South Bengaluru · HSR Layout / BTM / Koramangala fringe
Is HSR Layout / BTM / Koramangala fringe good for investment?
42 RERA-registered projects scored on one model, as of September 11, 2026. Prices, growth, yields, supply and the best-scored homes.
Straight answer · as of September 11, 2026
HSR Layout / BTM / Koramangala fringe in one paragraph
On PropertyLens's model, HSR Layout / BTM / Koramangala fringe is a better-than-average place to buy in Bengaluru right now: the median analysed project scores 63/100 (above the Bengaluru average), with projected price growth of 9.7% a year over five years and a median gross rental yield of 3.3%. Unsold homes would take about 10 months to absorb at the current sales pace, a balanced market. 19 of 33 under-construction projects here are past their original RERA completion date, so weight the developer's record heavily.
Median of 42 projects; the spread inside the area is wide, so the ranked list below matters more than the average.
Projects analysed
42
9 ready · 33 under construction
Median score
63
above the Bengaluru average
Projected growth / yr
9.7%
5-yr; 10-yr 8.6%
Median price / sq ft
₹13,650
modelled from comparables
Gross rental yield
3.3%
median, on all-in cost
Net-wealth CAGR
5.8%
8-yr hold, 75% loan, after all costs
Months of inventory
10
817 unsold of 8,203 filed
Booked share
19%
typical under-construction project
Past RERA date
19 / 33
under-construction projects overdue
Entry price
₹53.3 L
median ₹1.77 Cr
Best-scored projects in HSR Layout / BTM / Koramangala fringe
Haven
Lodha (Macrotech) · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.9%
Net-wealth CAGR7.2%
Cash-flow IRR12.0%
Under construction · Jun 20302 BHK₹2.06 Cr · ₹18,750 psf est.
Mahindra Newhaven
Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe
Price growth / yr11.4%
Net-wealth CAGR7.7%
Cash-flow IRR12.8%
Under construction · Dec 20293 BHK₹2.31 Cr · ₹13,650 psf est.
Mahindra Zen
Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.5%
Net-wealth CAGR6.9%
Cash-flow IRR10.7%
Under construction · Dec 20282 BHK₹1.77 Cr · ₹13,650 psf est.
Radiance Platinum
Radiance Realty · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.9%
Net-wealth CAGR5.5%
Cash-flow IRR8.7%
Under construction · Aug 20293 BHK₹2.00 Cr · ₹10,650 psf est.
Purva Heritage
Puravankara · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.3%
Net-wealth CAGR6.5%
Cash-flow IRR10.9%
Under construction · Aug 20302 BHK₹1.54 Cr · ₹13,650 psf est.
Purva Meraki
Puravankara · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.6%
Net-wealth CAGR5.7%
Cash-flow IRR8.5%
Under construction · Oct 20273 BHK₹2.48 Cr · ₹13,650 psf est.
All 42 analysed projects in HSR Layout / BTM / Koramangala fringe
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Haven Lodha (Macrotech) · HSR Layout / BTM / Koramangala fringe | 85 | 10.9% | 7.2% | 12.0% | ₹18,750 est. | ₹2.06 Cr | Under construction Jun 2030 |
| Mahindra Newhaven Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe | 85 | 11.4% | 7.7% | 12.8% | ₹13,650 est. | ₹2.31 Cr | Under construction Dec 2029 |
| Mahindra Zen Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe | 83 | 10.5% | 6.9% | 10.7% | ₹13,650 est. | ₹1.77 Cr | Under construction Dec 2028 |
| Radiance Platinum Radiance Realty · HSR Layout / BTM / Koramangala fringe | 78 | 9.9% | 5.5% | 8.7% | ₹10,650 est. | ₹2.00 Cr | Under construction Aug 2029 |
| Purva Heritage Puravankara · HSR Layout / BTM / Koramangala fringe | 75 | 10.3% | 6.5% | 10.9% | ₹13,650 est. | ₹1.54 Cr | Under construction Aug 2030 |
| Purva Meraki Puravankara · HSR Layout / BTM / Koramangala fringe | 72 | 9.6% | 5.7% | 8.5% | ₹13,650 est. | ₹2.48 Cr | Under construction Oct 2027 |
| Assetz Mizumi Reserve Tower A1 A2 A4 Assetz · HSR Layout / BTM / Koramangala fringe | 72 | 10.4% | 7.0% | 12.3% | ₹13,650 est. | ₹2.65 Cr | Under construction Dec 2030 |
| SNN Estates Duomont SNN · HSR Layout / BTM / Koramangala fringe | 71 | 10.4% | 7.0% | 12.4% | ₹13,650 est. | ₹2.35 Cr | Under construction Dec 2030 |
| SNN Raj Etternia SNN · HSR Layout / BTM / Koramangala fringe | 70 | 8.8% | 6.9% | 8.7% | ₹14,500 est. | ₹71.0 L | Ready |
| Sobha Infinia Phase 2A Block 5 Wing 5 Sobha · HSR Layout / BTM / Koramangala fringe | 70 | 10.0% | 6.1% | 10.2% | ₹13,650 est. | ₹2.47 Cr | Under construction Jun 2030 |
| Casagrand Flamingo Casagrand · HSR Layout / BTM / Koramangala fringe | 69 | 9.8% | 5.7% | 7.3% | ₹14,050 est. | ₹1.69 Cr | Under construction Sep 2026 |
| Salarpuria-Sattva Cadenza Sattva (Salarpuria) · HSR Layout / BTM / Koramangala fringe | 69 | 8.8% | 5.7% | 7.4% | ₹14,500 est. | ₹2.38 Cr | Ready |
| Sobha Infinia Phase 2B Block 4 W1 and Block 3 W2 Sobha · HSR Layout / BTM / Koramangala fringe | 69 | 10.0% | 6.6% | 11.6% | ₹13,650 est. | ₹2.65 Cr | Under construction Dec 2030 |
| Shriram Esquire Shriram Properties · HSR Layout / BTM / Koramangala fringe | 68 | 9.7% | 5.3% | 7.0% | ₹14,050 est. | ₹1.87 Cr | Under construction Jan 2027 |
| G Corp Residences G Corp · HSR Layout / BTM / Koramangala fringe | 67 | 8.8% | 6.2% | 7.8% | ₹11,000 est. | ₹1.29 Cr | Ready |
| Abhee Riviera Royale Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 66 | 9.3% | 5.1% | 6.6% | ₹10,650 est. | ₹1.21 Cr | Under construction Feb 2027 |
| Prestige Pinewood Prestige · HSR Layout / BTM / Koramangala fringe | 66 | 10.6% | 6.1% | 7.9% | ₹13,650 est. | ₹2.37 Cr | Under construction Jun 2020 |
| Abhee Nandana Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 66 | 8.8% | 6.0% | 7.6% | ₹11,000 est. | ₹1.47 Cr | Ready |
| Purva Westend Phase 1 Puravankara · HSR Layout / BTM / Koramangala fringe | 64 | 10.3% | 6.2% | 8.0% | ₹13,650 est. | ₹1.56 Cr | Under construction Dec 2018 |
| Raj Etternia E Block (building 4) SNN · HSR Layout / BTM / Koramangala fringe | 63 | 9.4% | 5.4% | 7.0% | ₹14,050 est. | ₹1.44 Cr | Under construction Apr 2026 |
| G R Luxuria G R Promoters · HSR Layout / BTM / Koramangala fringe | 63 | 8.8% | 5.8% | 7.4% | ₹11,000 est. | ₹1.86 Cr | Ready |
| Purva Westend Puravankara · HSR Layout / BTM / Koramangala fringe | 63 | 9.8% | 6.2% | 7.8% | ₹14,050 est. | ₹96.9 L | Under construction Dec 2018 |
| Rbd Stillwaters-Block 2 Wing C RBD Shelters · HSR Layout / BTM / Koramangala fringe | 63 | 8.8% | 5.7% | 7.4% | ₹11,000 est. | ₹1.94 Cr | Ready |
| Ozone Chambers Ozone Group · HSR Layout / BTM / Koramangala fringe | 62 | 10.6% | 6.2% | 8.0% | ₹13,650 est. | ₹2.05 Cr | Under construction Sep 2019 |
| Saibya Sterling Sterling Developers · HSR Layout / BTM / Koramangala fringe | 61 | 8.8% | 5.8% | 7.5% | ₹14,500 est. | ₹2.17 Cr | Ready |
| Dhiraan Lotus Dhiraan Infrastructure · HSR Layout / BTM / Koramangala fringe | 61 | 8.7% | 5.9% | 7.6% | ₹11,000 est. | ₹1.47 Cr | Ready |
| Pionier Gardeniaa Pionier Projects · HSR Layout / BTM / Koramangala fringe | 60 | 10.7% | 6.3% | 9.0% | ₹5,700 est. | ₹68.4 L | Under construction Sep 2022 |
| Signature Splendor Signature Dwellings · HSR Layout / BTM / Koramangala fringe | 60 | 9.2% | 6.1% | 7.5% | ₹10,350 est. | ₹53.3 L | Under construction Dec 2025 |
| Blue Waters Phase 1 SJR Prime · HSR Layout / BTM / Koramangala fringe | 58 | 9.7% | 5.4% | 6.9% | ₹10,650 est. | ₹1.60 Cr | Under construction Jun 2019 |
| Mahaveer Zephyr Phase II Mahaveer · HSR Layout / BTM / Koramangala fringe | 57 | 9.5% | 5.4% | 6.9% | ₹10,650 est. | ₹1.27 Cr | Under construction May 2018 |
| SNN Raj Grandeur SNN · HSR Layout / BTM / Koramangala fringe | 57 | 9.5% | 5.5% | 7.0% | ₹14,050 est. | ₹1.50 Cr | Under construction Sep 2025 |
| Lgcl Luxuriate LGCL Urban Homes · HSR Layout / BTM / Koramangala fringe | 56 | 10.6% | 6.2% | 7.8% | ₹10,350 est. | ₹1.62 Cr | Under construction May 2020 |
| Abhee Nandana Block-C Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 56 | 10.6% | 5.7% | 7.3% | ₹10,350 est. | ₹5.17 Cr | Under construction Dec 2023 |
| SJR Primecorpoation Pvt Ltd Blue Water Ph2 SJR Prime · HSR Layout / BTM / Koramangala fringe | 55 | 9.7% | 5.4% | 6.9% | ₹10,650 est. | ₹1.60 Cr | Under construction Sep 2019 |
| Abhee Sunrise Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 54 | 9.2% | 5.5% | 6.8% | ₹10,350 est. | ₹93.2 L | Under construction Mar 2023 |
| Ozone Chambers Ozone Group · HSR Layout / BTM / Koramangala fringe | 53 | 9.7% | 5.4% | 7.0% | ₹14,050 est. | ₹2.11 Cr | Under construction Dec 2025 |
| Assetz Mizumi Reserve Tower A3 A5 Assetz · HSR Layout / BTM / Koramangala fringe | 52 | 9.1% | 5.6% | 9.9% | ₹13,650 est. | ₹2.65 Cr | Under construction Mar 2031 |
| Iconest 5 Icon Infra Shelters · HSR Layout / BTM / Koramangala fringe | 52 | 9.2% | 5.0% | 6.3% | ₹10,350 est. | ₹1.55 Cr | Under construction Mar 2023 |
| Purva Westend 2 (Block F) Puravankara · HSR Layout / BTM / Koramangala fringe | 50 | 9.2% | 5.0% | 6.4% | ₹13,650 est. | ₹2.05 Cr | Under construction Dec 2022 |
| Sterling Infinia Sterling Developers · HSR Layout / BTM / Koramangala fringe | 49 | 7.6% | 4.6% | 6.0% | ₹14,500 est. | ₹2.17 Cr | Ready |
| Snr Mayfair SNR Square · HSR Layout / BTM / Koramangala fringe | 49 | 9.2% | 5.0% | 6.3% | ₹10,350 est. | ₹1.55 Cr | Under construction Apr 2021 |
| BOCHS Akshaya Axis Concept Construction · HSR Layout / BTM / Koramangala fringe | 48 | 9.2% | 5.0% | 6.3% | ₹10,350 est. | ₹1.48 Cr | Under construction Nov 2024 |
Price per sq ft in HSR Layout / BTM / Koramangala fringe: what the evidence says
| Date | ₹ / sq ft | Basis | Confidence |
|---|---|---|---|
| 2021-06 | ₹9,500 | blr (derived) | 40% |
| 2023-06 | ₹12,000 | blr (derived) | 45% |
| 2025-06 | ₹14,500 | blr (derived) | 50% |
| 2026-06 | ₹16,000 | blr (derived) | 50% |
That is 11.0% a year from 2021-06 to 2026-06. The model projects 9.7% a year from here; the growth story on each project page shows why.
Supply and demand from RERA filings
Registered projects
40
14 under construction
Homes filed
8,203
817 unsold
Sales pace
81 / month
homes booked per month
New supply ratio
0.68
new launches ÷ sales; above 1 = supply building
Karnataka RERA, 2026-09. Months of inventory = unsold homes ÷ monthly sales.
Infrastructure pipeline
| Project | Type | Status | Expected | Chance it lands on time | Price effect if it does |
|---|---|---|---|---|---|
| Yellow Line RV Road–Bommasandra (opened Aug 2025) | metro | operational | 2025 | 100% | +0.8% / yr |
| Phase 3A Sarjapur–Hebbal | metro | planned | 2033 | 45% | +1.5% / 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 HSR Layout / BTM / Koramangala fringe
Ranked lists for HSR Layout / BTM / Koramangala fringe
Best flats in HSR Layout / BTM / Koramangala fringe (41)Best flats under ₹1.5 crore in HSR Layout / BTM / Koramangala fringe (11)Best flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe (25)Best flats above ₹2 crore in HSR Layout / BTM / Koramangala fringe (16)Best ready-to-move flats in HSR Layout / BTM / Koramangala fringe (9)New flats launched 2025–2026 in HSR Layout / BTM / Koramangala fringe (7)Best 1 BHK flats in HSR Layout / BTM / Koramangala fringe (6)Best 2 BHK flats in HSR Layout / BTM / Koramangala fringe (23)Best 2 BHK flats under ₹1.5 crore in HSR Layout / BTM / Koramangala fringe (7)Best 2 BHK flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe (16)
HSR Layout / BTM / Koramangala fringe compared with other areas
HSR Layout / BTM / Koramangala fringe vs Sarjapur RoadHSR Layout / BTM / Koramangala fringe vs Devanahalli / Airport Road / BagalurHSR Layout / BTM / Koramangala fringe vs Hoskote / Budigere Cross / Old Madras RoadHSR Layout / BTM / Koramangala fringe vs Attibele / Anekal / ChandapuraHSR Layout / BTM / Koramangala fringe vs Yelahanka / Jakkur / Airport corridorHSR Layout / BTM / Koramangala fringe vs Electronic City / Hosur Road / BommasandraHSR Layout / BTM / Koramangala fringe vs Hennur Road / Kothanur / Kalyan NagarHSR Layout / BTM / Koramangala fringe vs WhitefieldHSR Layout / BTM / Koramangala fringe vs Marathahalli / Kundalahalli / VarthurHSR Layout / BTM / Koramangala fringe vs Kanakapura Road / Talaghattapura / Banashankari 6thHSR Layout / BTM / Koramangala fringe vs Mysore Road / RR Nagar / KengeriHSR Layout / BTM / Koramangala fringe vs Bannerghatta Road / JP Nagar / Arekere
Questions people ask
Is HSR Layout / BTM / Koramangala fringe good for investment?
On PropertyLens's model the median analysed project in HSR Layout / BTM / Koramangala fringe scores 63/100 (above the Bengaluru average), with projected price growth of 9.7% a year over five years, median price ₹13,650 per sq ft and gross rental yield 3.3%. 42 RERA-registered projects analysed as of September 11, 2026. The best-scored project is Haven at 85.
What is the price per sq ft in HSR Layout / BTM / Koramangala fringe?
Median ₹13,650 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 ₹53.3 L; the median home is ₹1.77 Cr.
What rental yield can I expect in HSR Layout / BTM / Koramangala fringe?
Median gross yield 3.3% 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 HSR Layout / BTM / Koramangala fringe delayed?
19 of 33 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.