This page is built for one decision: where to buy if your desk is at Manyata. Every distance below was measured on a road map, every price and rent is a sourced asking figure, and every metro date is from a 2026 report. If you want the general shortlisting checklist instead, read The Best Apartments Near Manyata Tech Park: A Buyer's Guide.

Where exactly is Manyata Tech Park, and how do people get there?

Manyata Tech Park (Embassy Manyata Business Park) sits on the northern arc of the Outer Ring Road at Nagawara, with Thanisandra Main Road and Rachenahalli Road on its flanks, as Lodha's area guide describes it. OpenStreetMap places the campus in the Kempapura area of the Bengaluru North City Corporation.

Today almost everyone arrives by road: the Outer Ring Road from Hebbal and KR Puram, Thanisandra Main Road from the north, and Hennur Road from the east. The nearest metro lines are both still under construction, so a home that is close by road is worth more than one that is close to a future station.

Which areas are within 20 to 30 minutes of Manyata?

The table is ordered by road distance from the campus. Free-flow is the router's empty-road time. The rush-hour estimate uses Bengaluru's 2025 average rush-hour speed of 13.9 km/h from the TomTom Traffic Index.

  • Nagawara: 2.5 km, about 4 min free-flow, about 11 min at rush hour. Asking ₹11,600 per sq ft. Rent ₹49 per sq ft a month. See Nagawara, Bangalore.
  • Thanisandra: 3.0 km, about 5 min free-flow, about 13 min at rush hour. Asking ₹11,200 per sq ft. Rent ₹38 per sq ft. See Thanisandra, Bangalore.
  • Hennur: 4.5 km, about 7 min free-flow, about 19 min at rush hour. Asking ₹11,200 per sq ft (Hennur Road page: ₹12,600). Rent ₹35 per sq ft.
  • Jakkur: 5.0 km, about 9 min free-flow, about 21 min at rush hour. Asking ₹13,000 per sq ft. Rent ₹37 per sq ft.
  • Kammanahalli: 6.3 km, about 9 min free-flow, about 27 min at rush hour. Asking ₹19,250 per sq ft. Rent ₹44 per sq ft.
  • Hebbal: 6.4 km, about 10 min free-flow, about 27 min at rush hour. Asking ₹17,100 per sq ft (Hebbal Kempapura: ₹23,150). Rent ₹50 per sq ft.
  • Horamavu: 7.6 km, about 11 min free-flow, about 33 min at rush hour. Asking ₹8,750 per sq ft. Rent ₹31 per sq ft.
  • Yelahanka: 7.6 km, about 13 min free-flow, about 33 min at rush hour. Asking ₹10,100 per sq ft. Rent ₹33 per sq ft.
  • KR Puram (for comparison): 12.4 km, about 16 min free-flow, about 54 min at rush hour. Asking ₹11,450 per sq ft.

How much do flats near Manyata cost per sq ft in 2026?

Two price bands show up clearly. The band right next to the park (Nagawara, Thanisandra, Hennur) asks ₹11,200 to ₹11,600 per sq ft. The established premium band to the west and south (Hebbal, Kammanahalli, Hebbal Kempapura) asks ₹17,100 to ₹23,150. Jakkur and Rachenahalli (₹13,450) sit between them.

That is the useful surprise for a Manyata buyer: the closest pockets are not the most expensive ones. Hebbal's premium is paid for its city access, lake-side projects and older social infrastructure, not for a shorter Manyata commute. Compare live locality rates on Thanisandra, Nagawara and Hebbal before you negotiate.

  • Thanisandra moved from ₹10,850 (Dec 2025) to ₹11,200 (Jun 2026) on Square Yards.
  • Nagawara moved from ₹10,650 to ₹11,600 over the same quarters.
  • Hebbal moved from ₹16,800 to ₹17,100.
  • Jakkur eased from ₹13,200 to ₹13,000.

What are rents near Manyata Tech Park?

Square Yards' average apartment rent runs from ₹31 per sq ft a month in Horamavu to ₹50 in Hebbal. Its BHK averages give a feel for what tenants pay, though small-area averages move with the listing mix.

  • Hebbal: 1 BHK about ₹40,500, 3 BHK about ₹78,950 a month. Gross yield 3.51%.
  • Hennur: 2 BHK about ₹42,100, 3 BHK about ₹53,800. Gross yield 3.75%.
  • Jakkur: 2 BHK about ₹34,500, 3 BHK about ₹63,300. Gross yield 3.42%.
  • Horamavu: 2 BHK about ₹41,150, 3 BHK about ₹57,350. Gross yield 4.25%.
  • Yelahanka: 2 BHK about ₹36,650, 3 BHK about ₹47,550. Gross yield 3.92%.
  • Nagawara: gross yield 5.07% and Thanisandra 4.07%, the highest in this list, because prices are lower while rent per sq ft holds up.

Worked example: is a short commute worth paying for?

Take a 1,250 sq ft 2 BHK. In Thanisandra at ₹11,200 per sq ft the asking price is 1,250 × ₹11,200 = ₹1,40,00,000. In KR Puram at ₹11,450 it is 1,250 × ₹11,450 = ₹1,43,12,500. The nearer flat is about ₹3.1 lakh cheaper.

Now the time. At the city's rush-hour average, Thanisandra is about 13 minutes from the campus and KR Puram about 54 minutes. That is 41 minutes each way, or 82 minutes a day. Over 220 office days a year it adds up to 82 × 220 = 18,040 minutes, about 300 hours.

Rent check for an investor: 1,250 sq ft × ₹38 = ₹47,500 a month, or ₹5,70,000 a year. Divide by ₹1,40,00,000 and the gross yield is 4.07%, matching the Square Yards figure. Before buying to let, run the net version using How to Calculate Net Rental Yield Properly: Worked Examples for Bengaluru, Gurgaon and Chennai.

Is there a metro to Manyata Tech Park, and when?

Not yet. Two lines are being built towards the park, and both dates have slipped before.

  • Blue Line, KR Puram to Hebbal: stations include Kasturi Nagara, Horamavu, HRBR Layout, Kalyan Nagar, HBR Layout, Nagawara, Veerannapalya, Kempapura and Hebbala. Swarajya reported on 23 August 2026 that this stretch is expected between December 2027 and March 2028.
  • Blue Line, Hebbal to the airport: commissioning targeted by September 2027, with the full 58 km corridor now targeted for March 2028.
  • Pink Line to Nagawara: the 21.25 km line ends at Nagawara, with an underground section running towards it. Oneindia (9 August 2026) gave March 2027 for the full corridor. The first 7.5 km elevated stretch in the south was declared ready in early September 2026 and was still awaiting approvals.
  • What this means: Nagawara becomes an interchange on paper, but buy on today's road commute. Treat metro gains as a bonus. Detail on the Blue Line is in Blue Line Metro (Silk Board to KR Puram to Airport): Timeline and Property Impact.

Which projects near Manyata can you look at?

These Bangalore project pages are in the pockets above. Check each one's K-RERA registration, possession date and carpet area on the project page and the K-RERA portal before you visit.

What should a Manyata buyer check before booking?

  • Drive from the tower to your actual gate at your shift time. The campus has several entries and the ORR side behaves very differently from Thanisandra Main Road.
  • Check which side of the ORR the project is on. Crossing the ORR at peak can cost more time than the extra kilometres.
  • Ask for carpet area, not super built-up, and compare price per carpet sq ft. Our worked example is at Carpet, Built-Up and Super Built-Up Area: A Worked Example for Bengaluru Buyers.
  • If buying to rent to Manyata staff, check rent per sq ft for your exact BHK size; Nagawara and Thanisandra yield more because prices are lower.
  • Do not pay a premium for a future metro station. The nearest lines are dated 2027 to 2028.
  • Use Manyata Tech Park for the live list of projects around the park.