North Bengaluru · Airport road meets the Outer Ring Road
House construction in Hebbal
Hebbal is where the Outer Ring Road meets the road to the airport. Plots here are few and costly, so the house has to be planned tightly and priced before the first pour.
At a glance
Ciara Homes builds custom houses on clients' own plots in Hebbal, Bengaluru, and in neighbouring Kempapura and Nagavara. All three are wards of the Bengaluru North City Corporation, which sanctions house plans online against an e-Khata. Our office is in Marathahalli, about 19 km away. One in-house team handles design, approval and construction; the price is locked in a detailed BOQ before work begins, and every home carries a 10-year structural and 2-year waterproofing warranty in writing.
- Plan sanction
- Bengaluru North City Corporation
- From our office
- About 19 km
- Typical rates
- ₹1,700–5,000 / sq ft
- Borewells
- 700–800 ft on average
- Metro
- Blue Line station being built
- First step
- Free site visit
Small plots at the city's north gate
Hebbal was once the northern edge of Bengaluru. Today it is the junction where National Highway 44 to the airport crosses the Outer Ring Road, with Manyata Tech Park on one side and the lake on the other. Plots here are usually smaller and pricier than further north, so an owner who builds wants every square foot the rules allow, and wants it priced before work starts.
Hebbal, Kempapura and Nagavara are wards of the Bengaluru North City Corporation, formed in September 2025 when BBMP was split into five corporations under the Greater Bengaluru Authority. It has 72 wards, and its head office is in Yelahanka.
The junction is being rebuilt around you. A new loop of the Hebbal flyover opened on 1 January 2026. Groundwork on a two-kilometre tunnel from the flyover junction towards the Veterinary College began in August 2026. The metro station going up here is planned as an interchange of three lines, the Blue Line to the airport first. All of it is construction traffic on the roads your materials come in by, so deliveries to a Hebbal site are scheduled, not assumed.
What we check on a Hebbal plot
Low ground, deep water and two airfields. Four checks come before the first drawing.
The lake and the Hebbal valley
Hebbal sits low, beside its lake. In October 2024 north Bengaluru flooded three times in a month, and Hebbal Sarovara layout was among the places reported under water. An Indian Institute of Science assessment of the tunnel planned here found that its entrance, on the Hebbal Lake side, sits at the lowest point of the area and is very likely to flood in heavy rain. For a house that means two things: the plinth level is set from the road and the nearest drain, and nothing is built in the lake or drain buffer.
Groundwater
A WELL Labs survey reported in September 2026 found borewells around Hebbal averaging 700 to 800 feet deep, the deepest about 1,200 feet. The Central Ground Water Board's 2024 assessment rates Bangalore North taluk at 231% of sustainable extraction. Ask BWSSB about a connection on your street first, then plan a sump and rainwater harvesting, which is compulsory for new buildings on 30x40 sites and larger.
Height near two airfields
Hebbal lies inside the 20 km zone around HAL Airport and a few kilometres from the Jakkur flying school aerodrome. Both are on the colour-coded zoning map that sets building heights in Bengaluru. The permitted height for your plot is looked up before the number of floors is fixed, and on a small Hebbal site the number of floors is most of the design.
Plan sanction
Plans are sanctioned by the Bengaluru North City Corporation and filed online; an e-Khata has been required since 1 July 2025. Sites up to 50x80 ft with up to four dwelling units can go by the Nambike Nakshe route, where the plan is filed by a registered architect or engineer. We prepare the drawings and file them.
What a house costs to build in Hebbal
With land this costly, it pays to build upward. Three worked examples at ground plus two floors, with built-up area taken as about 75% of the plot on each floor:
| Plot and floors | Built-up | Basic | Standard | Premium |
|---|---|---|---|---|
| 30x40 · G+2 | 2,700 sq ft | ₹46 – 54 lakh | ₹54 – 70 lakh | ₹70 – 95 lakh |
| 30x50 · G+2 | 3,400 sq ft | ₹58 – 68 lakh | ₹68 – 88 lakh | ₹88 lakh – ₹1.19 crore |
| 40x60 · G+2 | 5,400 sq ft | ₹92 lakh – ₹1.08 crore | ₹1.08 – 1.4 crore | ₹1.4 – 1.89 crore |
Construction only, at the rates we publish for Bengaluru in 2026. Plan sanction fees, GST, compound wall and borewell are separate. For your own plot and finish level, use the house construction cost calculator; the exact price is fixed in a detailed BOQ after a free site visit.
Homes we've built in Bengaluru
Building in Hebbal, answered
Which corporation is Hebbal under now?
The Bengaluru North City Corporation, one of five that replaced BBMP in September 2025. Its head office is in Yelahanka. House plans are filed online and need an e-Khata.
Is it safe to build near Hebbal Lake?
It can be, if the level is right. The ground near the lake is the lowest in the area and parts of it flooded in October 2024, so the plinth height is set from the road and the nearest drain, and the lake and drain buffers are kept clear. We check both before design.
How deep are borewells in Hebbal?
A WELL Labs survey reported in September 2026 found an average of 700 to 800 feet, with the deepest well surveyed at about 1,200 feet. Plan for a sump and rainwater harvesting rather than relying on a borewell alone.
Do you build in Hebbal from Marathahalli?
Yes. Hebbal is about 19 km from our office, and we serve North Bengaluru from there. The first site visit is free, and every site has live CCTV you can open on your phone.
Also building nearby
- House construction in Whitefield
- House construction in Marathahalli
- House construction on Sarjapur Road
- House construction in Yelahanka
- House construction in Devanahalli
- All the areas we build in across Bangalore
Sources
The local rules and figures on this page were checked on 2 October 2026. They change often in Bengaluru, and we confirm the current position for your plot before a plan is drawn.
- Bengaluru North City Corporation: formation and ward list
- The News Minute, 10 June 2025: e-Khata mandatory for building plan approvals from 1 July
- The Bengaluru Live, 19 September 2026: Nambike Nakshe 2.0 launched
- Central Ground Water Board: Dynamic Ground Water Resources of Karnataka 2024 (taluk table)
- Citizen Matters, December 2023: BWSSB rainwater harvesting rules
- The News Minute, 22 October 2024: Yelahanka floods for the third time in a month
- 1acre: Bengaluru airport height zones (colour-coded zoning map)
- Namma Metro Blue Line: Phase 2B stations and status
- Mongabay India, 11 September 2026: Hebbal tunnel, groundwater and flooding
- Hebbala metro station: three-line interchange
- News First Prime: Hebbal flyover's new loop opens
Every build. Always.
- Detailed BOQ, with brands and quantities locked before work starts
- In-house engineers, no project passed to strangers
- Live CCTV access to your site, on your phone
- 10-year structural + 2-year waterproofing warranty in writing
- Approvals and documentation support handled for you
Free site visit · Levels and height checked first
Bring us your Hebbal plot
+91 89514 29095 · Mon–Sat 10:30 AM – 6:30 PM