Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹2 crore in South-East Bengaluru
137 RERA-registered 2 BHK flats under ₹2 crore in South-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: Godrej Lakeside Orchard by Godrej Properties
Godrej Lakeside Orchard in Sarjapur Road scores 72/100 with projected price growth of 10.8% a year, net-wealth CAGR 7.5% and cash-flow IRR 12.4%; the 2 BHK costs about ₹1.24 Cr (price modelled from comparables). Across all 137 2 BHK flats under ₹2 crore in South-East Bengaluru the median score is 51, median growth 9.3% a year, median price ₹8,450 per sq ft and median ticket ₹92.1 L; 33 are ready to move in.
Projects
137
33 ready · 104 under construction
Median score
51
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹92.1 L
2 BHK
Top 6
Godrej Lakeside Orchard
Godrej Properties · Sarjapur Road
Price growth / yr10.8%
Net-wealth CAGR7.5%
Cash-flow IRR12.4%
Under construction · Sep 20301 BHK₹46.3 L · ₹11,300 psf est.
Birla Evara
Birla Estates · Sarjapur Road
Price growth / yr11.0%
Net-wealth CAGR8.7%
Cash-flow IRR15.9%
Under construction · Dec 20311 BHK₹72.3 L · ₹11,300 psf est.
Mythri Street
Mythri Builders · Sarjapur Road
Price growth / yr10.9%
Net-wealth CAGR7.4%
Cash-flow IRR12.3%
Under construction · Dec 20292 BHK₹88.7 L · ₹8,450 psf est.
Mythri Sity
Mythri Builders · Sarjapur Road
Price growth / yr10.6%
Net-wealth CAGR6.8%
Cash-flow IRR10.6%
Under construction · Aug 20291 BHK₹57.9 L · ₹8,450 psf est.
The Urban Forest
Keya Homes · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr10.5%
Net-wealth CAGR6.7%
Cash-flow IRR10.5%
Under construction · Dec 20282 BHK₹1.29 Cr · ₹10,800 psf est.
The Earthscape Phase-1
Bricks & Milestones Projects · Sarjapur Road
Price growth / yr10.6%
Net-wealth CAGR6.6%
Cash-flow IRR11.1%
Under construction · Aug 20302 BHK₹1.08 Cr · ₹8,450 psf est.
All 137, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Godrej Lakeside Orchard Godrej Properties · Sarjapur Road | 72 | 10.8% | 7.5% | 12.4% | ₹11,300 est. | ₹1.24 Cr 2 BHK | Under construction Sep 2030 |
| Birla Evara Birla Estates · Sarjapur Road | 71 | 11.0% | 8.7% | 15.9% | ₹11,300 est. | ₹1.32 Cr 2 BHK | Under construction Dec 2031 |
| Mythri Street Mythri Builders · Sarjapur Road | 71 | 10.9% | 7.4% | 12.3% | ₹8,450 est. | ₹88.7 L 2 BHK | Under construction Dec 2029 |
| Mythri Sity Mythri Builders · Sarjapur Road | 69 | 10.6% | 6.8% | 10.6% | ₹8,450 est. | ₹82.0 L 2 BHK | Under construction Aug 2029 |
| The Urban Forest Keya Homes · Bellandur / Outer Ring Road / Kadubeesanahalli | 69 | 10.5% | 6.7% | 10.5% | ₹10,800 est. | ₹1.29 Cr 2 BHK | Under construction Dec 2028 |
| The Earthscape Phase-1 Bricks & Milestones Projects · Sarjapur Road | 68 | 10.6% | 6.6% | 11.1% | ₹8,450 est. | ₹1.08 Cr 2 BHK | Under construction Aug 2030 |
| Mythri Sikharam Mythri Builders · Sarjapur Road | 67 | 10.6% | 7.0% | 10.8% | ₹8,450 est. | ₹83.7 L 2 BHK | Under construction Mar 2029 |
| Mana Vista Mana Projects · Sarjapur Road | 66 | 10.8% | 7.5% | 13.3% | ₹8,450 est. | ₹84.9 L 2 BHK | Under construction Dec 2030 |
| JRC Wild Woods building 2 JRC Projects · Sarjapur Road | 65 | 11.0% | 7.3% | 10.5% | ₹8,450 est. | ₹1.06 Cr 2 BHK | Under construction Mar 2028 |
| Rohan Ekanta Phase 3 Rohan Builders · Sarjapur Road | 65 | 10.1% | 6.7% | 10.5% | ₹11,650 est. | ₹1.23 Cr 2 BHK | Under construction Dec 2028 |
| Abhee Aaria Abhee Ventures · Sarjapur Road | 65 | 10.4% | 7.0% | 12.4% | ₹8,450 est. | ₹98.0 L 2 BHK | Under construction May 2031 |
| Haven Phase 2 Lodha (Macrotech) · Sarjapur Road | 65 | 10.2% | 6.7% | 11.2% | ₹13,800 est. | ₹1.98 Cr 2 BHK | Under construction Jun 2030 |
| Mana Dale South -1 Mana Projects · Sarjapur Road | 64 | 10.3% | 6.9% | 11.5% | ₹8,450 est. | ₹95.1 L 2 BHK | Under construction Nov 2029 |
| Fernvale @ The Prestige City Prestige · Sarjapur Road | 64 | 11.3% | 7.9% | 13.1% | ₹11,300 est. | ₹1.15 Cr 2 BHK | Under construction Mar 2030 |
| The Right Life Neobuild Ventures · Sarjapur Road | 64 | 10.2% | 15.2% | 24.5% | ₹8,450 est. | ₹92.1 L 2 BHK | Under construction Dec 2035 |
| Orchid Life Goyal & Co · Sarjapur Road | 64 | 10.0% | 6.8% | 11.3% | ₹11,650 est. | ₹97.9 L 2 BHK | Under construction Feb 2030 |
| Prestige Serenity Shores Prestige · Sarjapur Road | 63 | 9.4% | 6.0% | 8.3% | ₹11,650 est. | ₹1.36 Cr 2 BHK | Under construction Aug 2027 |
| Bren Imperia Grande Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 10.7% | 7.7% | 11.2% | ₹14,100 est. | ₹68.4 L 2 BHK | Under construction Oct 2027 |
| Mana Skanda The Right Life T789 Neobuild Ventures · Sarjapur Road | 63 | 10.5% | 7.0% | 11.7% | ₹8,450 est. | ₹89.1 L 2 BHK | Under construction Dec 2029 |
| Nambiar District 25 Phase 1 Nambiar Builders · Sarjapur Road | 62 | 11.1% | 7.5% | 12.4% | ₹8,450 est. | ₹91.3 L 2 BHK | Under construction Jan 2030 |
| Paradise at Brigade Cornerstone Utopia Brigade Group · Sarjapur Road | 62 | 8.9% | 7.2% | 9.0% | ₹12,000 est. | ₹1.08 Cr 2 BHK | Ready |
| Nambiar District 25 Phase 2 Nambiar Builders · Sarjapur Road | 62 | 11.1% | 7.1% | 11.9% | ₹8,450 est. | ₹95.9 L 2 BHK | Under construction Aug 2030 |
| Sunrise Corporate Leisure & Property Developments · Sarjapur Road | 62 | 10.8% | 7.3% | 9.3% | ₹8,450 est. | ₹83.2 L 2 BHK | Under construction Dec 2026 |
| Prestige Kew Gardens Prestige · Bellandur / Outer Ring Road / Kadubeesanahalli | 61 | 10.8% | 6.4% | 8.3% | ₹14,100 est. | ₹1.85 Cr 2 BHK | Under construction Dec 2019 |
| Mana Verdant Terraces Mana Projects · Sarjapur Road | 60 | 10.2% | 7.2% | 13.7% | ₹8,450 est. | ₹1.65 Cr 2 BHK | Under construction Dec 2031 |
| Rohan Ekanta Phase 2 Rohan Builders · Sarjapur Road | 60 | 9.2% | 6.6% | 8.4% | ₹12,000 est. | ₹1.28 Cr 2 BHK | Ready |
| Rohan Ekanta Phase 1 Rohan Builders · Sarjapur Road | 60 | 9.0% | 7.0% | 8.8% | ₹12,000 est. | ₹1.26 Cr 2 BHK | Ready |
| Godrej Park Retreat Phase 2 Godrej Properties · Sarjapur Road | 59 | 9.4% | 5.7% | 8.4% | ₹11,650 est. | ₹1.12 Cr 2 BHK | Under construction Jun 2028 |
| Grc Subhiksha Phase 2 GRC Infra · Sarjapur Road | 58 | 8.9% | 7.1% | 8.8% | ₹9,000 est. | ₹55.4 L 2 BHK | Ready |
| Rrl Palm Altezze RRL Builders & Developers · Sarjapur Road | 58 | 10.7% | 6.7% | 11.3% | ₹8,450 est. | ₹87.9 L 2 BHK | Under construction Sep 2030 |
| Godrej Park Retreat Godrej Properties · Sarjapur Road | 58 | 9.0% | 7.2% | 9.0% | ₹12,000 est. | ₹1.02 Cr 2 BHK | Ready |
| The Central Regency Address Indiabuild Realty · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 10.8% | 6.3% | 8.1% | ₹10,800 est. | ₹1.44 Cr 2 BHK | Under construction May 2022 |
| Gr Sunshine Corporate Leisure & Property Developments · Sarjapur Road | 57 | 8.9% | 6.4% | 8.1% | ₹9,000 est. | ₹97.7 L 2 BHK | Ready |
| Trifecta Retto Trifecta · Sarjapur Road | 57 | 10.8% | 6.8% | 8.5% | ₹8,450 est. | ₹84.1 L 2 BHK | Under construction Mar 2026 |
| Saiven Six Senses Saiven Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 10.2% | 6.4% | 10.6% | ₹10,800 est. | ₹1.35 Cr 2 BHK | Under construction Apr 2030 |
| Sj Classique SJ Constructions · Sarjapur Road | 57 | 10.1% | 6.0% | 9.5% | ₹8,450 est. | ₹88.3 L 2 BHK | Under construction Sep 2029 |
| Jrc Wild Woods JRC Projects · Sarjapur Road | 57 | 10.8% | 6.7% | 8.4% | ₹8,450 est. | ₹98.9 L 2 BHK | Under construction Mar 2026 |
| Suncity Gloria Corporate Leisure & Property Developments · Sarjapur Road | 57 | 8.9% | 6.4% | 8.1% | ₹9,000 est. | ₹1.05 Cr 2 BHK | Ready |
| GRC Subhiksha GRC Infra · Sarjapur Road | 57 | 8.9% | 6.5% | 8.2% | ₹9,000 est. | ₹88.2 L 2 BHK | Ready |
| Salarpuria-Sattva Signet Sattva (Salarpuria) · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 9.5% | 5.8% | 7.4% | ₹14,100 est. | ₹99.4 L 2 BHK | Under construction Aug 2024 |
| Bhavisha Gardeniaa Phase-4 Bhavisha Properties · Sarjapur Road | 56 | 10.2% | 6.4% | 8.2% | ₹8,750 est. | ₹73.9 L 2 BHK | Under construction Dec 2026 |
| Millenia Muthanallur Nambiar Builders · Sarjapur Road | 56 | 8.8% | 7.1% | 8.8% | ₹9,000 est. | ₹64.3 L 2 BHK | Ready |
| Abhee Celestial City Abhee Ventures · Sarjapur Road | 56 | 9.6% | 5.7% | 8.9% | ₹8,450 est. | ₹92.1 L 2 BHK | Under construction Jun 2029 |
| Garden Breeze @ The Prestige City Prestige · Sarjapur Road | 56 | 10.7% | 7.8% | 13.6% | ₹11,300 est. | ₹1.14 Cr 2 BHK | Under construction Nov 2030 |
| Psr Platinum PSR Builders & Developers · Sarjapur Road | 55 | 10.1% | 6.7% | 11.1% | ₹8,450 est. | ₹88.3 L 2 BHK | Under construction Dec 2029 |
| Abhee City Urban Glenn Phase I Abhee Ventures · Sarjapur Road | 55 | 9.9% | 9.8% | 16.9% | ₹8,450 est. | ₹90.4 L 2 BHK | Under construction Dec 2033 |
| Psr Vanasree Phase-II PSR Builders & Developers · Sarjapur Road | 55 | 10.1% | 6.6% | 9.6% | ₹8,450 est. | ₹85.3 L 2 BHK | Under construction Dec 2027 |
| Satori Residence By Genurise MAX Global Developers · Sarjapur Road | 55 | 9.7% | 5.9% | 9.9% | ₹8,450 est. | ₹83.7 L 2 BHK | Under construction Jun 2030 |
| Trifecta Vanto Phase-1 Trifecta · Sarjapur Road | 55 | 8.9% | 5.5% | 7.4% | ₹8,750 est. | ₹83.6 L 2 BHK | Under construction Aug 2027 |
| Godrej Regent Park Godrej Properties · Sarjapur Road | 54 | 10.5% | 7.1% | 12.6% | ₹11,300 est. | ₹1.25 Cr 2 BHK | Under construction Jul 2031 |
| Arcadia Corporate Leisure & Property Developments · Sarjapur Road | 54 | 10.1% | 6.1% | 7.6% | ₹8,750 est. | ₹1.01 Cr 2 BHK | Under construction Dec 2019 |
| Nitesh Cape Cod Phase I Nitesh Estates · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.0% | 5.7% | 7.4% | ₹14,550 est. | ₹1.78 Cr 2 BHK | Under construction Dec 2018 |
| Mana Tropicale Mana Projects · Sarjapur Road | 53 | 8.9% | 6.2% | 7.9% | ₹9,000 est. | ₹1.20 Cr 2 BHK | Ready |
| Grc Savora GRC Infra · Sarjapur Road | 53 | 10.1% | 6.4% | 9.9% | ₹8,450 est. | ₹1.04 Cr 2 BHK | Under construction Mar 2029 |
| Ashish Green Aashish Developers · Sarjapur Road | 53 | 8.9% | 7.0% | 8.7% | ₹9,000 est. | ₹57.6 L 2 BHK | Ready |
| 63 Degree East - Tower E APG Intelli Homes · Sarjapur Road | 53 | 9.3% | 5.1% | 6.7% | ₹8,750 est. | ₹1.17 Cr 2 BHK | Under construction Dec 2026 |
| Dsr The Address DSR Infrastructure · Sarjapur Road | 53 | 9.8% | 6.3% | 9.7% | ₹8,450 est. | ₹87.9 L 2 BHK | Under construction Jun 2029 |
| Nambiar District 25 Phase 3 Nambiar Builders · Sarjapur Road | 53 | 10.0% | 7.1% | 13.5% | ₹8,450 est. | ₹1.01 Cr 2 BHK | Under construction Feb 2032 |
| Psr Vanasree Phase-1 PSR Builders & Developers · Sarjapur Road | 53 | 8.5% | 6.8% | 8.4% | ₹9,000 est. | ₹92.3 L 2 BHK | Ready |
| Trifecta Veranza Trifecta · Sarjapur Road | 53 | 10.1% | 6.7% | 11.1% | ₹8,450 est. | ₹84.1 L 2 BHK | Under construction Dec 2029 |
Showing the top 60. Use the home page filters for the full set.
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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.