Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹1 crore in North-East Bengaluru
22 RERA-registered 2 BHK flats under ₹1 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: True North by Livingwalls by VDB Infra & Realty
True North by Livingwalls in Hennur Road / Kothanur / Kalyan Nagar scores 66/100 with projected price growth of 10.5% a year, net-wealth CAGR 5.9% and cash-flow IRR 8.6%; the 2 BHK costs about ₹93.6 L (price modelled from comparables). Across all 22 2 BHK flats under ₹1 crore in North-East Bengaluru the median score is 54, median growth 9.3% a year, median price ₹8,250 per sq ft and median ticket ₹86.4 L; 2 are ready to move in.
Projects
22
2 ready · 20 under construction
Median score
54
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹86.4 L
2 BHK
Top 6
True North by Livingwalls
VDB Infra & Realty · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.5%
Net-wealth CAGR5.9%
Cash-flow IRR8.6%
Under construction · Jun 20282 BHK₹93.6 L · ₹8,000 psf est.
Sumukha Earthen Crest
Sumukha Ventures · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.5%
Net-wealth CAGR6.5%
Cash-flow IRR10.8%
Under construction · Dec 20292 BHK₹81.6 L · ₹8,000 psf est.
Nava Vajra
Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.3%
Net-wealth CAGR5.2%
Cash-flow IRR7.6%
Under construction · Mar 20282 BHK₹83.7 L · ₹8,250 psf est.
Nava Vruksha
Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.7%
Cash-flow IRR12.9%
Under construction · Dec 20312 BHK₹94.4 L · ₹8,000 psf est.
Sri Gayathri Avenue
SDR Constructions · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.7%
Net-wealth CAGR6.2%
Cash-flow IRR7.8%
Under construction · Sep 20252 BHK₹67.6 L · ₹8,000 psf est.
Sobha Dream Gardens Phase 5 - Wing 10
Sobha · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.9%
Net-wealth CAGR6.4%
Cash-flow IRR10.0%
Under construction · Dec 20281 BHK₹62.3 L · ₹10,650 psf est.
All 22, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| Sri Gayathri Avenue SDR Constructions · Hennur Road / Kothanur / Kalyan Nagar | 60 | 10.7% | 6.2% | 7.8% | ₹8,000 est. | ₹67.6 L 2 BHK | Under construction Sep 2025 |
| Sobha Dream Gardens Phase 5 - Wing 10 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 59 | 9.9% | 6.4% | 10.0% | ₹10,650 est. | ₹94.8 L 2 BHK | Under construction Dec 2028 |
| Kumar Prospera Kumar Properties · Hennur Road / Kothanur / Kalyan Nagar | 59 | 10.5% | 6.1% | 10.3% | ₹8,000 est. | ₹91.2 L 2 BHK | Under construction Jun 2030 |
| Sobha Dream Gardens Phase 4 - Wing 1 and 2 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 58 | 9.4% | 6.4% | 8.2% | ₹11,000 est. | ₹97.9 L 2 BHK | Ready |
| Sri Gayathri Prime SDR Constructions · Hennur Road / Kothanur / Kalyan Nagar | 58 | 10.7% | 6.1% | 7.6% | ₹8,000 est. | ₹74.4 L 2 BHK | Under construction Dec 2024 |
| Classique Willowbell Allegro Mahabaleshwara Ventures · Hennur Road / Kothanur / Kalyan Nagar | 55 | 9.8% | 6.5% | 12.4% | ₹8,000 est. | ₹85.2 L 2 BHK | Under construction Dec 2031 |
| Ds Max Swastika DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 54 | 9.3% | 5.5% | 7.4% | ₹8,250 est. | ₹78.4 L 2 BHK | Under construction Mar 2027 |
| Sobha Dream Gardens Phase 3 - Wing 3 and 4 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 53 | 9.1% | 6.1% | 7.8% | ₹11,000 est. | ₹97.9 L 2 BHK | Ready |
| In that Quiet Earth Total Environment · Hennur Road / Kothanur / Kalyan Nagar | 52 | 9.8% | 5.7% | 7.4% | ₹14,250 est. | ₹71.3 L 2 BHK | Under construction Sep 2026 |
| Sobha Dream Gardens Phase 4 – Wing 1 and 2 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 49 | 9.3% | 5.0% | 6.3% | ₹10,350 est. | ₹92.1 L 2 BHK | Under construction Nov 2025 |
| Sobha Dream Gardens Phase 5 – Wing 10 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 49 | 9.3% | 5.2% | 6.6% | ₹10,350 est. | ₹75.6 L 2 BHK | Under construction Nov 2025 |
| Aparna Maple Aparna · Hennur Road / Kothanur / Kalyan Nagar | 47 | 9.3% | 4.8% | 6.1% | ₹8,000 est. | ₹78.0 L 2 BHK | Under construction Sep 2024 |
| Sobha Dream Gardens Phase 3 – Wing 3 and 4 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 47 | 9.3% | 5.0% | 6.4% | ₹10,350 est. | ₹91.6 L 2 BHK | Under construction Nov 2025 |
| Sobha Dream Gardens Phase 1 – Wing 8 and 9 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 45 | 9.3% | 5.0% | 6.3% | ₹10,350 est. | ₹92.1 L 2 BHK | Under construction Nov 2024 |
| Sobha Dream Gardens Phase 2 – Wing 5, 6 and 7 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 45 | 9.3% | 5.1% | 6.5% | ₹10,350 est. | ₹86.4 L 2 BHK | Under construction Nov 2024 |
| Pride Pegasus Pride & Expert Properties · Hennur Road / Kothanur / Kalyan Nagar | 45 | 9.3% | 4.7% | 5.9% | ₹8,000 est. | ₹89.6 L 2 BHK | Under construction Jun 2023 |
| LGCL HAPPY DAYS - Phase 2 LGCL Urban Homes · Hennur Road / Kothanur / Kalyan Nagar | 44 | 9.3% | 5.1% | 6.3% | ₹8,000 est. | ₹63.6 L 2 BHK | Under construction Sep 2022 |
| LGCL HAPPY DAYS - Phase 1 LGCL Urban Homes · Hennur Road / Kothanur / Kalyan Nagar | 40 | 9.3% | 5.1% | 6.3% | ₹8,000 est. | ₹60.4 L 2 BHK | Under construction Dec 2021 |
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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.