exits into the deepest demand pool; the larger units do not. Rental yield is not scored; it only sets the floor under your exit price.

2. Location and infrastructure

Your GPS point (13.08714, 77.65517) resolves on Google Maps to the Kannuru, Hennur-Bagalur Road side, pin code 560077. Times below are Google's traffic predictions for Tuesday 20 Oct: best guess first, then the pessimistic case.

These are predictions, not measured peak traffic. Hennur-Bagalur Road itself is in poor shape (below), so expect the pessimistic column on bad days.

3. Price per sq ft

You gave prices but not unit sizes, so the per-sq-ft figures below use sizes I assumed. Send me the real super built-up areas and I will redo them.

For scale: at Hennur Road's Rs 12,600 average, Rs 1.4 / 2.1 / 2.5 / 3.7 / 4.2 / 5.0 Cr buys about 1,110 / 1,670 / 1,980 / 2,940 / 3,330 / 3,970 sq ft. If the real sizes are smaller than that, you are paying a premium over the local average.

4. Sobha appreciation and track record

5. Rental yield, briefly

Since you plan to sell, this is a secondary note: yield matters because it caps what an investor-buyer would pay you on exit, so weak yields leave you depending on end-user demand. Gross yield = annual rent / (price + 12.6% costs) x 100. [S42 propnewz.com] [S40 homesok.in] [S41 hindustantimes.com]

At these entry prices the yield is under half of what the area shows, so an investor-buyer at exit would discount you the same way.

6. Protections and costs on paper

Hidden-cost checklist: ask for the full cost sheet in writing before any deposit.

• Base rate per sq ft, and whether it is on super built-up or carpet area. [S44 propnewz.com]
• Floor rise and preferential location charge (PLC). Market practice, negotiable. [S44 propnewz.com]
• Car parking. Charging for open or stilt parking is contestable after the Supreme Court's Nahalchand ruling, per this guide. [S44 propnewz.com]
• Club or amenity fee, infrastructure or development charge, legal and documentation fee. Each should be in the agreement. [S44 propnewz.com]
• Maintenance deposit and corpus fund: who holds it and when it passes to the owners. [S44 propnewz.com]
• GST 5% on under-construction flats. [S42 propnewz.com] Stamp duty 5%, cess 0.5%, surcharge 0.1%, registration 2% (doubled from 1% on 31 Aug 2025). [S40 homesok.in] [S41 hindustantimes.com]
• One guide says these add 10% to 15% on top of the base price. [S45 yafaproperties.com]

Practical EOI points: get the refund terms and timeline in writing, pay only to an account in Sobha Limited's name, and keep the receipt. A property lawyer can read the EOI form before you convert it into a booking.

Supply and demand: the short read

• North Bengaluru is the busiest corridor. Knight Frank: 29% of city launches and 31% of sales in H1 2026, with launches up 10% and sales up 11% year on year [S48].
• North unsold stock is up 34% to 15,408 units, but it clears faster than the city: 3.9 quarters to sell vs 5.3 for Bengaluru [S48].
• The Rs 2 to 5 Cr band is the soft spot. City-wide launches in it rose 50% and unsold units rose 153% to 12,531 (3.6 quarters to sell) [S48]. Sobha Hennur's quoted prices sit mostly here.
• Rs 1 to 2 Cr is the deepest demand: 46% of city sales [S48].
• Big branded launches are selling. Sattva City sold about 52% of 2,600 units in 90 days at about 14,000 to 14,500/sq ft [S62]. Embassy Greenshore booked about Rs 860 Cr at launch [S64].
• Closest premium comps price lower than the Sobha quotes: about 15,000/sq ft for Purva Hennur, 13,300 to 13,900 for Prestige Avon, 10,500 for Concorde Sienna (calcs from the sources).

Source conflicts: ghar.tv puts city unsold at about 64,863 units [S51], against Knight Frank's 74,299 [S48]. I used Knight Frank. A headline on realtypromoo.com says North had 38% of Q1 2026 launches [S71]; I could not read the body, and Knight Frank's 29% is for H1, so they do not contradict each other. Estate Hive claims 70 to 80% of launched Hennur Road inventory sells in 12 to 18 months and about 4,000 to 5,000 units in the pipeline [S52]. That is an unsourced broker claim, so I did not rely on it.

Hennur Road, Kothanur, Kannuru

Closest to the Sobha Hennur site. Mostly small single-tower or low-density projects.

Thanisandra and Kogilu

Larger, branded launches along Thanisandra Main Road, toward Manyata.

Bagalur and KIADB Aerospace Park

Bigger townships and cheaper land. These compete for the same investor money and pull supply north.

Large townships nearer the airport

Not in the Hennur belt, but the best evidence on how big premium launches sell in North Bengaluru.

Supply and demand: the read

Supply I could identify near the site, my tally from the entries above, not a complete count: about 1,600 homes across six Hennur and Thanisandra projects (Purva Hennur 200, Concorde Sienna 260, Kumar Prospera 200, Prestige Avon 230, Ramky 220, Nikoo Homes 8 500). Bagalur and the airport side add several thousand more, led by Purva Northern Lights at 2,600 to 2,973 units, Bhartiya Garden Hill phase 1 at 768 and Sattva City at 2,600 launched.

At 50+ acres, Sobha Hennur would be the largest township on Hennur Road itself. Its unit count is not published, so its weight against this pipeline cannot be sized.

• Demand supports it: North sales are growing, stock clears faster than the city, and the large townships above sold well [S48, S62, S64].
• Risk 1: the Rs 2 to 5 Cr band has the sharpest unsold build-up in the city [S48]. Most Sobha Hennur quotes are in it.
• Risk 2: many near-term launches target 2030 to 2031 possession [S55, S58, S66]. Buyers get a lot of choice and builders may compete on price and payment plans.
• Risk 3: nearby premium pricing is lower. Purva Hennur at about 15,000/sq ft is the closest comp I found, and resale at Purva Palm Beach is about 12,200 to 12,800 [S56, S60]. Your quotes imply roughly Rs 14,000 to 19,000/sq ft on the 2 BHK depending on unit size (section 3), so the entry premium over comps is the main risk to the exit price.
• Not done: no verified absorption per project, no unsold counts per project, no rental-demand data for this report.

Exit math: costs, timing, liquidity

Gaps

• Unit sizes are not published yet, so per-sq-ft figures are scenarios; ask Sobha for the super built-up areas.
• No 3 to 5 year resale series for Sobha Victoria Park, Sobha City or Dream Acres.
• No project-level sales, unsold stock or absorption for individual Hennur or Thanisandra projects; Anarock and PropEquity micro-market data was not publicly readable.
• Sobha Hennur unit count not published, so its weight in the local supply pipeline cannot be sized.
• No dated Hennur Road widening plan found; Bagalur Cross station link to the site not verified.
• Broker and portal blogs are marketing-adjacent. Where I used them, the row says so.

References and web links