Concorde Hennur Price

Indicative Pricing

All-in band assumes 5% stamp duty + 1% registration + GST (5% under construction) + parking + club membership + maintenance corpus for 12-24 months. Final structure publishes with the K-RERA filing.

What The Price Sheet Will Include

• Base price per square foot and slab-wise floor-rise structure
• Parking allocation (1 covered + 1 open, or 2 covered) and pricing
• Club membership and one-time amenity charge
• Maintenance corpus (typically 24 months at handover)
• GST on under-construction inventory and stamp-duty-registration mechanics
• Payment plan options - standard CLP, possible early-bird or down-payment incentives

For wider Bengaluru pricing context across Concorde's portfolio, Concorde Group's official residential page lists ongoing projects with current price bands.

Hennur Main Road price benchmarking

Reading the Concorde Hennur price against the wider Hennur Main Road belt: comparable premium and mid-premium new launches on this corridor have transacted in the ₹8,650 to ₹12,950 per sq.ft. band over the trailing twelve months, with the median sitting around ₹9,800 to ₹10,500 per sq.ft. for projects with comparable amenity stacks. The Concorde Hennur indicative band of ₹9,500 to ₹11,000 per sq.ft. sits inside that envelope and is at the upper end of the corridor average - justified by the single-iconic-tower positioning, the sky-deck multi-tier clubhouse, the metro adjacency on the Phase 2B Blue Line, and the Concorde portfolio brand premium. Buyers comparing across corridors should also normalise against per-sq.ft. rate rather than headline price, because the carpet-to-saleable ratio varies meaningfully between premium and mid-segment products.

Trailing twelve-month price appreciation on the Hennur Main Road belt has run between 10% and 28% across project tiers, with premium new-launch products at the upper end of that band. Three-year compound appreciation on the corridor stands at 49%, ahead of several comparable North Bengaluru sub-markets. The appreciation drivers are concrete and verifiable - Phase 2B metro construction visibility, the Hennur-Bagaluru Cross airport-access road operational, the Manyata Tech Park absorption continuing through 2024-25, the Hebbal-Nagawara employment node maturity, and the consistent thin premium-single-tower supply that has historically constrained launches on this corridor.

EMI, financing, and the all-in budget

The all-in budget mathematics for a typical 2 BHK buyer at Concorde Hennur at the ₹1.10 crore base price: stamp duty and registration approximately 6.6% in Karnataka (₹7.26 lakh), GST at 5% on under-construction inventory (₹5.50 lakh), club membership and one-time corpus typically ₹2-3 lakh, and the maintenance corpus at handover usually one to two years of advance (₹1.5-2.5 lakh). The cumulative all-in budget runs ₹1.27-1.30 crore. On an 80% loan-to-value at current bank rates around 8.5-9.0%, the indicative monthly EMI runs ₹73,000-78,000 on a twenty-year tenor.

For the 3 BHK at the ₹1.45 crore base price, the same arithmetic delivers an all-in budget of ₹1.62-1.68 crore and an indicative twenty-year EMI between ₹95,000 and ₹1.05 lakh on an 80% loan-to-value. Households should run the full all-in budget rather than treating the headline price as the commitment number, and should hold a 10-15% buffer for the price-list revision that typically accompanies the K-RERA registration. The standard banking eligibility rule of EMI not exceeding 40-50% of net monthly income translates to a household net income requirement of roughly ₹1.85-2.10 lakh per month for the 3 BHK at present rates. Buyers should pre-qualify a home loan from at least two banks before the booking conversation, both for negotiation leverage and for clean execution on the allotment timeline.

Rental yield and the investment case

Gross rental yield on Hennur Main Road premium apartments runs at 2.8% to 3.8% annually. Indicative rents at handover for the Concorde Hennur band - assuming a 2030 possession with the metro operational by then - are ₹32,000 to ₹50,000 per month for the 2 BHK and ₹48,000 to ₹80,000 per month for the 3 BHK. The wide rent band reflects the floor, facing, view, and the specific finish quality the household carries at let-out time. Net rental yield typically runs 0.5 to 0.7 percentage points below gross after factoring society maintenance, vacancy allowance, property tax, repairs, and the brokerage cost of tenant turnover.

The pure-investment case for Concorde Hennur rests on three pillars rather than the rental yield alone. First, the appreciation tailwind from the Phase 2B metro operational by 2027-28 and the continuing Manyata-Hebbal employment absorption. Second, the supply-gap premium for single-iconic-tower products on Hennur Main Road, where most launches over the next 24 months will be mid-rise gated communities rather than premium high-rises. Third, the Concorde portfolio liquidity in the Bengaluru resale market, where delivered Concorde projects have consistently transacted within a 30 to 60-day exit window for well-priced inventory. Investors should weigh appreciation against the four-year construction window risk, the K-RERA filing certainty, and the standard pre-launch holding cost. The risk-adjusted return profile is best suited to investors with a five-to-eight-year holding horizon rather than a quick-flip exit.

Reading the cost sheet - line by line

The full Concorde Hennur cost sheet, when it publishes alongside the K-RERA registration, will document fifteen to twenty separate line items that together build up the all-in budget for the household. Buyers should read each line with the same discipline as a household budget rather than treating the headline base-price-per-sq.ft. as the decision number. The headline base price is the largest single line but typically accounts for only 78 to 84% of the final all-in commitment. The floor-rise premium runs as a per-floor or per-band number - typically ₹50 to ₹150 per sq.ft. per floor band above the base floor, with the upper floors above the twentieth carrying the largest premium. Facing premium runs as a one-time number per apartment - east-facing and north-facing typically carry a 2 to 5% premium over the base. Corner-unit premium runs at 2 to 4% over the base for the additional window and cross-ventilation advantage.

Parking allocation publishes as a separate line - one covered parking is typically bundled with the apartment, with a second covered parking available at ₹3 to ₹6 lakh per additional bay. Club membership and one-time amenity charge runs at ₹2 to ₹4 lakh per apartment as a non-refundable one-time line item. The maintenance corpus runs at ₹40 to ₹80 per sq.ft. as a one-time line item at handover, with the running maintenance billed separately at ₹3 to ₹5 per sq.ft. per month from the handover date. GST applies at 5% on the under-construction portion of the demand-letter sequence, dropping to zero on demand letters issued after the occupancy certificate. Stamp duty and registration run at the prevailing Karnataka rate of approximately 6.6% applied on the agreement value.

The payment schedule that the K-RERA filing will document is typically a construction-linked plan with milestone-based demand letters tied to the actual construction progress. Standard milestones for a 28-floor high-rise are booking-time, foundation completion, basement completion, each ten-floor slab milestone, structural top-out, brick-work completion, plastering and finishing, and the final demand at occupancy certificate. A 10% booking amount, 10% on agreement, and the balance 80% across the construction-linked milestones is the typical CLP structure. Some launches also offer a 20:80 or 30:70 down-payment scheme with an upfront discount; the cost-benefit of those schemes depends on the household's cost of capital relative to the discount offered. Buyers should run that arithmetic explicitly before accepting any non-standard payment structure.

Concorde Hennur Price - Frequently Asked Questions