Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe
16 RERA-registered 2 BHK flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe, 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: Mahindra Zen by Mahindra Lifespaces
Mahindra Zen in HSR Layout / BTM / Koramangala fringe scores 83/100 with projected price growth of 10.5% a year, net-wealth CAGR 6.9% and cash-flow IRR 10.7%; the 2 BHK costs about ₹1.77 Cr (price modelled from comparables). Across all 16 2 BHK flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe the median score is 64, median growth 9.3% a year, median price ₹13,650 per sq ft and median ticket ₹1.54 Cr; 5 are ready to move in.
Projects
16
5 ready · 11 under construction
Median score
64
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹1.54 Cr
2 BHK
Top 6
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.
Purva Heritage
Puravankara · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.3%
Net-wealth CAGR6.5%
Cash-flow IRR10.9%
Under construction · Aug 20302 BHK₹1.54 Cr · ₹13,650 psf est.
SNN Raj Etternia
SNN · HSR Layout / BTM / Koramangala fringe
Price growth / yr8.8%
Net-wealth CAGR6.9%
Cash-flow IRR8.7%
Ready1 BHK₹71.0 L · ₹14,500 psf est.
Casagrand Flamingo
Casagrand · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.8%
Net-wealth CAGR5.7%
Cash-flow IRR7.3%
Under construction · Sep 20262 BHK₹1.69 Cr · ₹14,050 psf est.
Shriram Esquire
Shriram Properties · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.7%
Net-wealth CAGR5.3%
Cash-flow IRR7.0%
Under construction · Jan 20272 BHK₹1.87 Cr · ₹14,050 psf est.
G Corp Residences
G Corp · HSR Layout / BTM / Koramangala fringe
Price growth / yr8.8%
Net-wealth CAGR6.2%
Cash-flow IRR7.8%
Ready2 BHK₹1.29 Cr · ₹11,000 psf est.
All 16, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Abhee Sunrise Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 54 | 9.2% | 5.5% | 6.8% | ₹10,350 est. | ₹93.2 L 2 BHK | Under construction Mar 2023 |
| BOCHS Akshaya Axis Concept Construction · HSR Layout / BTM / Koramangala fringe | 48 | 9.2% | 5.0% | 6.3% | ₹10,350 est. | ₹1.48 Cr 2 BHK | Under construction Nov 2024 |
Related lists
Best 2 BHK flats under ₹2 crore in Bengaluru (733)Best 2 BHK flats under ₹2 crore in North Bengaluru (136)Best 2 BHK flats under ₹2 crore in East Bengaluru (168)Best 2 BHK flats under ₹2 crore in South Bengaluru (146)Best 2 BHK flats under ₹2 crore in West Bengaluru (27)Best 2 BHK flats under ₹2 crore in South-East Bengaluru (137)Best 2 BHK flats under ₹2 crore in North-East Bengaluru (48)Best 2 BHK flats under ₹2 crore in North-West Bengaluru (28)Best 2 BHK flats under ₹2 crore in South-West Bengaluru (40)Best 2 BHK flats under ₹2 crore in Sarjapur Road (130)Best 2 BHK flats under ₹2 crore in Devanahalli / Airport Road / Bagalur (60)Best 2 BHK flats under ₹2 crore in Hoskote / Budigere Cross / Old Madras Road (63)Best 2 BHK flats under ₹2 crore in Attibele / Anekal / Chandapura (49)Best 2 BHK flats under ₹2 crore in Yelahanka / Jakkur / Airport corridor (60)
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.