Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹2 crore in Devanahalli / Airport Road / Bagalur
60 RERA-registered 2 BHK flats under ₹2 crore in Devanahalli / Airport Road / Bagalur, 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 Trimaya Phase-2 by Birla Estates
Birla Trimaya Phase-2 in Devanahalli / Airport Road / Bagalur scores 65/100 with projected price growth of 11.6% a year, net-wealth CAGR 6.9% and cash-flow IRR 10.9%; the 2 BHK costs about ₹91.6 L (price modelled from comparables). Across all 60 2 BHK flats under ₹2 crore in Devanahalli / Airport Road / Bagalur the median score is 54, median growth 10.9% a year, median price ₹8,000 per sq ft and median ticket ₹80.8 L; 6 are ready to move in.
Projects
60
6 ready · 54 under construction
Median score
54
50 = Bengaluru average
Median growth / yr
10.9%
5-yr projection
Median price
₹80.8 L
2 BHK
Top 6
Birla Trimaya Phase-2
Birla Estates · Devanahalli / Airport Road / Bagalur
Price growth / yr11.6%
Net-wealth CAGR6.9%
Cash-flow IRR10.9%
Under construction · Jun 20291 BHK₹60.0 L · ₹8,000 psf est.
Laurel & Maple at Brigade Orchards
Brigade Group · Devanahalli / Airport Road / Bagalur
Price growth / yr11.6%
Net-wealth CAGR7.3%
Cash-flow IRR12.3%
Under construction · Mar 20301 BHK₹58.0 L · ₹8,000 psf est.
Dioro & Beryl at Brigade El Dorado
Brigade Group · Devanahalli / Airport Road / Bagalur
Price growth / yr10.7%
Net-wealth CAGR6.3%
Cash-flow IRR9.2%
Under construction · Jun 20281 BHK₹35.6 L · ₹8,000 psf est.
Provident Ecopolitan Phase 5
Provident · Devanahalli / Airport Road / Bagalur
Price growth / yr11.9%
Net-wealth CAGR7.6%
Cash-flow IRR11.9%
Under construction · Apr 20293 BHK₹36.8 L · ₹8,000 psf est.
Birla Trimaya Phase-4
Birla Estates · Devanahalli / Airport Road / Bagalur
Price growth / yr11.7%
Net-wealth CAGR8.4%
Cash-flow IRR16.0%
Under construction · Dec 20311 BHK₹50.4 L · ₹8,000 psf est.
Barca II At Godrej Msr City
Godrej Properties · Devanahalli / Airport Road / Bagalur
Price growth / yr11.9%
Net-wealth CAGR7.8%
Cash-flow IRR14.0%
Under construction · Dec 20302 BHK₹85.6 L · ₹8,000 psf est.
All 60, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Varnam Phase 1B Phoenix Mills · Devanahalli / Airport Road / Bagalur | 60 | 11.7% | 6.5% | 11.1% | ₹6,100 est. | ₹84.2 L 2 BHK | Under construction Aug 2030 |
| Northern Lights by Puravankara KVN Phase 2 Puravankara · Devanahalli / Airport Road / Bagalur | 60 | 11.3% | 7.5% | 13.4% | ₹8,000 est. | ₹80.4 L 2 BHK | Under construction Dec 2030 |
| Bhartiya Garden Estate Phase-3 Bhartiya City · Devanahalli / Airport Road / Bagalur | 60 | 11.2% | 6.8% | 12.3% | ₹8,000 est. | ₹1.09 Cr 2 BHK | Under construction Aug 2031 |
| Varnam Phase 1C Phoenix Mills · Devanahalli / Airport Road / Bagalur | 59 | 11.8% | 7.1% | 13.0% | ₹6,100 est. | ₹85.1 L 2 BHK | Under construction Mar 2031 |
| Varnam Phase 1D Phoenix Mills · Devanahalli / Airport Road / Bagalur | 59 | 11.7% | 6.7% | 12.4% | ₹6,100 est. | ₹1.97 Cr 2 BHK | Under construction Sep 2031 |
| Birla Trimaya Phase-3 Birla Estates · Devanahalli / Airport Road / Bagalur | 59 | 11.8% | 7.0% | 12.0% | ₹8,000 est. | ₹89.6 L 2 BHK | Under construction Aug 2030 |
| Bhartiya Garden Estate Phase-1 Bhartiya City · Devanahalli / Airport Road / Bagalur | 59 | 11.2% | 6.5% | 11.1% | ₹8,000 est. | ₹1.14 Cr 2 BHK | Under construction Aug 2030 |
| Barca At Godrej Msr City Godrej Properties · Devanahalli / Airport Road / Bagalur | 59 | 11.8% | 7.3% | 12.3% | ₹8,000 est. | ₹84.8 L 2 BHK | Under construction Mar 2030 |
| Bhartiya Garden Estate Phase-2 Bhartiya City · Devanahalli / Airport Road / Bagalur | 58 | 11.3% | 7.1% | 12.8% | ₹8,000 est. | ₹1.24 Cr 2 BHK | Under construction Feb 2031 |
| Soul@Godrej Ananda Godrej Properties · Devanahalli / Airport Road / Bagalur | 58 | 10.8% | 6.1% | 9.0% | ₹8,000 est. | ₹68.4 L 2 BHK | Under construction Aug 2028 |
| Northern Lights by Puravankara KVN Puravankara · Devanahalli / Airport Road / Bagalur | 58 | 11.1% | 7.1% | 11.9% | ₹8,000 est. | ₹80.8 L 2 BHK | Under construction Dec 2029 |
| LivingTree by Kalyani Developers Kalyani Developers · Devanahalli / Airport Road / Bagalur | 58 | 11.2% | 6.2% | 9.7% | ₹6,100 est. | ₹39.3 L 2 BHK | Under construction Sep 2029 |
| Birla Trimaya-Phase-I Birla Estates · Devanahalli / Airport Road / Bagalur | 58 | 10.9% | 6.7% | 10.5% | ₹8,250 est. | ₹56.5 L 2 BHK | Under construction Oct 2028 |
| North Park MAX Global Developers · Devanahalli / Airport Road / Bagalur | 57 | 9.9% | 7.1% | 8.7% | ₹6,500 est. | ₹56.5 L 2 BHK | Ready |
| ASSETZ SORA & SAKI Phase 1 Assetz · Devanahalli / Airport Road / Bagalur | 57 | 10.4% | 5.6% | 8.3% | ₹8,250 est. | ₹1.17 Cr 2 BHK | Under construction Sep 2028 |
| Ivory Phase 2 At Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 56 | 10.3% | 6.3% | 9.1% | ₹8,250 est. | ₹64.3 L 2 BHK | Under construction Dec 2027 |
| Provident Ecopolitan Phase 2 Provident · Devanahalli / Airport Road / Bagalur | 56 | 11.4% | 6.7% | 9.9% | ₹8,000 est. | ₹67.2 L 2 BHK | Under construction Jun 2028 |
| Embassy Verde Phase 2 Embassy Group · Devanahalli / Airport Road / Bagalur | 55 | 11.8% | 8.0% | 14.3% | ₹10,850 est. | ₹1.01 Cr 2 BHK | Under construction Jun 2031 |
| Embassy Verde Embassy Group · Devanahalli / Airport Road / Bagalur | 55 | 11.7% | 8.2% | 14.5% | ₹10,850 est. | ₹1.05 Cr 2 BHK | Under construction Dec 2030 |
| Ds Max Sky Shlokam DS-MAX · Devanahalli / Airport Road / Bagalur | 55 | 11.7% | 7.0% | 12.9% | ₹6,100 est. | ₹66.2 L 2 BHK | Under construction Mar 2031 |
| Northern Lights by Puravankara KVN Phase 3 Puravankara · Devanahalli / Airport Road / Bagalur | 55 | 10.9% | 7.6% | 14.5% | ₹8,000 est. | ₹80.0 L 2 BHK | Under construction Dec 2031 |
| Prestige Parklane Prestige · Devanahalli / Airport Road / Bagalur | 55 | 11.3% | 7.6% | 13.5% | ₹8,000 est. | ₹64.0 L 2 BHK | Under construction Dec 2030 |
| Nikoo Homes 9, Alpine, Bhartiya Garden Hill Ph-1 Bhartiya City · Devanahalli / Airport Road / Bagalur | 55 | 11.0% | 6.9% | 12.5% | ₹8,000 est. | ₹87.6 L 2 BHK | Under construction Sep 2031 |
| Fiorana@Beaumont Estate(Phase-1) Lodha (Macrotech) · Devanahalli / Airport Road / Bagalur | 54 | 10.9% | 7.8% | 14.6% | ₹10,850 est. | ₹1.76 Cr 2 BHK | Under construction Mar 2032 |
| Aurum at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 54 | 10.0% | 5.8% | 8.6% | ₹8,250 est. | ₹54.0 L 2 BHK | Under construction Dec 2027 |
| Assetz Kvn Niwa & Neo Assetz · Devanahalli / Airport Road / Bagalur | 53 | 11.0% | 6.6% | 12.1% | ₹8,000 est. | ₹1.06 Cr 2 BHK | Under construction Sep 2031 |
| Embassy Greenshore Embassy Group · Devanahalli / Airport Road / Bagalur | 53 | 11.6% | 8.6% | 16.0% | ₹10,850 est. | ₹1.31 Cr 2 BHK | Under construction Dec 2031 |
| Sattva Vasanta Skye Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 53 | 11.1% | 7.1% | 12.8% | ₹8,000 est. | ₹92.8 L 2 BHK | Under construction May 2031 |
| Nikoo Homes 9 Alpine Bhartiya Garden Hill Phase-2 Bhartiya City · Devanahalli / Airport Road / Bagalur | 53 | 10.8% | 7.2% | 14.0% | ₹8,000 est. | ₹84.8 L 2 BHK | Under construction Jul 2032 |
| Assetz Sora & Saki Phase 2 Assetz · Devanahalli / Airport Road / Bagalur | 51 | 10.6% | 6.0% | 9.5% | ₹8,000 est. | ₹1.13 Cr 2 BHK | Under construction Jul 2029 |
| Emerald & Luminaire Block at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 51 | 9.4% | 6.2% | 7.9% | ₹8,500 est. | ₹55.7 L 2 BHK | Ready |
| Godrej Ananda Phase 2 Godrej Properties · Devanahalli / Airport Road / Bagalur | 51 | 9.6% | 6.3% | 8.1% | ₹8,500 est. | ₹64.2 L 2 BHK | Ready |
| Godrej Ananda Godrej Properties · Devanahalli / Airport Road / Bagalur | 50 | 9.5% | 6.2% | 7.9% | ₹8,500 est. | ₹64.2 L 2 BHK | Ready |
| Park Cubix Phase 2 Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 50 | 10.8% | 6.3% | 9.9% | ₹8,000 est. | ₹78.0 L 2 BHK | Under construction Sep 2029 |
| Ivory Phase 1 at Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 50 | 9.3% | 6.2% | 7.9% | ₹8,500 est. | ₹66.3 L 2 BHK | Ready |
| Provident Ecopolitan Phase 3 Provident · Devanahalli / Airport Road / Bagalur | 49 | 10.7% | 6.5% | 10.1% | ₹8,000 est. | ₹67.2 L 2 BHK | Under construction Mar 2029 |
| Provident Ecopolitan Phase 1 Provident · Devanahalli / Airport Road / Bagalur | 48 | 10.6% | 5.9% | 8.1% | ₹8,000 est. | ₹68.4 L 2 BHK | Under construction Sep 2027 |
| Provident Ecopolitan Phase 4 Provident · Devanahalli / Airport Road / Bagalur | 48 | 10.7% | 6.4% | 10.1% | ₹8,000 est. | ₹67.2 L 2 BHK | Under construction Apr 2029 |
| Aeropolis, a project of Sattva Group Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 47 | 9.8% | 5.4% | 6.8% | ₹8,250 est. | ₹66.8 L 2 BHK | Under construction Jul 2026 |
| Sattva City Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 46 | 10.9% | 7.5% | 14.3% | ₹8,000 est. | ₹90.0 L 2 BHK | Under construction Feb 2032 |
| Provident Ecopolitan Phase 1A Provident · Devanahalli / Airport Road / Bagalur | 45 | 9.9% | 5.2% | 7.2% | ₹8,000 est. | ₹72.0 L 2 BHK | Under construction Sep 2027 |
| Jasper and Iridium at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 43 | 9.9% | 5.5% | 6.9% | ₹8,000 est. | ₹52.4 L 2 BHK | Under construction Dec 2024 |
| Helio at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 42 | 9.9% | 5.1% | 6.5% | ₹8,000 est. | ₹54.0 L 2 BHK | Under construction Dec 2023 |
| Gallium at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 42 | 9.9% | 5.1% | 6.5% | ₹8,000 est. | ₹54.0 L 2 BHK | Under construction Dec 2023 |
| Feldspar at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 42 | 9.9% | 5.1% | 6.5% | ₹8,000 est. | ₹52.4 L 2 BHK | Under construction Dec 2024 |
| Krypton at Brigade Eldorado Brigade Group · Devanahalli / Airport Road / Bagalur | 42 | 9.9% | 5.1% | 6.5% | ₹8,000 est. | ₹52.4 L 2 BHK | Under construction Dec 2024 |
| Goldspire at Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 40 | 9.9% | 5.1% | 6.5% | ₹8,000 est. | ₹84.4 L 2 BHK | Under construction Jun 2025 |
| Serene Amara by Columbia Pacific Embassy Group · Devanahalli / Airport Road / Bagalur | 37 | 9.5% | 5.8% | 7.7% | ₹11,550 est. | ₹1.31 Cr 2 BHK | Ready |
| Ozone Urbana Ozone Group · Devanahalli / Airport Road / Bagalur | 35 | 11.1% | 5.5% | 7.1% | ₹8,000 est. | ₹1.31 Cr 2 BHK | Under construction Sep 2023 |
| Prestige Finsbury Park - Regent Prestige · Devanahalli / Airport Road / Bagalur | 35 | 9.9% | 4.5% | 5.9% | ₹8,000 est. | ₹1.09 Cr 2 BHK | Under construction Mar 2024 |
| Prestige Finsbury Park - Hyde Prestige · Devanahalli / Airport Road / Bagalur | 34 | 9.9% | 5.0% | 6.3% | ₹8,000 est. | ₹66.8 L 2 BHK | Under construction Mar 2024 |
| PSR Nandanam PSR Builders & Developers · Devanahalli / Airport Road / Bagalur | 30 | 9.9% | 3.9% | 5.0% | ₹6,100 est. | ₹1.41 Cr 2 BHK | Under construction Dec 2024 |
| salarpuria sattva park cubix Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 27 | 9.9% | 4.7% | 6.0% | ₹8,000 est. | ₹87.6 L 2 BHK | Under construction Dec 2023 |
| Legacy Vivienda Legacy Global · Devanahalli / Airport Road / Bagalur | 23 | 10.0% | 5.6% | 8.8% | ₹6,100 est. | ₹43.0 L 2 BHK | Under construction Dec 2028 |
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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.