Is Central Bengaluru good for investment?
29 RERA-registered projects scored on one model, as of September 11, 2026. Prices, growth, yields, supply and the best-scored homes.
Central Bengaluru in one paragraph
On PropertyLens's model, Central Bengaluru is a better-than-average place to buy in Bengaluru right now: the median analysed project scores 61/100 (above the Bengaluru average), with projected price growth of 9.0% a year over five years and a median gross rental yield of 2.8%. Unsold homes would take about 12 months to absorb at the current sales pace, a balanced market. 17 of 22 under-construction projects here are past their original RERA completion date, so weight the developer's record heavily.
Median of 29 projects; the spread inside the area is wide, so the ranked list below matters more than the average.
Best-scored projects in Central Bengaluru
All 29 analysed projects in Central Bengaluru
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Ferris Lewis Infrastructure · Central Bengaluru | 70 | 10.5% | 6.5% | 9.6% | ₹15,050 est. | ₹2.64 Cr | Under construction Apr 2028 |
| El Roi Lewis Infrastructure · Central Bengaluru | 69 | 9.3% | 5.3% | 7.9% | ₹15,500 est. | ₹2.89 Cr | Under construction Mar 2028 |
| Raintree Lewis Infrastructure · Central Bengaluru | 67 | 8.6% | 5.7% | 7.3% | ₹16,000 est. | ₹2.40 Cr | Ready |
| Charis Lewis Infrastructure · Central Bengaluru | 67 | 8.6% | 5.7% | 7.3% | ₹16,000 est. | ₹2.40 Cr | Ready |
| The Arbour Residences G Corp · Central Bengaluru | 67 | 10.5% | 6.8% | 10.7% | ₹15,050 est. | ₹2.63 Cr | Under construction Oct 2028 |
| Prestige Woodland Park Prestige · Central Bengaluru | 66 | 8.3% | 5.1% | 6.8% | ₹22,000 est. | ₹3.53 Cr | Ready |
| Prestige Minsk Square Prestige · Central Bengaluru | 65 | 8.3% | 5.2% | 6.8% | ₹22,000 est. | ₹3.30 Cr | Ready |
| Spectra Raywoods Spectra Constructions · Central Bengaluru | 64 | 8.6% | 5.3% | 6.9% | ₹16,000 est. | ₹3.96 Cr | Ready |
| Prestige Spencer Heights Prestige · Central Bengaluru | 64 | 10.3% | 5.7% | 7.5% | ₹20,700 est. | ₹4.50 Cr | Under construction Jun 2019 |
| Prestige Dejavu Prestige · Central Bengaluru | 63 | 10.3% | 5.5% | 7.3% | ₹20,700 est. | ₹5.40 Cr | Under construction Sep 2019 |
| Prestige Summit Prestige · Central Bengaluru | 62 | 8.3% | 4.7% | 6.3% | ₹22,000 est. | ₹20.01 Cr | Ready |
| Prestige Kenilworth Prestige · Central Bengaluru | 62 | 10.3% | 5.5% | 7.3% | ₹20,700 est. | ₹6.68 Cr | Under construction Sep 2021 |
| Legacy Maximus Legacy Global · Central Bengaluru | 61 | 9.9% | 6.2% | 9.2% | ₹15,050 est. | ₹2.26 Cr | Under construction Dec 2027 |
| Sobha 25 Richmond Sobha · Central Bengaluru | 61 | 10.3% | 5.6% | 7.4% | ₹20,700 est. | ₹5.19 Cr | Under construction Jul 2019 |
| Skylark Richmond Skylark · Central Bengaluru | 61 | 10.0% | 5.8% | 7.5% | ₹15,050 est. | ₹2.29 Cr | Under construction Dec 2021 |
| Olde Town by LW VDB Infra & Realty · Central Bengaluru | 59 | 8.6% | 5.4% | 7.0% | ₹16,000 est. | ₹3.46 Cr | Ready |
| No 12 Lloyds Road Lewis Infrastructure · Central Bengaluru | 55 | 9.0% | 4.9% | 6.3% | ₹15,050 est. | ₹2.41 Cr | Under construction Jun 2024 |
| Providence Lewis Infrastructure · Central Bengaluru | 55 | 9.0% | 4.9% | 6.4% | ₹15,050 est. | ₹2.26 Cr | Under construction Jan 2022 |
| No 3 Milton Street Lewis Infrastructure · Central Bengaluru | 54 | 9.0% | 4.9% | 6.3% | ₹15,050 est. | ₹2.47 Cr | Under construction Jun 2024 |
| Amigo Cockburn Amigo Shelters · Central Bengaluru | 52 | 9.0% | 5.0% | 6.4% | ₹15,050 est. | ₹2.18 Cr | Under construction Dec 2018 |
| Vaishnavi AT-One Premiere Vaishnavi Group · Central Bengaluru | 52 | 9.0% | 4.6% | 6.0% | ₹15,050 est. | ₹3.17 Cr | Under construction Sep 2025 |
| Vaishnavi Rhapsody Vaishnavi Group · Central Bengaluru | 51 | 9.0% | 4.5% | 5.9% | ₹15,050 est. | ₹3.87 Cr | Under construction Aug 2022 |
| Raja Four Squares Raja Housing · Central Bengaluru | 51 | 9.0% | 5.4% | 6.9% | ₹15,050 est. | ₹1.39 Cr | Under construction Jan 2024 |
| Avory Axis Concept Construction · Central Bengaluru | 49 | 9.0% | 4.4% | 5.8% | ₹15,050 est. | ₹8.46 Cr | Under construction Sep 2023 |
| Legacy Alcazar Legacy Global · Central Bengaluru | 49 | 9.0% | 4.5% | 5.9% | ₹15,050 est. | ₹3.56 Cr | Under construction Mar 2024 |
| Legacy Maximus Legacy Global · Central Bengaluru | 48 | 9.0% | 4.4% | 5.8% | ₹15,050 est. | ₹6.64 Cr | Under construction Dec 2024 |
| Nitesh Madison Square Nitesh Estates · Central Bengaluru | 44 | 8.7% | 4.1% | 5.4% | ₹20,700 est. | ₹6.01 Cr | Under construction Mar 2022 |
| Legacy Cataleya Legacy Global · Central Bengaluru | 44 | 8.3% | 3.8% | 5.0% | ₹15,500 est. | ₹6.72 Cr | Under construction Sep 2026 |
| Mark's 36 Vaswani · Central Bengaluru | 36 | 8.7% | 4.0% | 5.4% | ₹21,350 est. | ₹18.75 Cr | Under construction Jan 2026 |
Price per sq ft in Central Bengaluru: what the evidence says
| Date | ₹ / sq ft | Basis | Confidence |
|---|---|---|---|
| 2021-06 | ₹15,000 | blr (derived) | 40% |
| 2023-06 | ₹19,000 | blr (derived) | 45% |
| 2025-06 | ₹24,000 | blr (derived) | 50% |
| 2026-06 | ₹27,000 | blr (derived) | 50% |
That is 12.5% 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 |
|---|---|---|---|---|---|
| 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 Central Bengaluru
Ranked lists for Central Bengaluru
Central Bengaluru compared with other areas
Questions people ask
Is Central Bengaluru good for investment?
On PropertyLens's model the median analysed project in Central Bengaluru scores 61/100 (above the Bengaluru average), with projected price growth of 9.0% a year over five years, median price ₹15,500 per sq ft and gross rental yield 2.8%. 29 RERA-registered projects analysed as of September 11, 2026. The best-scored project is Ferris at 70.
What is the price per sq ft in Central Bengaluru?
Median ₹15,500 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 ₹1.39 Cr; the median home is ₹3.46 Cr.
What rental yield can I expect in Central Bengaluru?
Median gross yield 2.8% 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 5.2% at the median.
Are projects in Central Bengaluru delayed?
17 of 22 under-construction projects are past the completion date in their original RERA registration, and unsold stock equals about 12 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.