Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹2 crore in North-West Bengaluru
28 RERA-registered 2 BHK flats under ₹2 crore in North-West 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: 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 28 2 BHK flats under ₹2 crore in North-West Bengaluru the median score is 53, median growth 8.8% a year, median price ₹9,500 per sq ft and median ticket ₹1.18 Cr; 7 are ready to move in.
Projects
28
7 ready · 21 under construction
Median score
53
50 = Bengaluru average
Median growth / yr
8.8%
5-yr projection
Median price
₹1.18 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.
Brigade Lumina
Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.9%
Net-wealth CAGR6.8%
Cash-flow IRR12.1%
Under construction · Dec 20302 BHK₹93.4 L · ₹9,200 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.
Sipani Samuha
Sipani · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.4%
Net-wealth CAGR6.2%
Cash-flow IRR10.3%
Under construction · Dec 20291 BHK₹44.7 L · ₹7,150 psf est.
All 28, 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 |
| Brigade Lumina Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 73 | 10.9% | 6.8% | 12.1% | ₹9,200 est. | ₹93.4 L 2 BHK | Under construction Dec 2030 |
| 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 |
| Sipani Samuha Sipani · Yeshwanthpur / Tumkur Road / Nagasandra | 67 | 10.4% | 6.2% | 10.3% | ₹7,150 est. | ₹69.4 L 2 BHK | Under construction Dec 2029 |
| 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 |
| Vaishnavi Ars Gardenia Vaishnavi Group · Yeshwanthpur / Tumkur Road / Nagasandra | 56 | 8.4% | 4.7% | 6.0% | ₹7,600 est. | ₹89.3 L 2 BHK | Ready |
| 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 |
| The Poem By Shriram Properties Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 51 | 10.0% | 5.1% | 7.1% | ₹9,200 est. | ₹98.4 L 2 BHK | Under construction Mar 2027 |
| 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 |
| Shriram Sameeksha Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 48 | 9.2% | 4.0% | 5.2% | ₹9,500 est. | ₹1.12 Cr 2 BHK | Under construction Sep 2018 |
| The Edge Arvind SmartSpaces · Yeshwanthpur / Tumkur Road / Nagasandra | 45 | 8.1% | 4.3% | 5.5% | ₹9,800 est. | ₹1.35 Cr 2 BHK | Ready |
| Raja Magnum Raja Housing · Yeshwanthpur / Tumkur Road / Nagasandra | 44 | 8.8% | 4.1% | 6.4% | ₹7,150 est. | ₹76.1 L 2 BHK | Under construction Mar 2029 |
| Ds Max Sonata Nest DS-MAX · Yeshwanthpur / Tumkur Road / Nagasandra | 42 | 8.8% | 3.9% | 4.9% | ₹7,150 est. | ₹62.2 L 2 BHK | Under construction Jun 2024 |
| Concorde Spring Meadows Concorde · Yeshwanthpur / Tumkur Road / Nagasandra | 40 | 8.8% | 3.7% | 4.8% | ₹9,200 est. | ₹1.05 Cr 2 BHK | Under construction Jul 2023 |
| GM Infinite Silver Spring Field GM Infinite · Yeshwanthpur / Tumkur Road / Nagasandra | 38 | 8.6% | 2.8% | 3.6% | ₹7,350 est. | ₹1.84 Cr 2 BHK | Under construction Jun 2018 |
| Salarpuria-Sattva Opus Sattva (Salarpuria) · Yeshwanthpur / Tumkur Road / Nagasandra | 37 | 8.8% | 3.6% | 4.6% | ₹9,200 est. | ₹1.24 Cr 2 BHK | Under construction Sep 2023 |
| Ds Max Sky Sisira DS-MAX · Doddaballapur Road / Nelamangala / Dabaspet | 23 | 8.1% | 1.8% | 3.2% | ₹4,250 est. | ₹38.5 L 2 BHK | Under construction Sep 2030 |
| Century Bliss Century Real Estate · Doddaballapur Road / Nelamangala / Dabaspet | 23 | 8.8% | 3.2% | 6.1% | ₹5,450 est. | ₹72.2 L 2 BHK | Under construction Apr 2031 |
| Ds Max Sky Sanjeevini DS-MAX · Doddaballapur Road / Nelamangala / Dabaspet | 16 | 7.2% | 1.0% | 1.3% | ₹4,350 est. | ₹39.6 L 2 BHK | Under construction Aug 2027 |
| New Haven Bengaluru Phase V Tata Realty / Tata Housing · Doddaballapur Road / Nelamangala / Dabaspet | 12 | 7.6% | 1.6% | 2.0% | ₹7,150 est. | ₹68.3 L 2 BHK | Under construction Sep 2023 |
| Sapthagiri Sampadha Sapthagiri Constructions · Doddaballapur Road / Nelamangala / Dabaspet | 10 | 6.9% | 2.0% | 2.5% | ₹4,500 est. | ₹63.9 L 2 BHK | Ready |
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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.