Ranked list · as of September 11, 2026
Best 2 BHK flats in West Bengaluru
29 RERA-registered 2 BHK flats in West 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: Birla Ojasvi by Birla Estates
Birla Ojasvi in Mysore Road / RR Nagar / Kengeri scores 73/100 with projected price growth of 11.3% a year, net-wealth CAGR 7.4% and cash-flow IRR 13.1%; the 2 BHK costs about ₹1.32 Cr (price modelled from comparables). Across all 29 2 BHK flats in West Bengaluru the median score is 54, median growth 9.5% a year, median price ₹7,200 per sq ft and median ticket ₹82.8 L; 7 are ready to move in.
Projects
29
7 ready · 22 under construction
Median score
54
50 = Bengaluru average
Median growth / yr
9.5%
5-yr projection
Median price
₹82.8 L
2 BHK
Top 6
Birla Ojasvi
Birla Estates · Mysore Road / RR Nagar / Kengeri
Price growth / yr11.3%
Net-wealth CAGR7.4%
Cash-flow IRR13.1%
Under construction · Jan 20311 BHK₹54.1 L · ₹8,650 psf est.
Sumadhura Pramoda
Sumadhura · Mysore Road / RR Nagar / Kengeri
Price growth / yr10.4%
Net-wealth CAGR6.0%
Cash-flow IRR10.2%
Under construction · Dec 20291 BHK₹87.4 L · ₹8,650 psf est.
Casagrand Moondance
Casagrand · Mysore Road / RR Nagar / Kengeri
Price growth / yr11.8%
Net-wealth CAGR7.3%
Cash-flow IRR12.3%
Under construction · Dec 20292 BHK₹97.7 L · ₹8,650 psf est.
Shivaganga Ar Prakruthi
Prakruthi · Mysore Road / RR Nagar / Kengeri
Price growth / yr11.0%
Net-wealth CAGR5.5%
Cash-flow IRR6.8%
Under construction · Sep 20252 BHK₹70.9 L · ₹6,750 psf est.
Provident Equinox 4
Provident · Mysore Road / RR Nagar / Kengeri
Price growth / yr11.5%
Net-wealth CAGR6.9%
Cash-flow IRR10.8%
Under construction · Mar 20292 BHK₹76.6 L · ₹8,650 psf est.
Pride Enchanta Phase II
Pride & Expert Properties · Mysore Road / RR Nagar / Kengeri
Price growth / yr9.1%
Net-wealth CAGR5.3%
Cash-flow IRR6.7%
Ready2 BHK₹82.8 L · ₹7,200 psf est.
All 29, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Birla Ojasvi Birla Estates · Mysore Road / RR Nagar / Kengeri | 73 | 11.3% | 7.4% | 13.1% | ₹8,650 est. | ₹1.32 Cr 2 BHK | Under construction Jan 2031 |
| Sumadhura Pramoda Sumadhura · Mysore Road / RR Nagar / Kengeri | 65 | 10.4% | 6.0% | 10.2% | ₹8,650 est. | ₹92.6 L 2 BHK | Under construction Dec 2029 |
| Casagrand Moondance Casagrand · Mysore Road / RR Nagar / Kengeri | 65 | 11.8% | 7.3% | 12.3% | ₹8,650 est. | ₹97.7 L 2 BHK | Under construction Dec 2029 |
| Shivaganga Ar Prakruthi Prakruthi · Mysore Road / RR Nagar / Kengeri | 63 | 11.0% | 5.5% | 6.8% | ₹6,750 est. | ₹70.9 L 2 BHK | Under construction Sep 2025 |
| Provident Equinox 4 Provident · Mysore Road / RR Nagar / Kengeri | 62 | 11.5% | 6.9% | 10.8% | ₹8,650 est. | ₹76.6 L 2 BHK | Under construction Mar 2029 |
| Pride Enchanta Phase II Pride & Expert Properties · Mysore Road / RR Nagar / Kengeri | 61 | 9.1% | 5.3% | 6.7% | ₹7,200 est. | ₹82.8 L 2 BHK | Ready |
| Pride Enchanta Phase I Pride & Expert Properties · Mysore Road / RR Nagar / Kengeri | 61 | 9.1% | 5.3% | 6.7% | ₹7,200 est. | ₹82.8 L 2 BHK | Ready |
| Sattva Aaranya Sattva (Salarpuria) · Mysore Road / RR Nagar / Kengeri | 61 | 10.9% | 6.6% | 11.9% | ₹8,650 est. | ₹4.80 Cr 2 BHK | Under construction Jan 2031 |
| Provident Equinox 3 Provident · Mysore Road / RR Nagar / Kengeri | 59 | 11.3% | 6.5% | 9.6% | ₹8,650 est. | ₹75.3 L 2 BHK | Under construction Mar 2028 |
| Brigade Horizon Brigade Group · Mysore Road / RR Nagar / Kengeri | 58 | 9.2% | 5.9% | 7.5% | ₹9,200 est. | ₹87.4 L 2 BHK | Ready |
| Sattva SimpliCity Sattva (Salarpuria) · Mysore Road / RR Nagar / Kengeri | 55 | 8.9% | 5.7% | 7.2% | ₹9,200 est. | ₹98.4 L 2 BHK | Ready |
| Prestige Bagamane Temple Bells Prestige · Mysore Road / RR Nagar / Kengeri | 55 | 9.1% | 5.3% | 6.8% | ₹9,200 est. | ₹1.13 Cr 2 BHK | Ready |
| Sobha Valley View - Heritage Sobha · Mysore Road / RR Nagar / Kengeri | 55 | 10.8% | 5.3% | 6.8% | ₹8,650 est. | ₹1.32 Cr 2 BHK | Under construction Feb 2019 |
| Birla Apple Spire Birla Estates · Mysore Road / RR Nagar / Kengeri | 54 | 9.9% | 4.1% | 5.4% | ₹8,900 est. | ₹2.11 Cr 2 BHK | Under construction Sep 2019 |
| Provident Equinox 5 Provident · Mysore Road / RR Nagar / Kengeri | 54 | 10.7% | 6.3% | 10.7% | ₹8,650 est. | ₹76.6 L 2 BHK | Under construction Mar 2030 |
| Mahaveer Highlands Reddy Structures · Mysore Road / RR Nagar / Kengeri | 54 | 9.4% | 5.0% | 6.8% | ₹7,000 est. | ₹67.9 L 2 BHK | Under construction Mar 2027 |
| VBHC Haven of Joy VBHC · Mysore Road / RR Nagar / Kengeri | 53 | 9.1% | 6.3% | 7.8% | ₹7,200 est. | ₹27.4 L 2 BHK | Ready |
| Kumaravana Essem18 Developers · Mysore Road / RR Nagar / Kengeri | 53 | 10.1% | 5.2% | 7.6% | ₹6,750 est. | ₹75.6 L 2 BHK | Under construction Dec 2027 |
| V2 Vajra Elegance V2 Holdings Housing Development · Mysore Road / RR Nagar / Kengeri | 53 | 9.9% | 5.2% | 8.9% | ₹7,000 est. | ₹77.3 L 2 BHK | Under construction Dec 2029 |
| Ds Max Sky Sukhino DS-MAX · Mysore Road / RR Nagar / Kengeri | 50 | 10.7% | 6.1% | 11.2% | ₹6,750 est. | ₹66.8 L 2 BHK | Under construction Mar 2031 |
| Jito Ranka Nagar Ranka · Mysore Road / RR Nagar / Kengeri | 47 | 9.7% | 5.3% | 7.1% | ₹7,000 est. | ₹46.9 L 2 BHK | Under construction Apr 2027 |
| Elegant Hermitage Elegant Builders · Mysore Road / RR Nagar / Kengeri | 46 | 9.3% | 4.2% | 5.8% | ₹7,000 est. | ₹86.5 L 2 BHK | Under construction Mar 2027 |
| V2 Vishanth V2 Holdings Housing Development · Mysore Road / RR Nagar / Kengeri | 46 | 9.5% | 4.3% | 5.3% | ₹6,750 est. | ₹67.5 L 2 BHK | Under construction Aug 2025 |
| Elegant Terraces Elegant Builders · Mysore Road / RR Nagar / Kengeri | 43 | 9.5% | 3.7% | 4.8% | ₹6,750 est. | ₹1.29 Cr 2 BHK | Under construction Sep 2024 |
| Ds Max Samyak DS-MAX · Mysore Road / RR Nagar / Kengeri | 40 | 8.7% | 4.8% | 6.1% | ₹7,200 est. | ₹95.0 L 2 BHK | Ready |
| Casagrand Aquene Casagrand · Mysore Road / RR Nagar / Kengeri | 40 | 9.5% | 4.8% | 6.1% | ₹8,650 est. | ₹88.7 L 2 BHK | Under construction Jun 2025 |
| Gopalan Olympia Gopalan Enterprises · Mysore Road / RR Nagar / Kengeri | 34 | 8.8% | 3.6% | 4.7% | ₹7,000 est. | ₹66.2 L 2 BHK | Under construction Dec 2026 |
| Sowparnika Pranathi Sowparnika · Mysore Road / RR Nagar / Kengeri | 33 | 9.5% | 4.6% | 5.7% | ₹6,750 est. | ₹46.9 L 2 BHK | Under construction Sep 2025 |
| Provident Equinox 2 Provident · Mysore Road / RR Nagar / Kengeri | 30 | 9.5% | 4.5% | 5.8% | ₹8,650 est. | ₹76.6 L 2 BHK | Under construction Jun 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.