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Hebbal – Jakkur Cluster Report
North Bengaluru's premium anchor — the office-demand cluster at ₹18,000 psf where the metro is the next leg, not the underwriting.
UPDATED MAY 22, 2026 · 13 PAGES · PDF · 0.09 MB
Two pre-launch projects, thirty-eight tracked triggers, and a thesis that turns on absorption pace rather than catalyst arrival.
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What's inside.
What underwrites the ₹18,000 psf
The office-demand anchor, the metro slip, and the tunnel project that addresses the cluster's long-standing southbound chokepoint. Why premium here is paid for certainty, not catalyst arrival.
38 tracked. 6 high-impact. 1 headwind.
The Embassy Manyata CBA built-to-suit, the Sakra second campus, the Hebbal-Mekhri double-deck tunnel. Plus the Karnataka registration fee doubling and what is priced in versus what is ahead.
Five variables and who this cluster suits
The all-in PSF, open-space density, builder reliability, trigger depth, and configuration mix read for Hebbal–Jakkur. Plus three buyer personas this cluster fits, and two it does not.
Century Jakkur & Embassy Sky Terraces
Two pre-launch projects on the Bellary Road spine. Six acres of 3 BHK and 4 BHK at Century. 10.5 acres of 65% open space at Embassy. Pricing, RERA status, and what to watch.
Cluster-specific risks and a custom shortlist
The four risks worth tracking before commitment. The four upcoming events that could change the thesis. And how to book a custom shortlist call for Hebbal–Jakkur.