Is Bengaluru good for investment?
21 RERA-registered projects scored on one model, as of September 11, 2026. Prices, growth, yields, supply and the best-scored homes.
Bengaluru in one paragraph
On PropertyLens's model, Bengaluru is an average place to buy in Bengaluru right now: the median analysed project scores 50/100 (below the Bengaluru average), with projected price growth of 9.0% a year over five years and a median gross rental yield of 2.7%. Unsold homes would take about 18 months to absorb at the current sales pace, a balanced market. 9 of 14 under-construction projects here are past their original RERA completion date, so weight the developer's record heavily.
Median of 21 projects; the spread inside the area is wide, so the ranked list below matters more than the average.
Best-scored projects in Bengaluru
All 21 analysed projects in Bengaluru
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Kurubarapalya - 2 KNS Infrastructure · Bengaluru | 65 | 10.1% | 5.5% | 7.9% | ₹4,700 est. | ₹64.4 L | Ready |
| Kurubarapalya KNS Infrastructure · Bengaluru | 65 | 10.1% | 5.5% | 7.9% | ₹4,700 est. | ₹70.0 L | Ready |
| Parkwest - Sequoia - Tower 11 Relationship Properties · Bengaluru | 64 | 10.7% | 5.8% | 9.2% | ₹8,000 est. | ₹1.36 Cr | Under construction Feb 2029 |
| Aashrithaa Divine Phase - 2 Aashrithaa Properties · Bengaluru | 61 | 11.7% | 7.1% | 10.1% | ₹4,400 est. | ₹52.8 L | Under construction Dec 2025 |
| Parkwest - Cedar - Tower 8 Relationship Properties · Bengaluru | 57 | 9.4% | 4.9% | 6.3% | ₹8,250 est. | ₹52.4 L | Under construction Dec 2026 |
| Prestige Botanique Prestige · Bengaluru | 56 | 8.6% | 4.7% | 6.1% | ₹11,000 est. | ₹2.01 Cr | Ready |
| Chartered 1956 Chartered Housing · Bengaluru | 54 | 8.9% | 3.5% | 5.3% | ₹8,250 est. | ₹3.33 Cr | Under construction Jun 2028 |
| Nitesh Park Avenue Nitesh Estates · Bengaluru | 51 | 10.5% | 4.8% | 6.3% | ₹10,350 est. | ₹4.76 Cr | Under construction Dec 2021 |
| Aravya Estate Godrej Properties · Bengaluru | 51 | 11.0% | 9.5% | 16.4% | ₹5,700 est. | ₹68.4 L | Under construction Oct 2030 |
| Mantri Blossom 2 Mantri · Bengaluru | 51 | 10.4% | 5.1% | 6.7% | ₹10,350 est. | ₹1.55 Cr | Under construction Jun 2022 |
| Parkwest - Olive - Tower 1 Relationship Properties · Bengaluru | 50 | 8.6% | 4.9% | 6.2% | ₹8,500 est. | ₹1.27 Cr | Ready |
| Lost in the Greens Total Environment · Bengaluru | 50 | 8.6% | 4.3% | 5.8% | ₹14,700 est. | ₹4.34 Cr | Ready |
| Purva Orient Grand Puravankara · Bengaluru | 49 | 9.0% | 3.9% | 5.5% | ₹10,350 est. | ₹1.88 Cr | Under construction Jun 2027 |
| Brigade WTC Annexe Brigade Group · Bengaluru | 48 | 9.0% | 3.9% | 5.1% | ₹10,350 est. | ₹1.55 Cr | Under construction Jan 2024 |
| Legacy Madelia Legacy Global · Bengaluru | 46 | 8.6% | 4.4% | 5.7% | ₹8,500 est. | ₹3.26 Cr | Ready |
| SJR PRIMECORPORATION PVT LTD Palazzacity SJR Prime · Bengaluru | 45 | 9.5% | 4.3% | 5.4% | ₹8,250 est. | ₹1.24 Cr | Under construction May 2019 |
| Legacy Cirocco Legacy Global · Bengaluru | 43 | 9.5% | 3.8% | 4.9% | ₹8,250 est. | ₹3.25 Cr | Under construction Mar 2021 |
| Concorde Luxepolis Concorde · Bengaluru | 42 | 9.0% | 3.6% | 4.7% | ₹10,350 est. | ₹2.55 Cr | Under construction Sep 2024 |
| Mantri Blossom1 Mantri · Bengaluru | 40 | 8.4% | 4.7% | 6.1% | ₹11,000 est. | ₹1.65 Cr | Ready |
| V2 Vaishak V2 Holdings Housing Development · Bengaluru | 40 | 9.0% | 3.8% | 4.9% | ₹8,000 est. | ₹1.18 Cr | Under construction Nov 2022 |
| Legacy Mycon Duv Legacy Global · Bengaluru | 33 | 8.7% | 3.1% | 4.0% | ₹8,250 est. | ₹6.25 Cr | Under construction Mar 2019 |
Price per sq ft in Bengaluru: what the evidence says
| Date | ₹ / sq ft | Basis | Confidence |
|---|---|---|---|
| 2021-06 | ₹6,000 | blr (derived) | 40% |
| 2023-06 | ₹7,800 | blr (derived) | 45% |
| 2025-06 | ₹9,800 | blr (derived) | 50% |
| 2026-06 | ₹11,000 | blr (derived) | 50% |
That is 12.9% a year from 2021-06 to 2026-06. The model projects 9.0% 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 |
| Pink Line Kalena Agrahara–Nagawara | metro | construction | 2027 | 60% | +1.0% / yr |
The growth model counts each event at its probability, not its promise. Dates are the latest public schedule.
Developers active in Bengaluru
Ranked lists for Bengaluru
Bengaluru compared with other areas
Questions people ask
Is Bengaluru good for investment?
On PropertyLens's model the median analysed project in Bengaluru scores 50/100 (below the Bengaluru average), with projected price growth of 9.0% a year over five years, median price ₹8,250 per sq ft and gross rental yield 2.7%. 21 RERA-registered projects analysed as of September 11, 2026. The best-scored project is Kurubarapalya - 2 at 65.
What is the price per sq ft in Bengaluru?
Median ₹8,250 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 ₹52.4 L; the median home is ₹1.55 Cr.
What rental yield can I expect in Bengaluru?
Median gross yield 2.7% 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 4.7% at the median.
Are projects in Bengaluru delayed?
9 of 14 under-construction projects are past the completion date in their original RERA registration, and unsold stock equals about 18 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.