Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹2 crore in North-East Bengaluru
48 RERA-registered 2 BHK flats under ₹2 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: Nikoo Homes V - Phase - 2 by Bhartiya City
Nikoo Homes V - Phase - 2 in Hennur Road / Kothanur / Kalyan Nagar scores 72/100 with projected price growth of 10.4% a year, net-wealth CAGR 6.4% and cash-flow IRR 10.8%; the 2 BHK costs about ₹1.04 Cr (price modelled from comparables). Across all 48 2 BHK flats under ₹2 crore in North-East Bengaluru the median score is 58, median growth 9.3% a year, median price ₹10,350 per sq ft and median ticket ₹1.05 Cr; 8 are ready to move in.
Projects
48
8 ready · 40 under construction
Median score
58
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹1.05 Cr
2 BHK
Top 6
Nikoo Homes V - Phase - 2
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.4%
Net-wealth CAGR6.4%
Cash-flow IRR10.8%
Under construction · Jun 20302 BHK₹1.04 Cr · ₹10,350 psf est.
Nikoo Homes V - Phase - 1
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.1%
Cash-flow IRR9.6%
Under construction · Aug 20291 BHK₹49.5 L · ₹10,650 psf est.
Nikoo Homes VI - Phase-2
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR5.9%
Cash-flow IRR9.3%
Under construction · Sep 20291 BHK₹67.8 L · ₹10,350 psf est.
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.
Nikoo Homes VI - Phase - 1
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.9%
Net-wealth CAGR6.2%
Cash-flow IRR9.7%
Under construction · Jan 20291 BHK₹71.9 L · ₹10,350 psf est.
DNR Parklink Phase 2
DNR Group · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.2%
Cash-flow IRR9.6%
Under construction · May 20291 BHK₹63.1 L · ₹10,350 psf est.
All 48, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Nikoo Homes V - Phase - 2 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 72 | 10.4% | 6.4% | 10.8% | ₹10,350 est. | ₹1.04 Cr 2 BHK | Under construction Jun 2030 |
| Nikoo Homes V - Phase - 1 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 70 | 10.0% | 6.1% | 9.6% | ₹10,650 est. | ₹1.03 Cr 2 BHK | Under construction Aug 2029 |
| Nikoo Homes VI - Phase-2 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 67 | 10.0% | 5.9% | 9.3% | ₹10,350 est. | ₹1.12 Cr 2 BHK | Under construction Sep 2029 |
| 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 |
| Nikoo Homes VI - Phase - 1 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 65 | 9.9% | 6.2% | 9.7% | ₹10,350 est. | ₹1.11 Cr 2 BHK | Under construction Jan 2029 |
| DNR Parklink Phase 2 DNR Group · Hennur Road / Kothanur / Kalyan Nagar | 65 | 10.0% | 6.2% | 9.6% | ₹10,350 est. | ₹1.36 Cr 2 BHK | Under construction May 2029 |
| Sobha Victoria park phase 1 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 64 | 9.3% | 4.9% | 7.4% | ₹10,650 est. | ₹1.92 Cr 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 |
| Prestige Gulmohar Prestige · Hennur Road / Kothanur / Kalyan Nagar | 63 | 8.9% | 5.5% | 7.2% | ₹11,000 est. | ₹1.51 Cr 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 |
| Rohan Upavan - Phase 3A Rohan Builders · Hennur Road / Kothanur / Kalyan Nagar | 62 | 8.9% | 5.8% | 7.5% | ₹11,000 est. | ₹1.12 Cr 2 BHK | Ready |
| Rohan Upavan - Phase 3 Rohan Builders · Hennur Road / Kothanur / Kalyan Nagar | 62 | 8.9% | 5.6% | 7.3% | ₹11,000 est. | ₹1.30 Cr 2 BHK | Ready |
| Rohan Upavan - Phase 2 Rohan Builders · Hennur Road / Kothanur / Kalyan Nagar | 62 | 8.9% | 5.6% | 7.2% | ₹11,000 est. | ₹1.38 Cr 2 BHK | Ready |
| 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 |
| DNR Parklink Phase 1 DNR Group · Hennur Road / Kothanur / Kalyan Nagar | 61 | 9.7% | 5.5% | 8.2% | ₹10,650 est. | ₹1.40 Cr 2 BHK | Under construction Dec 2027 |
| 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 |
| Amigo Palacio Amigo Shelters · Hennur Road / Kothanur / Kalyan Nagar | 59 | 10.3% | 5.8% | 8.5% | ₹8,000 est. | ₹1.13 Cr 2 BHK | Under construction Mar 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 |
| Purva Palmbeach Puravankara · Hennur Road / Kothanur / Kalyan Nagar | 58 | 10.3% | 5.7% | 7.3% | ₹10,350 est. | ₹1.22 Cr 2 BHK | Under construction Mar 2019 |
| Orchid Greens Goyal & Co · Hennur Road / Kothanur / Kalyan Nagar | 58 | 10.6% | 6.0% | 7.7% | ₹10,350 est. | ₹1.05 Cr 2 BHK | Under construction Sep 2019 |
| Casagrand Keatsway Casagrand · Hennur Road / Kothanur / Kalyan Nagar | 58 | 9.6% | 5.1% | 6.7% | ₹10,650 est. | ₹1.12 Cr 2 BHK | Under construction Nov 2026 |
| 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 |
| Nikoo Homes IV Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 57 | 8.9% | 5.6% | 7.3% | ₹11,000 est. | ₹1.35 Cr 2 BHK | Ready |
| Concorde Sienna Concorde · Hennur Road / Kothanur / Kalyan Nagar | 56 | 9.8% | 6.0% | 10.7% | ₹10,350 est. | ₹1.15 Cr 2 BHK | Under construction Jul 2031 |
| Shriram Luxor Shriram Properties · Hennur Road / Kothanur / Kalyan Nagar | 56 | 10.7% | 5.9% | 7.5% | ₹10,350 est. | ₹1.49 Cr 2 BHK | Under construction Mar 2020 |
| 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 |
| Vajram Newtown - II Vajram · Hennur Road / Kothanur / Kalyan Nagar | 54 | 9.9% | 5.8% | 8.5% | ₹10,350 est. | ₹1.30 Cr 2 BHK | Under construction Jan 2028 |
| Rohan Upavan - Phase 5 Rohan Builders · Hennur Road / Kothanur / Kalyan Nagar | 53 | 9.3% | 4.8% | 6.1% | ₹10,350 est. | ₹1.15 Cr 2 BHK | Under construction Jun 2026 |
| 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 |
| Rohan Upavan - Phase 4 Rohan Builders · Hennur Road / Kothanur / Kalyan Nagar | 53 | 9.3% | 4.6% | 5.9% | ₹10,350 est. | ₹1.46 Cr 2 BHK | Under construction Jun 2026 |
| 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 |
| Glorious A2 Lewis Infrastructure · Hennur Road / Kothanur / Kalyan Nagar | 50 | 9.3% | 4.3% | 5.5% | ₹8,000 est. | ₹1.45 Cr 2 BHK | Under construction Dec 2023 |
| Raaga Kolte-Patil · Hennur Road / Kothanur / Kalyan Nagar | 50 | 8.9% | 5.7% | 7.4% | ₹11,000 est. | ₹1.19 Cr 2 BHK | Ready |
| 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 |
| Casagrand Orlena Casagrand · Hennur Road / Kothanur / Kalyan Nagar | 47 | 9.3% | 5.6% | 7.1% | ₹10,350 est. | ₹1.08 Cr 2 BHK | Under construction Aug 2025 |
| 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 |
| Vajram Newtown Vajram · Hennur Road / Kothanur / Kalyan Nagar | 46 | 9.3% | 4.6% | 6.0% | ₹10,350 est. | ₹1.40 Cr 2 BHK | Under construction Dec 2023 |
| 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 |
| Casagrand Boulevard Casagrand · Hennur Road / Kothanur / Kalyan Nagar | 43 | 9.3% | 4.7% | 6.1% | ₹10,350 est. | ₹1.26 Cr 2 BHK | Under construction Dec 2024 |
| 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.