Is Bellandur / Outer Ring Road / Kadubeesanahalli good for investment?
36 RERA-registered projects scored on one model, as of September 11, 2026. Prices, growth, yields, supply and the best-scored homes.
Bellandur / Outer Ring Road / Kadubeesanahalli in one paragraph
On PropertyLens's model, Bellandur / Outer Ring Road / Kadubeesanahalli is a better-than-average place to buy in Bengaluru right now: the median analysed project scores 55/100 (above the Bengaluru average), with projected price growth of 9.5% a year over five years and a median gross rental yield of 3.0%. Unsold homes would take about 10 months to absorb at the current sales pace, a balanced market. 21 of 25 under-construction projects here are past their original RERA completion date, so weight the developer's record heavily.
Median of 36 projects; the spread inside the area is wide, so the ranked list below matters more than the average.
Best-scored projects in Bellandur / Outer Ring Road / Kadubeesanahalli
All 36 analysed projects in Bellandur / Outer Ring Road / Kadubeesanahalli
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| The Urban Forest Keya Homes · Bellandur / Outer Ring Road / Kadubeesanahalli | 69 | 10.5% | 6.7% | 10.5% | ₹10,800 est. | ₹1.29 Cr | Under construction Dec 2028 |
| Bren Imperia Grande Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 10.7% | 7.7% | 11.2% | ₹14,100 est. | ₹68.4 L | Under construction Oct 2027 |
| vajram esteva Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 9.1% | 5.8% | 7.5% | ₹15,000 est. | ₹2.73 Cr | Ready |
| Abhee Lotus Abhee Ventures · Bellandur / Outer Ring Road / Kadubeesanahalli | 61 | 9.1% | 5.9% | 7.7% | ₹11,500 est. | ₹1.73 Cr | Ready |
| Prestige Kew Gardens Prestige · Bellandur / Outer Ring Road / Kadubeesanahalli | 61 | 10.8% | 6.4% | 8.3% | ₹14,100 est. | ₹1.85 Cr | Under construction Dec 2019 |
| Vaishnavi Tech Square Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 60 | 9.1% | 5.9% | 7.7% | ₹11,500 est. | ₹1.73 Cr | Ready |
| Vaishnavi Signature Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 59 | 9.1% | 5.9% | 7.7% | ₹11,500 est. | ₹1.73 Cr | Ready |
| Bren Edgewaters Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr | Ready |
| Bren Imperia Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr | Ready |
| The Central Regency Address Indiabuild Realty · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 10.8% | 6.3% | 8.1% | ₹10,800 est. | ₹1.44 Cr | Under construction May 2022 |
| DNR Reflection DNR Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 9.1% | 5.6% | 7.3% | ₹15,000 est. | ₹3.52 Cr | Ready |
| Saiven Six Senses Saiven Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 10.2% | 6.4% | 10.6% | ₹10,800 est. | ₹1.35 Cr | Under construction Apr 2030 |
| Lgcl United Towers LGCL Urban Homes · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 10.8% | 6.3% | 8.0% | ₹10,800 est. | ₹1.54 Cr | Under construction Jun 2020 |
| Salarpuria-Sattva Signet Sattva (Salarpuria) · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 9.5% | 5.8% | 7.4% | ₹14,100 est. | ₹99.4 L | Under construction Aug 2024 |
| Keerthi Krishna Viva Keerthi Estates · Bellandur / Outer Ring Road / Kadubeesanahalli | 56 | 10.8% | 6.3% | 8.0% | ₹10,800 est. | ₹1.62 Cr | Under construction Dec 2020 |
| SHRIRAM CHIRPING WOODS (Tower-5) Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 10.8% | 6.3% | 8.2% | ₹14,100 est. | ₹2.16 Cr | Under construction Mar 2024 |
| Shriram Chirping Woods Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 9.1% | 5.8% | 7.6% | ₹15,000 est. | ₹2.57 Cr | Ready |
| Klassik Landmark Apartments - Phase III Klassik · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 10.8% | 6.4% | 8.1% | ₹10,800 est. | ₹1.43 Cr | Under construction Dec 2023 |
| Alaya Essem18 Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.8% | 5.9% | 7.6% | ₹10,800 est. | ₹2.57 Cr | Under construction Jun 2020 |
| Klassik Landmark Apartments - Phase II Klassik · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.8% | 6.2% | 7.9% | ₹10,800 est. | ₹1.71 Cr | Under construction May 2020 |
| Nitesh Cape Cod Phase I Nitesh Estates · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.0% | 5.7% | 7.4% | ₹14,550 est. | ₹1.78 Cr | Under construction Dec 2018 |
| Roach Cicada RBD Shelters · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 9.9% | 5.7% | 9.7% | ₹10,800 est. | ₹1.81 Cr | Under construction Aug 2030 |
| Keerthi Regalia Keerthi Estates · Bellandur / Outer Ring Road / Kadubeesanahalli | 53 | 9.7% | 5.2% | 6.7% | ₹11,150 est. | ₹1.67 Cr | Under construction Dec 2018 |
| Sterling Ascentia Sterling Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 52 | 9.1% | 5.7% | 7.5% | ₹15,000 est. | ₹2.88 Cr | Ready |
| Vajram Onyx Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 51 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Dec 2024 |
| SJR Prime Corporation Pvt Ltd Blue Water PH 3 SJR Prime · Bellandur / Outer Ring Road / Kadubeesanahalli | 50 | 10.0% | 5.5% | 7.1% | ₹11,150 est. | ₹1.67 Cr | Under construction Dec 2019 |
| Oceanus Vista II T7 Oceanus Dwellings · Bellandur / Outer Ring Road / Kadubeesanahalli | 49 | 9.7% | 5.2% | 6.7% | ₹11,150 est. | ₹1.67 Cr | Under construction Dec 2017 |
| Oceanus Vista II Oceanus Dwellings · Bellandur / Outer Ring Road / Kadubeesanahalli | 49 | 8.7% | 5.5% | 7.2% | ₹11,500 est. | ₹1.73 Cr | Ready |
| Sobha Insignia Sobha · Bellandur / Outer Ring Road / Kadubeesanahalli | 47 | 8.7% | 5.3% | 6.9% | ₹15,000 est. | ₹3.27 Cr | Ready |
| Godrej Lake Gardens Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 47 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction May 2025 |
| Vaishnavi Sovereign Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr | Under construction Mar 2024 |
| Vaishnavi Tech Park Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr | Under construction May 2023 |
| Bren Zahara Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Mar 2024 |
| Shilpitha Tech Park Maithri Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 45 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr | Under construction May 2023 |
| The Courtyard Essem18 Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 45 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr | Under construction Sep 2023 |
| Godrej Reflections - Phase-1 Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 41 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Jan 2025 |
Price per sq ft in Bellandur / Outer Ring Road / Kadubeesanahalli: what the evidence says
| Date | ₹ / sq ft | Basis | Confidence |
|---|---|---|---|
| 2021-06 | ₹8,500 | blr (derived) | 40% |
| 2023-06 | ₹11,500 | blr (derived) | 45% |
| 2025-06 | ₹14,500 | blr (derived) | 50% |
| 2026-06 | ₹16,000 | blr (derived) | 50% |
That is 13.5% a year from 2021-06 to 2026-06. The model projects 9.5% a year from here; the growth story on each project page shows why.
Infrastructure pipeline
| Project | Type | Status | Expected | Chance it lands on time | Price effect if it does |
|---|---|---|---|---|---|
| Blue Line KR Puram–Hebbal–Airport | metro | construction | 2027 | 65% | +1.2% / yr |
| Phase 3A Sarjapur–Hebbal | metro | planned | 2033 | 45% | +1.5% / yr |
The growth model counts each event at its probability, not its promise. Dates are the latest public schedule.
Developers active in Bellandur / Outer Ring Road / Kadubeesanahalli
Ranked lists for Bellandur / Outer Ring Road / Kadubeesanahalli
Bellandur / Outer Ring Road / Kadubeesanahalli compared with other areas
Questions people ask
Is Bellandur / Outer Ring Road / Kadubeesanahalli good for investment?
On PropertyLens's model the median analysed project in Bellandur / Outer Ring Road / Kadubeesanahalli scores 55/100 (above the Bengaluru average), with projected price growth of 9.5% a year over five years, median price ₹11,500 per sq ft and gross rental yield 3.0%. 36 RERA-registered projects analysed as of September 11, 2026. The best-scored project is The Urban Forest at 69.
What is the price per sq ft in Bellandur / Outer Ring Road / Kadubeesanahalli?
Median ₹11,500 per sq ft of super built-up area across analysed projects, modelled from comparables where developers file no price. Entry price for an analysed home is about ₹68.4 L; the median home is ₹1.73 Cr.
What rental yield can I expect in Bellandur / Outer Ring Road / Kadubeesanahalli?
Median gross yield 3.0% on the all-in cost of an analysed home, before maintenance, vacancy and tax. Net-wealth CAGR after every cost on an 8-year hold with a 75% loan is 5.8% at the median.
Are projects in Bellandur / Outer Ring Road / Kadubeesanahalli delayed?
21 of 25 under-construction projects are past the completion date in their original RERA registration, and unsold stock equals about 10 months of sales. Each project page shows extensions, construction against bookings and complaints.
Scores and projections are model outputs built from dated public evidence (Karnataka RERA filings, promoter quarterly updates, complaint registers, public ratings) and stated assumptions. They are research, not investment advice. How the numbers are built.