Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹1 crore in Bengaluru
407 RERA-registered 2 BHK flats under ₹1 crore in 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: Casagrand Estancia by Casagrand
Casagrand Estancia in Yelahanka / Jakkur / Airport corridor scores 83/100 with projected price growth of 12.2% a year, net-wealth CAGR 9.6% and cash-flow IRR 16.5%; the 2 BHK costs about ₹54.9 L (price modelled from comparables). Across all 407 2 BHK flats under ₹1 crore in Bengaluru the median score is 48, median growth 9.5% a year, median price ₹8,000 per sq ft and median ticket ₹77.0 L; 77 are ready to move in.
Projects
407
77 ready · 330 under construction
Median score
48
50 = Bengaluru average
Median growth / yr
9.5%
5-yr projection
Median price
₹77.0 L
2 BHK
Top 6
Casagrand Estancia
Casagrand · Yelahanka / Jakkur / Airport corridor
Price growth / yr12.2%
Net-wealth CAGR9.6%
Cash-flow IRR16.5%
Under construction · Oct 2030Home₹54.9 L · ₹10,350 psf est.
Godrej Aveline
Godrej Properties · Yelahanka / Jakkur / Airport corridor
Price growth / yr12.1%
Net-wealth CAGR9.0%
Cash-flow IRR15.7%
Under construction · Mar 2031Retail₹92.6 L · ₹10,350 psf est.
Prestige Camden Gardens
Prestige · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.5%
Net-wealth CAGR8.4%
Cash-flow IRR12.1%
Under construction · Dec 2027ONE BED₹76.1 L · ₹10,350 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.
Sumadhura Edition Phase-II
Sumadhura · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.4%
Net-wealth CAGR6.6%
Cash-flow IRR11.0%
Under construction · Dec 20292 BHK₹98.3 L · ₹11,300 psf est.
Brigade Lumina
Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.9%
Net-wealth CAGR6.8%
Cash-flow IRR12.1%
Under construction · Dec 20302 BHK₹93.4 L · ₹9,200 psf est.
All 407, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Casagrand Estancia Casagrand · Yelahanka / Jakkur / Airport corridor | 83 | 12.2% | 9.6% | 16.5% | ₹10,350 est. | ₹54.9 L 2 BHK | Under construction Oct 2030 |
| Godrej Aveline Godrej Properties · Yelahanka / Jakkur / Airport corridor | 80 | 12.1% | 9.0% | 15.7% | ₹10,350 est. | ₹92.6 L 2 BHK | Under construction Mar 2031 |
| Prestige Camden Gardens Prestige · Yelahanka / Jakkur / Airport corridor | 77 | 11.5% | 8.4% | 12.1% | ₹10,350 est. | ₹76.1 L 2 BHK | Under construction Dec 2027 |
| 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 |
| Sumadhura Edition Phase-II Sumadhura · Marathahalli / Kundalahalli / Varthur | 74 | 10.4% | 6.6% | 11.0% | ₹11,300 est. | ₹98.3 L 2 BHK | Under construction Dec 2029 |
| Brigade Lumina Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 73 | 10.9% | 6.8% | 12.1% | ₹9,200 est. | ₹93.4 L 2 BHK | Under construction Dec 2030 |
| Mythri Street Mythri Builders · Sarjapur Road | 71 | 10.9% | 7.4% | 12.3% | ₹8,450 est. | ₹88.7 L 2 BHK | Under construction Dec 2029 |
| Mythri Sity Mythri Builders · Sarjapur Road | 69 | 10.6% | 6.8% | 10.6% | ₹8,450 est. | ₹82.0 L 2 BHK | Under construction Aug 2029 |
| 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 |
| Sipani Samuha Sipani · Yeshwanthpur / Tumkur Road / Nagasandra | 67 | 10.4% | 6.2% | 10.3% | ₹7,150 est. | ₹69.4 L 2 BHK | Under construction Dec 2029 |
| Mythri Sikharam Mythri Builders · Sarjapur Road | 67 | 10.6% | 7.0% | 10.8% | ₹8,450 est. | ₹83.7 L 2 BHK | Under construction Mar 2029 |
| Mythri Sankalp Dkm Mythri Builders · KR Puram / Mahadevapura / Hoskote Road | 67 | 9.6% | 5.0% | 7.2% | ₹7,700 est. | ₹80.8 L 2 BHK | Under construction Dec 2027 |
| 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 |
| Mana Vista Mana Projects · Sarjapur Road | 66 | 10.8% | 7.5% | 13.3% | ₹8,450 est. | ₹84.9 L 2 BHK | Under construction Dec 2030 |
| Maithri Springwoods Maithri Developers · Marathahalli / Kundalahalli / Varthur | 66 | 10.4% | 6.0% | 10.9% | ₹8,650 est. | ₹90.8 L 2 BHK | Under construction Jul 2031 |
| 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 |
| True North by Livingwalls VDB Infra & Realty · Hennur Road / Kothanur / Kalyan Nagar | 66 | 10.5% | 5.9% | 8.6% | ₹8,000 est. | ₹93.6 L 2 BHK | Under construction Jun 2028 |
| Abhee Aaria Abhee Ventures · Sarjapur Road | 65 | 10.4% | 7.0% | 12.4% | ₹8,450 est. | ₹98.0 L 2 BHK | Under construction May 2031 |
| Birla Trimaya Phase-2 Birla Estates · Devanahalli / Airport Road / Bagalur | 65 | 11.6% | 6.9% | 10.9% | ₹8,000 est. | ₹91.6 L 2 BHK | Under construction Jun 2029 |
| Laurel & Maple at Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 65 | 11.6% | 7.3% | 12.3% | ₹8,000 est. | ₹82.0 L 2 BHK | Under construction Mar 2030 |
| 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 |
| 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 |
| Mana Dale South -1 Mana Projects · Sarjapur Road | 64 | 10.3% | 6.9% | 11.5% | ₹8,450 est. | ₹95.1 L 2 BHK | Under construction Nov 2029 |
| Brigade Citrine Brigade Group · Hoskote / Budigere Cross / Old Madras Road | 64 | 10.7% | 5.9% | 9.2% | ₹7,350 est. | ₹84.2 L 2 BHK | Under construction Jun 2029 |
| Dioro & Beryl at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 64 | 10.7% | 6.3% | 9.2% | ₹8,000 est. | ₹67.2 L 2 BHK | Under construction Jun 2028 |
| The Right Life Neobuild Ventures · Sarjapur Road | 64 | 10.2% | 15.2% | 24.5% | ₹8,450 est. | ₹92.1 L 2 BHK | Under construction Dec 2035 |
| Orchid Life Goyal & Co · Sarjapur Road | 64 | 10.0% | 6.8% | 11.3% | ₹11,650 est. | ₹97.9 L 2 BHK | Under construction Feb 2030 |
| Mahaveer Crest Reddy Structures · KR Puram / Mahadevapura / Hoskote Road | 63 | 9.9% | 5.3% | 9.6% | ₹7,700 est. | ₹67.8 L 2 BHK | Under construction Sep 2031 |
| Trendsquares Ortus III Trendsquares Constructions · Hebbal / Thanisandra / Nagawara | 63 | 10.4% | 6.9% | 10.7% | ₹8,950 est. | ₹86.8 L 2 BHK | Under construction Dec 2028 |
| 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 |
| Ranka Ankura Ranka · Yelahanka / Jakkur / Airport corridor | 63 | 10.8% | 7.2% | 12.0% | ₹7,700 est. | ₹86.2 L 2 BHK | Under construction Dec 2029 |
| Bren Imperia Grande Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 10.7% | 7.7% | 11.2% | ₹14,100 est. | ₹68.4 L 2 BHK | Under construction Oct 2027 |
| Mana Skanda The Right Life T789 Neobuild Ventures · Sarjapur Road | 63 | 10.5% | 7.0% | 11.7% | ₹8,450 est. | ₹89.1 L 2 BHK | Under construction Dec 2029 |
| Provident Ecopolitan Phase 5 Provident · Devanahalli / Airport Road / Bagalur | 63 | 11.9% | 7.6% | 11.9% | ₹8,000 est. | ₹36.8 L 2 BHK | Under construction Apr 2029 |
| Brigade Calista - Phase 2 Brigade Group · Hoskote / Budigere Cross / Old Madras Road | 63 | 10.4% | 6.0% | 8.8% | ₹7,350 est. | ₹80.8 L 2 BHK | Under construction Dec 2027 |
| Sumukha Earthen Crest Sumukha Ventures · Hennur Road / Kothanur / Kalyan Nagar | 63 | 10.5% | 6.5% | 10.8% | ₹8,000 est. | ₹81.6 L 2 BHK | Under construction Dec 2029 |
| Birla Trimaya Phase-4 Birla Estates · Devanahalli / Airport Road / Bagalur | 63 | 11.7% | 8.4% | 16.0% | ₹8,000 est. | ₹83.6 L 2 BHK | Under construction Dec 2031 |
| 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 |
| Orchid Whitefield Goyal & Co · Whitefield | 63 | 8.7% | 6.2% | 7.9% | ₹12,500 est. | ₹85.6 L 2 BHK | Ready |
| Nava Vajra Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar | 63 | 9.3% | 5.2% | 7.6% | ₹8,250 est. | ₹83.7 L 2 BHK | Under construction Mar 2028 |
| Nambiar District 25 Phase 1 Nambiar Builders · Sarjapur Road | 62 | 11.1% | 7.5% | 12.4% | ₹8,450 est. | ₹91.3 L 2 BHK | Under construction Jan 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 |
| Elegant Takt Elegant Builders · Yelahanka / Jakkur / Airport corridor | 62 | 11.0% | 7.2% | 11.2% | ₹7,700 est. | ₹92.4 L 2 BHK | Under construction Dec 2028 |
| 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 |
| Nambiar District 25 Phase 2 Nambiar Builders · Sarjapur Road | 62 | 11.1% | 7.1% | 11.9% | ₹8,450 est. | ₹95.9 L 2 BHK | Under construction Aug 2030 |
| Sunrise Corporate Leisure & Property Developments · Sarjapur Road | 62 | 10.8% | 7.3% | 9.3% | ₹8,450 est. | ₹83.2 L 2 BHK | Under construction Dec 2026 |
| Maitree Marvel Maitree Developers · Whitefield | 62 | 8.7% | 6.2% | 7.7% | ₹9,500 est. | ₹69.8 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 |
| Brigade Belvedere Brigade Group · Hoskote / Budigere Cross / Old Madras Road | 61 | 11.2% | 6.9% | 12.4% | ₹7,350 est. | ₹73.1 L 2 BHK | Under construction Mar 2031 |
| Barca II At Godrej Msr City Godrej Properties · Devanahalli / Airport Road / Bagalur | 61 | 11.9% | 7.8% | 14.0% | ₹8,000 est. | ₹85.6 L 2 BHK | Under construction Dec 2030 |
| 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 |
| Alpine Pyramid - Iris Alpine Housing · Hebbal / Thanisandra / Nagawara | 61 | 10.5% | 6.7% | 9.7% | ₹8,950 est. | ₹88.2 L 2 BHK | Under construction Apr 2028 |
| Nava Vruksha Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar | 61 | 10.0% | 6.7% | 12.9% | ₹8,000 est. | ₹94.4 L 2 BHK | Under construction Dec 2031 |
| 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 |
| Ajmera Lugaano - Ab Wing Ajmera · Yelahanka / Jakkur / Airport corridor | 61 | 10.1% | 6.6% | 8.3% | ₹10,350 est. | ₹86.4 L 2 BHK | Under construction Sep 2026 |
| Mahaveer Camelia Reddy Structures · Whitefield | 61 | 9.6% | 5.3% | 6.8% | ₹8,950 est. | ₹88.6 L 2 BHK | Under construction Oct 2026 |
| Alpine Fiesta Abdf Alpine Housing · Whitefield | 61 | 8.7% | 5.9% | 7.4% | ₹9,500 est. | ₹86.9 L 2 BHK | Ready |
| Elegant Aura Elegant Builders · Hebbal / Thanisandra / Nagawara | 61 | 10.2% | 6.1% | 8.4% | ₹8,950 est. | ₹96.7 L 2 BHK | Under construction Jun 2027 |
| 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 |
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.