Ranked list · as of September 11, 2026
Best 1 BHK flats under ₹2 crore in North-East Bengaluru
11 RERA-registered 1 BHK flats under ₹2 crore in North-East Bengaluru, ranked by investment score, not by advertising. Every project links to its full analysis, cost sheet and due-diligence report.
Straight answer · as of September 11, 2026
Top pick: Nikoo Homes V - Phase - 2 by Bhartiya City
Nikoo Homes V - Phase - 2 in Hennur Road / Kothanur / Kalyan Nagar scores 72/100 with projected price growth of 10.4% a year, net-wealth CAGR 6.4% and cash-flow IRR 10.8%; the 1 BHK costs about ₹1.54 Cr (price modelled from comparables). Across all 11 1 BHK flats under ₹2 crore in North-East Bengaluru the median score is 62, median growth 9.9% a year, median price ₹10,350 per sq ft and median ticket ₹64.0 L; 2 are ready to move in.
Projects
11
2 ready · 9 under construction
Median score
62
50 = Bengaluru average
Median growth / yr
9.9%
5-yr projection
Median price
₹64.0 L
1 BHK
Top 6
Nikoo Homes V - Phase - 2
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.4%
Net-wealth CAGR6.4%
Cash-flow IRR10.8%
Under construction · Jun 20302 BHK₹1.04 Cr · ₹10,350 psf est.
Nikoo Homes V - Phase - 1
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.1%
Cash-flow IRR9.6%
Under construction · Aug 20291 BHK₹49.5 L · ₹10,650 psf est.
Nikoo Homes VI - Phase-2
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR5.9%
Cash-flow IRR9.3%
Under construction · Sep 20291 BHK₹67.8 L · ₹10,350 psf est.
Nikoo Homes VI - Phase - 1
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.9%
Net-wealth CAGR6.2%
Cash-flow IRR9.7%
Under construction · Jan 20291 BHK₹71.9 L · ₹10,350 psf est.
DNR Parklink Phase 2
DNR Group · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.2%
Cash-flow IRR9.6%
Under construction · May 20291 BHK₹63.1 L · ₹10,350 psf est.
Rohan Upavan - Phase 1
Rohan Builders · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr8.9%
Net-wealth CAGR6.0%
Cash-flow IRR7.7%
Ready1 BHK₹91.8 L · ₹11,000 psf est.
All 11, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Nikoo Homes V - Phase - 2 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 72 | 10.4% | 6.4% | 10.8% | ₹10,350 est. | ₹1.54 Cr 1 BHK | Under construction Jun 2030 |
| Nikoo Homes V - Phase - 1 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 70 | 10.0% | 6.1% | 9.6% | ₹10,650 est. | ₹49.5 L 1 BHK | Under construction Aug 2029 |
| Nikoo Homes VI - Phase-2 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 67 | 10.0% | 5.9% | 9.3% | ₹10,350 est. | ₹67.8 L 1 BHK | Under construction Sep 2029 |
| Nikoo Homes VI - Phase - 1 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 65 | 9.9% | 6.2% | 9.7% | ₹10,350 est. | ₹71.9 L 1 BHK | Under construction Jan 2029 |
| DNR Parklink Phase 2 DNR Group · Hennur Road / Kothanur / Kalyan Nagar | 65 | 10.0% | 6.2% | 9.6% | ₹10,350 est. | ₹63.1 L 1 BHK | Under construction May 2029 |
| Rohan Upavan - Phase 1 Rohan Builders · Hennur Road / Kothanur / Kalyan Nagar | 62 | 8.9% | 6.0% | 7.7% | ₹11,000 est. | ₹91.8 L 1 BHK | Ready |
| Akasha by Essem18 Essem18 Developers · Hennur Road / Kothanur / Kalyan Nagar | 59 | 10.0% | 5.7% | 8.9% | ₹8,000 est. | ₹64.0 L 1 BHK | Under construction May 2029 |
| Sobha Dream Gardens Phase 5 - Wing 10 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 59 | 9.9% | 6.4% | 10.0% | ₹10,650 est. | ₹62.3 L 1 BHK | Under construction Dec 2028 |
| Ds Max Swastika DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 54 | 9.3% | 5.5% | 7.4% | ₹8,250 est. | ₹58.6 L 1 BHK | Under construction Mar 2027 |
| Mirabilis Kolte-Patil · Hennur Road / Kothanur / Kalyan Nagar | 54 | 8.9% | 5.7% | 7.3% | ₹11,000 est. | ₹1.30 Cr 1 BHK | Ready |
| Casagrand Orlena Casagrand · Hennur Road / Kothanur / Kalyan Nagar | 47 | 9.3% | 5.6% | 7.1% | ₹10,350 est. | ₹47.6 L 1 BHK | Under construction Aug 2025 |
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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.