Ranked list · as of September 11, 2026
Best 2 BHK flats in Bannerghatta Road / JP Nagar / Arekere
41 RERA-registered 2 BHK flats in Bannerghatta Road / JP Nagar / Arekere, 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: Prestige Southern Star by Prestige
Prestige Southern Star in Bannerghatta Road / JP Nagar / Arekere scores 83/100 with projected price growth of 10.8% a year, net-wealth CAGR 6.4% and cash-flow IRR 10.0%; the 2 BHK costs about ₹1.05 Cr (price modelled from comparables). Across all 41 2 BHK flats in Bannerghatta Road / JP Nagar / Arekere the median score is 60, median growth 9.5% a year, median price ₹8,500 per sq ft and median ticket ₹1.05 Cr; 8 are ready to move in.
Projects
41
8 ready · 33 under construction
Median score
60
50 = Bengaluru average
Median growth / yr
9.5%
5-yr projection
Median price
₹1.05 Cr
2 BHK
Top 6
Prestige Southern Star
Prestige · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.8%
Net-wealth CAGR6.4%
Cash-flow IRR10.0%
Under construction · Sep 20291 BHK₹64.2 L · ₹10,350 psf est.
Azur Phase 2
Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr11.6%
Net-wealth CAGR7.8%
Cash-flow IRR13.7%
Under construction · Dec 20302 BHK₹1.87 Cr · ₹13,800 psf est.
Godrej Vanantara
Godrej Properties · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr11.5%
Net-wealth CAGR7.3%
Cash-flow IRR13.1%
Under construction · May 20312 BHK₹1.27 Cr · ₹10,350 psf est.
Sobha Magnus
Sobha · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr11.4%
Net-wealth CAGR6.8%
Cash-flow IRR11.5%
Under construction · May 20303 BHK₹1.94 Cr · ₹10,350 psf est.
Azur
Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr11.5%
Net-wealth CAGR7.4%
Cash-flow IRR12.4%
Under construction · Oct 20292 BHK₹1.89 Cr · ₹13,800 psf est.
Grc Sapphire Spring - Phase -1
GRC Infra · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.9%
Net-wealth CAGR6.8%
Cash-flow IRR12.2%
Under construction · Dec 20302 BHK₹87.2 L · ₹8,000 psf est.
All 41, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Prestige Southern Star Prestige · Bannerghatta Road / JP Nagar / Arekere | 83 | 10.8% | 6.4% | 10.0% | ₹10,350 est. | ₹1.05 Cr 2 BHK | Under construction Sep 2029 |
| Azur Phase 2 Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.6% | 7.8% | 13.7% | ₹13,800 est. | ₹1.87 Cr 2 BHK | Under construction Dec 2030 |
| Godrej Vanantara Godrej Properties · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.5% | 7.3% | 13.1% | ₹10,350 est. | ₹1.27 Cr 2 BHK | Under construction May 2031 |
| Sobha Magnus Sobha · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.4% | 6.8% | 11.5% | ₹10,350 est. | ₹4.84 Cr 2 BHK | Under construction May 2030 |
| Azur Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 76 | 11.5% | 7.4% | 12.4% | ₹13,800 est. | ₹1.89 Cr 2 BHK | Under construction Oct 2029 |
| Grc Sapphire Spring - Phase -1 GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 75 | 10.9% | 6.8% | 12.2% | ₹8,000 est. | ₹87.2 L 2 BHK | Under construction Dec 2030 |
| Azur Tower D Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 75 | 11.3% | 7.0% | 11.8% | ₹13,800 est. | ₹1.89 Cr 2 BHK | Under construction Apr 2030 |
| Raj Bay Vista SNN · Bannerghatta Road / JP Nagar / Arekere | 72 | 10.5% | 6.3% | 9.9% | ₹10,350 est. | ₹1.16 Cr 2 BHK | Under construction Nov 2028 |
| Assetz Canvas & Cove - Phase 1 Wing A & B Assetz · Bannerghatta Road / JP Nagar / Arekere | 72 | 9.7% | 5.5% | 7.6% | ₹10,650 est. | ₹1.00 Cr 2 BHK | Under construction Apr 2027 |
| Casagrand Amor Casagrand · Bannerghatta Road / JP Nagar / Arekere | 70 | 10.5% | 6.7% | 9.7% | ₹10,350 est. | ₹1.19 Cr 2 BHK | Under construction Feb 2028 |
| Ds Max Sky Blossom DS-MAX · Bannerghatta Road / JP Nagar / Arekere | 68 | 10.4% | 6.0% | 9.4% | ₹8,000 est. | ₹79.2 L 2 BHK | Under construction Feb 2029 |
| Grc Sapphire Spring Phase II GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 67 | 10.5% | 6.7% | 12.9% | ₹8,000 est. | ₹85.2 L 2 BHK | Under construction Mar 2032 |
| SNN Raj Serenity SNN · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.2% | 6.1% | 7.8% | ₹11,000 est. | ₹1.02 Cr 2 BHK | Ready |
| Opera Primus Opera Structures · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.9% | 5.6% | 8.1% | ₹8,000 est. | ₹74.8 L 2 BHK | Under construction Dec 2027 |
| Prestige Song Of The South Phase I Prestige · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.1% | 5.5% | 7.1% | ₹11,000 est. | ₹1.44 Cr 2 BHK | Ready |
| Adarsh Citrine Adarsh Developers · Bannerghatta Road / JP Nagar / Arekere | 64 | 9.1% | 5.2% | 6.8% | ₹11,000 est. | ₹2.02 Cr 2 BHK | Ready |
| Casagrand Hazen Casagrand · Bannerghatta Road / JP Nagar / Arekere | 64 | 9.7% | 5.4% | 7.4% | ₹10,650 est. | ₹1.12 Cr 2 BHK | Under construction Jul 2027 |
| Ds Max Senate DS-MAX · Bannerghatta Road / JP Nagar / Arekere | 63 | 9.0% | 5.9% | 7.4% | ₹8,500 est. | ₹74.8 L 2 BHK | Ready |
| Grc Sapphire Spring - Phase -3 GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 63 | 10.0% | 5.8% | 9.7% | ₹8,000 est. | ₹3.35 Cr 2 BHK | Under construction Jul 2030 |
| Rain Bow Oaks Rainvas Infraa · Bannerghatta Road / JP Nagar / Arekere | 62 | 9.1% | 6.0% | 7.5% | ₹8,500 est. | ₹74.8 L 2 BHK | Ready |
| Keya Spring Keya Homes · Bannerghatta Road / JP Nagar / Arekere | 60 | 9.5% | 4.5% | 5.6% | ₹8,000 est. | ₹1.08 Cr 2 BHK | Under construction May 2024 |
| Slv Millennial SLV Builders & Developers · Bannerghatta Road / JP Nagar / Arekere | 59 | 10.9% | 5.9% | 7.4% | ₹8,000 est. | ₹82.4 L 2 BHK | Under construction Dec 2024 |
| Axis Vanam Axis Concept Construction · Bannerghatta Road / JP Nagar / Arekere | 59 | 9.1% | 5.9% | 7.5% | ₹8,500 est. | ₹6.24 Cr 2 BHK | Ready |
| Sumukha Silverstone Sumukha Ventures · Bannerghatta Road / JP Nagar / Arekere | 59 | 8.8% | 5.4% | 6.9% | ₹8,500 est. | ₹93.9 L 2 BHK | Ready |
| Valmark Orchard Square Valmark · Bannerghatta Road / JP Nagar / Arekere | 58 | 9.1% | 5.9% | 7.4% | ₹8,500 est. | ₹81.6 L 2 BHK | Ready |
| Nitesh Hyde Park Phase II Nitesh Estates · Bannerghatta Road / JP Nagar / Arekere | 57 | 10.7% | 5.9% | 7.5% | ₹10,350 est. | ₹1.03 Cr 2 BHK | Under construction Dec 2018 |
| Mahaveer Rarus Reddy Structures · Bannerghatta Road / JP Nagar / Arekere | 55 | 9.5% | 4.2% | 5.4% | ₹8,000 est. | ₹1.39 Cr 2 BHK | Under construction Sep 2025 |
| ADARSH LAKE RESERVA Phase 1 Adarsh Developers · Bannerghatta Road / JP Nagar / Arekere | 55 | 10.9% | 6.4% | 9.4% | ₹10,350 est. | ₹1.31 Cr 2 BHK | Under construction Dec 2027 |
| Raja Platino Raja Housing · Bannerghatta Road / JP Nagar / Arekere | 54 | 9.2% | 4.3% | 6.3% | ₹8,000 est. | ₹97.2 L 2 BHK | Under construction Sep 2028 |
| Radiant Evoq Radiant Structures · Bannerghatta Road / JP Nagar / Arekere | 54 | 9.5% | 4.7% | 5.9% | ₹8,000 est. | ₹88.0 L 2 BHK | Under construction Dec 2020 |
| Slv SLV Builders & Developers · Bannerghatta Road / JP Nagar / Arekere | 53 | 9.5% | 4.7% | 5.9% | ₹8,000 est. | ₹84.0 L 2 BHK | Under construction May 2021 |
| Prestige Elysian Prestige · Bannerghatta Road / JP Nagar / Arekere | 52 | 9.5% | 4.5% | 5.8% | ₹10,350 est. | ₹1.47 Cr 2 BHK | Under construction Sep 2023 |
| Prestige Park Square Prestige · Bannerghatta Road / JP Nagar / Arekere | 51 | 9.5% | 4.5% | 5.8% | ₹10,350 est. | ₹1.48 Cr 2 BHK | Under construction Feb 2023 |
| Sipani Pennantia Sipani · Bannerghatta Road / JP Nagar / Arekere | 51 | 9.5% | 4.5% | 5.7% | ₹8,000 est. | ₹3.81 Cr 2 BHK | Under construction Dec 2024 |
| Axis Antara Axis Concept Construction · Bannerghatta Road / JP Nagar / Arekere | 50 | 9.5% | 4.9% | 6.1% | ₹8,000 est. | ₹81.2 L 2 BHK | Under construction Jun 2021 |
| Mahaveer Grandis Mahaveer · Bannerghatta Road / JP Nagar / Arekere | 49 | 9.5% | 4.6% | 5.8% | ₹8,000 est. | ₹94.8 L 2 BHK | Under construction Nov 2024 |
| Adarsh Stratuss Phase 1 Adarsh Developers · Bannerghatta Road / JP Nagar / Arekere | 49 | 9.8% | 4.8% | 6.2% | ₹10,650 est. | ₹1.46 Cr 2 BHK | Under construction Nov 2025 |
| Radiant Elitaire Radiant Structures · Bannerghatta Road / JP Nagar / Arekere | 48 | 9.7% | 4.7% | 5.9% | ₹8,250 est. | ₹1.04 Cr 2 BHK | Under construction Mar 2019 |
| Mahaveer Jasper Mahaveer · Bannerghatta Road / JP Nagar / Arekere | 48 | 9.5% | 4.9% | 6.1% | ₹8,000 est. | ₹71.2 L 2 BHK | Under construction Mar 2021 |
| Rain Bow Haven Rainvas Infraa · Bannerghatta Road / JP Nagar / Arekere | 46 | 9.5% | 4.5% | 5.7% | ₹8,000 est. | ₹1.06 Cr 2 BHK | Under construction Feb 2023 |
| Meenakshi Greens Sapthagiri Constructions · Bannerghatta Road / JP Nagar / Arekere | 45 | 9.5% | 4.6% | 5.8% | ₹8,000 est. | ₹98.0 L 2 BHK | Under construction Sep 2023 |
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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.