Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹2 crore in Malleswaram / Rajajinagar / Sadashivanagar
12 RERA-registered 2 BHK flats under ₹2 crore in Malleswaram / Rajajinagar / Sadashivanagar, 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: Purva Blubelle by Puravankara
Purva Blubelle in Malleswaram / Rajajinagar / Sadashivanagar scores 81/100 with projected price growth of 10.2% a year, net-wealth CAGR 6.2% and cash-flow IRR 9.7%; the 2 BHK costs about ₹1.59 Cr (price modelled from comparables). Across all 12 2 BHK flats under ₹2 crore in Malleswaram / Rajajinagar / Sadashivanagar the median score is 63, median growth 9.3% a year, median price ₹15,050 per sq ft and median ticket ₹1.76 Cr; 4 are ready to move in.
Projects
12
4 ready · 8 under construction
Median score
63
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹1.76 Cr
2 BHK
Top 6
Purva Blubelle
Puravankara · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr10.2%
Net-wealth CAGR6.2%
Cash-flow IRR9.7%
Under construction · Jun 20292 BHK₹1.59 Cr · ₹15,050 psf est.
MIZU of Kessaku
Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.9%
Net-wealth CAGR6.0%
Cash-flow IRR7.7%
ReadyFlat Apartment Duplex 1₹1.10 Cr · ₹12,000 psf est.
Birla Tisya
Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.7%
Net-wealth CAGR5.5%
Cash-flow IRR7.2%
Ready2 BHK₹1.90 Cr · ₹16,000 psf est.
Purva Sunflower
Puravankara · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.7%
Net-wealth CAGR5.5%
Cash-flow IRR7.1%
Ready2 BHK₹1.96 Cr · ₹16,000 psf est.
Salarpuria-Sattva Anugraha
Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.7%
Net-wealth CAGR5.5%
Cash-flow IRR7.1%
ReadyHome₹1.96 Cr · ₹16,000 psf est.
Assetz 22 & Crest
Assetz · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr10.6%
Net-wealth CAGR6.0%
Cash-flow IRR7.9%
Under construction · Mar 20222 BHK₹1.98 Cr · ₹15,050 psf est.
All 12, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Purva Blubelle Puravankara · Malleswaram / Rajajinagar / Sadashivanagar | 81 | 10.2% | 6.2% | 9.7% | ₹15,050 est. | ₹1.59 Cr 2 BHK | Under construction Jun 2029 |
| MIZU of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 72 | 8.9% | 6.0% | 7.7% | ₹12,000 est. | ₹1.10 Cr 2 BHK | Ready |
| Birla Tisya Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar | 70 | 8.7% | 5.5% | 7.2% | ₹16,000 est. | ₹1.90 Cr 2 BHK | Ready |
| Purva Sunflower Puravankara · Malleswaram / Rajajinagar / Sadashivanagar | 68 | 8.7% | 5.5% | 7.1% | ₹16,000 est. | ₹1.96 Cr 2 BHK | Ready |
| Salarpuria-Sattva Anugraha Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.7% | 5.5% | 7.1% | ₹16,000 est. | ₹1.96 Cr 2 BHK | Ready |
| Assetz 22 & Crest Assetz · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 10.6% | 6.0% | 7.9% | ₹15,050 est. | ₹1.98 Cr 2 BHK | Under construction Mar 2022 |
| Parkwest - Oak - Tower 10 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 9.7% | 5.9% | 7.4% | ₹11,650 est. | ₹1.18 Cr 2 BHK | Under construction Jun 2026 |
| Parkwest - Pine - Tower 9 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 9.3% | 5.5% | 7.0% | ₹11,650 est. | ₹1.18 Cr 2 BHK | Under construction Dec 2025 |
| Prestige MSR Heights Prestige · Malleswaram / Rajajinagar / Sadashivanagar | 56 | 9.1% | 4.7% | 6.1% | ₹15,050 est. | ₹1.99 Cr 2 BHK | Under construction Mar 2021 |
| Salarpuria-Sattva Anugraha Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar | 54 | 9.1% | 4.8% | 6.3% | ₹15,050 est. | ₹1.61 Cr 2 BHK | Under construction Dec 2024 |
| Parkwest - Mahogany - Tower 7 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 53 | 9.3% | 4.7% | 6.0% | ₹11,300 est. | ₹1.76 Cr 2 BHK | Under construction Jun 2024 |
| Parkwest - Magnolia - Tower 6 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 49 | 9.3% | 4.7% | 6.0% | ₹11,300 est. | ₹1.73 Cr 2 BHK | Under construction Jan 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.