Is Malleswaram / Rajajinagar / Sadashivanagar good for investment?
34 RERA-registered projects scored on one model, as of September 11, 2026. Prices, growth, yields, supply and the best-scored homes.
Malleswaram / Rajajinagar / Sadashivanagar in one paragraph
On PropertyLens's model, Malleswaram / Rajajinagar / Sadashivanagar 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 9.1% a year over five years and a median gross rental yield of 2.9%. Unsold homes would take about 13 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 34 projects; the spread inside the area is wide, so the ranked list below matters more than the average.
Best-scored projects in Malleswaram / Rajajinagar / Sadashivanagar
All 34 analysed projects in Malleswaram / Rajajinagar / Sadashivanagar
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Purva Blubelle Puravankara · Malleswaram / Rajajinagar / Sadashivanagar | 81 | 10.2% | 6.2% | 9.7% | ₹15,050 est. | ₹1.59 Cr | Under construction Jun 2029 |
| MIZU of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 72 | 8.9% | 6.0% | 7.7% | ₹12,000 est. | ₹1.10 Cr | Ready |
| Birla Tisya Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar | 70 | 8.7% | 5.5% | 7.2% | ₹16,000 est. | ₹1.90 Cr | Ready |
| ZEFA of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 68 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹3.14 Cr | Ready |
| FAIA of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 68 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹3.64 Cr | Ready |
| Purva Sunflower Puravankara · Malleswaram / Rajajinagar / Sadashivanagar | 68 | 8.7% | 5.5% | 7.1% | ₹16,000 est. | ₹1.96 Cr | Ready |
| Tower 6 One Bangalore West Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 67 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹5.45 Cr | Ready |
| Parkwest - Emerald - Tower 2 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 67 | 8.9% | 5.6% | 7.2% | ₹12,000 est. | ₹1.80 Cr | Ready |
| Salarpuria-Sattva Anugraha Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.7% | 5.5% | 7.1% | ₹16,000 est. | ₹1.96 Cr | Ready |
| NIWA of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹8.41 Cr | Ready |
| Parkwest - Mulberry - Tower 3 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.9% | 5.6% | 7.2% | ₹12,000 est. | ₹1.80 Cr | Ready |
| Prestige Westwoods Prestige · Malleswaram / Rajajinagar / Sadashivanagar | 65 | 8.7% | 5.2% | 6.9% | ₹16,000 est. | ₹2.63 Cr | Ready |
| Sobha Indraprastha Sobha · Malleswaram / Rajajinagar / Sadashivanagar | 65 | 10.4% | 5.5% | 7.2% | ₹15,050 est. | ₹3.47 Cr | Under construction Dec 2018 |
| Spectra Reserve Spectra Constructions · Malleswaram / Rajajinagar / Sadashivanagar | 65 | 9.7% | 4.8% | 7.2% | ₹11,300 est. | ₹3.53 Cr | Under construction Aug 2028 |
| Renaissance Srichakra Renaissance Holdings · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹3.23 Cr | Ready |
| Nitesh Knightsbridge Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 10.6% | 5.8% | 7.6% | ₹15,050 est. | ₹2.69 Cr | Under construction Dec 2020 |
| DNR Highline DNR Group · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 8.9% | 4.2% | 5.6% | ₹15,500 est. | ₹2.83 Cr | Under construction Oct 2026 |
| Assetz 22 & Crest Assetz · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 10.6% | 6.0% | 7.9% | ₹15,050 est. | ₹1.98 Cr | Under construction Mar 2022 |
| Kumar Kino Platinum Kumar Properties · Malleswaram / Rajajinagar / Sadashivanagar | 62 | 10.8% | 5.7% | 7.4% | ₹11,300 est. | ₹2.54 Cr | Under construction Sep 2022 |
| Parkwest - Oak - Tower 10 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 9.7% | 5.9% | 7.4% | ₹11,650 est. | ₹73.4 L | Under construction Jun 2026 |
| Parkwest - Maple - Tower 4 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 10.8% | 6.0% | 7.7% | ₹11,300 est. | ₹1.70 Cr | Under construction Mar 2023 |
| Parkwest - Sapphire- Tower 5 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 10.8% | 6.0% | 7.7% | ₹11,300 est. | ₹1.70 Cr | Under construction Dec 2024 |
| Tower 7 One Bangalore West Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 59 | 9.3% | 4.4% | 5.8% | ₹11,300 est. | ₹2.35 Cr | Under construction Feb 2024 |
| Parkwest - Pine - Tower 9 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 9.3% | 5.5% | 7.0% | ₹11,650 est. | ₹72.8 L | Under construction Dec 2025 |
| Mantri Centrium Mantri · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 10.3% | 5.6% | 7.3% | ₹15,050 est. | ₹2.26 Cr | Under construction Apr 2022 |
| Prestige MSR Heights Prestige · Malleswaram / Rajajinagar / Sadashivanagar | 56 | 9.1% | 4.7% | 6.1% | ₹15,050 est. | ₹1.99 Cr | Under construction Mar 2021 |
| Assetz 22 & Crest Assetz · Malleswaram / Rajajinagar / Sadashivanagar | 55 | 8.9% | 4.4% | 5.8% | ₹15,500 est. | ₹2.04 Cr | Under construction Dec 2026 |
| Sobha Rajvilas Sobha · Malleswaram / Rajajinagar / Sadashivanagar | 55 | 9.1% | 4.3% | 5.7% | ₹15,050 est. | ₹3.20 Cr | Under construction Mar 2025 |
| Renaissance Bellevue Renaissance Holdings · Malleswaram / Rajajinagar / Sadashivanagar | 54 | 9.3% | 4.7% | 6.1% | ₹11,300 est. | ₹1.70 Cr | Under construction Jan 2025 |
| Salarpuria-Sattva Anugraha Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar | 54 | 9.1% | 4.8% | 6.3% | ₹15,050 est. | ₹1.61 Cr | Under construction Dec 2024 |
| Parkwest - Mahogany - Tower 7 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 53 | 9.3% | 4.7% | 6.0% | ₹11,300 est. | ₹1.76 Cr | Under construction Jun 2024 |
| Iconica Nitesh Knightsbridge Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 52 | 9.4% | 4.4% | 5.8% | ₹15,500 est. | ₹4.22 Cr | Under construction Dec 2025 |
| Parkwest - Magnolia - Tower 6 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 49 | 9.3% | 4.7% | 6.0% | ₹11,300 est. | ₹1.73 Cr | Under construction Jan 2025 |
| Iconica Nitesh Park Avenue Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 47 | 8.9% | 4.2% | 6.4% | ₹15,050 est. | ₹6.28 Cr | Under construction Jun 2028 |
Price per sq ft in Malleswaram / Rajajinagar / Sadashivanagar: what the evidence says
| Date | ₹ / sq ft | Basis | Confidence |
|---|---|---|---|
| 2021-06 | ₹11,000 | blr (derived) | 40% |
| 2023-06 | ₹13,500 | blr (derived) | 45% |
| 2025-06 | ₹16,500 | blr (derived) | 50% |
| 2026-06 | ₹18,500 | blr (derived) | 50% |
That is 11.0% a year from 2021-06 to 2026-06. The model projects 9.1% a year from here; the growth story on each project page shows why.
Supply and demand from RERA filings
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 |
|---|---|---|---|---|---|
| Phase 3 (Orange/Red lines: JP Nagar–Kempapura, Hosahalli–Kadabagere) | metro | construction | 2029 | 55% | +1.0% / yr |
The growth model counts each event at its probability, not its promise. Dates are the latest public schedule.
Developers active in Malleswaram / Rajajinagar / Sadashivanagar
Ranked lists for Malleswaram / Rajajinagar / Sadashivanagar
Malleswaram / Rajajinagar / Sadashivanagar compared with other areas
Questions people ask
Is Malleswaram / Rajajinagar / Sadashivanagar good for investment?
On PropertyLens's model the median analysed project in Malleswaram / Rajajinagar / Sadashivanagar scores 63/100 (above the Bengaluru average), with projected price growth of 9.1% a year over five years, median price ₹12,000 per sq ft and gross rental yield 2.9%. 34 RERA-registered projects analysed as of September 11, 2026. The best-scored project is Purva Blubelle at 81.
What is the price per sq ft in Malleswaram / Rajajinagar / Sadashivanagar?
Median ₹12,000 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 ₹72.8 L; the median home is ₹2.04 Cr.
What rental yield can I expect in Malleswaram / Rajajinagar / Sadashivanagar?
Median gross yield 2.9% 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 Malleswaram / Rajajinagar / Sadashivanagar delayed?
17 of 22 under-construction projects are past the completion date in their original RERA registration, and unsold stock equals about 13 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.