Ranked list · as of September 11, 2026
Best 2 BHK flats in South Bengaluru
169 RERA-registered 2 BHK flats in South 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: Haven by Lodha (Macrotech)
Haven in HSR Layout / BTM / Koramangala fringe scores 85/100 with projected price growth of 10.9% a year, net-wealth CAGR 7.2% and cash-flow IRR 12.0%; the 2 BHK costs about ₹2.06 Cr (price modelled from comparables). Across all 169 2 BHK flats in South Bengaluru the median score is 49, median growth 9.3% a year, median price ₹7,350 per sq ft and median ticket ₹93.6 L; 47 are ready to move in.
Projects
169
47 ready · 122 under construction
Median score
49
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹93.6 L
2 BHK
Top 6
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.
Vaishnavi At-One Krishna Brindavan
Vaishnavi Group · Jayanagar / Basavanagudi / Banashankari
Price growth / yr11.3%
Net-wealth CAGR7.0%
Cash-flow IRR11.8%
Under construction · Jun 20303 BHK₹1.76 Cr · ₹10,800 psf est.
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.
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.
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.
All 169, ranked
| 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 2 BHK | Under construction Jun 2030 |
| Vaishnavi At-One Krishna Brindavan Vaishnavi Group · Jayanagar / Basavanagudi / Banashankari | 84 | 11.3% | 7.0% | 11.8% | ₹10,800 est. | ₹5.87 Cr 2 BHK | Under construction Jun 2030 |
| 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 |
| Mahindra Zen Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe | 83 | 10.5% | 6.9% | 10.7% | ₹13,650 est. | ₹1.77 Cr 2 BHK | Under construction Dec 2028 |
| 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 |
| Brigade Komarla Heights Brigade Group · Jayanagar / Basavanagudi / Banashankari | 77 | 9.1% | 6.0% | 7.8% | ₹15,500 est. | ₹1.61 Cr 2 BHK | Ready |
| 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 |
| Purva Heritage Puravankara · HSR Layout / BTM / Koramangala fringe | 75 | 10.3% | 6.5% | 10.9% | ₹13,650 est. | ₹1.54 Cr 2 BHK | Under construction Aug 2030 |
| Sobha Morzaria Grandeur 2 (W1) Sobha · Jayanagar / Basavanagudi / Banashankari | 72 | 9.1% | 5.5% | 7.3% | ₹15,500 est. | ₹2.86 Cr 2 BHK | Ready |
| Assetz Mizumi Reserve Tower A1 A2 A4 Assetz · HSR Layout / BTM / Koramangala fringe | 72 | 10.4% | 7.0% | 12.3% | ₹13,650 est. | ₹7.49 Cr 2 BHK | Under construction Dec 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 |
| SNN Raj Etternia SNN · HSR Layout / BTM / Koramangala fringe | 70 | 8.8% | 6.9% | 8.7% | ₹14,500 est. | ₹1.66 Cr 2 BHK | Ready |
| 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 |
| V2 Rishi Rathna V2 Holdings Housing Development · Jayanagar / Basavanagudi / Banashankari | 69 | 9.3% | 6.2% | 8.0% | ₹11,500 est. | ₹1.33 Cr 2 BHK | Ready |
| Casagrand Flamingo Casagrand · HSR Layout / BTM / Koramangala fringe | 69 | 9.8% | 5.7% | 7.3% | ₹14,050 est. | ₹1.69 Cr 2 BHK | 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 2 BHK | Ready |
| SHRIRAM SOUTHERN CREST - Phase -2 Shriram Properties · Jayanagar / Basavanagudi / Banashankari | 68 | 9.1% | 5.7% | 7.5% | ₹15,500 est. | ₹2.20 Cr 2 BHK | Ready |
| Shriram Esquire Shriram Properties · HSR Layout / BTM / Koramangala fringe | 68 | 9.7% | 5.3% | 7.0% | ₹14,050 est. | ₹1.87 Cr 2 BHK | Under construction Jan 2027 |
| 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 |
| G Corp Residences G Corp · HSR Layout / BTM / Koramangala fringe | 67 | 8.8% | 6.2% | 7.8% | ₹11,000 est. | ₹1.29 Cr 2 BHK | Ready |
| 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 |
| Sobha Clovelly Sobha · Jayanagar / Basavanagudi / Banashankari | 66 | 11.0% | 6.0% | 7.9% | ₹14,550 est. | ₹3.25 Cr 2 BHK | Under construction Oct 2020 |
| Abhee Riviera Royale Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 66 | 9.3% | 5.1% | 6.6% | ₹10,650 est. | ₹1.21 Cr 2 BHK | 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 2 BHK | Under construction Jun 2020 |
| 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 |
| Abhee Nandana Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 66 | 8.8% | 6.0% | 7.6% | ₹11,000 est. | ₹8.73 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 |
| Casagrand Vivacity Casagrand · Electronic City / Hosur Road / Bommasandra | 65 | 9.6% | 4.8% | 7.5% | ₹7,350 est. | ₹83.4 L 2 BHK | Under construction Apr 2029 |
| Purva Westend Phase 1 Puravankara · HSR Layout / BTM / Koramangala fringe | 64 | 10.3% | 6.2% | 8.0% | ₹13,650 est. | ₹1.56 Cr 2 BHK | Under construction Dec 2018 |
| 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 |
| 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 2 BHK | 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 2 BHK | Ready |
| 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 2 BHK | Ready |
| A Few Honest Words Total Environment · Jayanagar / Basavanagudi / Banashankari | 62 | 8.7% | 4.7% | 6.4% | ₹23,100 est. | ₹9.14 Cr 2 BHK | Ready |
| 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 |
| Prestige Suncrest Prestige · Electronic City / Hosur Road / Bommasandra | 62 | 9.4% | 4.2% | 6.1% | ₹7,350 est. | ₹74.2 L 2 BHK | Under construction Sep 2028 |
| Shriram Southern Crest Shriram Properties · Jayanagar / Basavanagudi / Banashankari | 61 | 11.0% | 6.3% | 8.2% | ₹14,550 est. | ₹2.23 Cr 2 BHK | Under construction Mar 2023 |
| Millennium Vaishnodevi Lush Greens · Jayanagar / Basavanagudi / Banashankari | 61 | 9.7% | 5.3% | 6.7% | ₹10,800 est. | ₹1.34 Cr 2 BHK | Under construction Apr 2022 |
| Dhiraan Lotus Dhiraan Infrastructure · HSR Layout / BTM / Koramangala fringe | 61 | 8.7% | 5.9% | 7.6% | ₹11,000 est. | ₹1.47 Cr 2 BHK | Ready |
| Signature Splendor Signature Dwellings · HSR Layout / BTM / Koramangala fringe | 60 | 9.2% | 6.1% | 7.5% | ₹10,350 est. | ₹82.3 L 2 BHK | Under construction Dec 2025 |
| Jayanagar Commercial Radiant Structures · Jayanagar / Basavanagudi / Banashankari | 60 | 9.9% | 4.8% | 6.3% | ₹11,150 est. | ₹7.52 Cr 2 BHK | Under construction Mar 2018 |
| 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 |
| Brillio and Commercial at Brigade Valencia Brigade Group · Attibele / Anekal / Chandapura | 59 | 10.3% | 5.3% | 8.3% | ₹6,100 est. | ₹28.1 L 2 BHK | Under construction Sep 2029 |
| 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 |
| Learning To Fly Total Environment · Jayanagar / Basavanagudi / Banashankari | 58 | 10.6% | 5.3% | 7.2% | ₹21,700 est. | ₹5.92 Cr 2 BHK | Under construction Sep 2024 |
| 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 |
| SNN Raj Grandeur SNN · HSR Layout / BTM / Koramangala fringe | 57 | 9.5% | 5.5% | 7.0% | ₹14,050 est. | ₹1.50 Cr 2 BHK | Under construction Sep 2025 |
| 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 |
| Adarsh Welkin Park Phase 2 Akarshak Realty · Electronic City / Hosur Road / Bommasandra | 56 | 9.1% | 4.0% | 6.7% | ₹5,850 est. | ₹75.8 L 2 BHK | Under construction Mar 2030 |
Showing the top 60. Use the home page filters for the full set.
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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.