Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹2 crore in Yeshwanthpur / Tumkur Road / Nagasandra
11 RERA-registered 2 BHK flats under ₹2 crore in Yeshwanthpur / Tumkur Road / Nagasandra, 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: Brigade Lumina by Brigade Group
Brigade Lumina in Yeshwanthpur / Tumkur Road / Nagasandra scores 73/100 with projected price growth of 10.9% a year, net-wealth CAGR 6.8% and cash-flow IRR 12.1%; the 2 BHK costs about ₹93.4 L (price modelled from comparables). Across all 11 2 BHK flats under ₹2 crore in Yeshwanthpur / Tumkur Road / Nagasandra the median score is 45, median growth 8.8% a year, median price ₹9,200 per sq ft and median ticket ₹98.4 L; 2 are ready to move in.
Projects
11
2 ready · 9 under construction
Median score
45
50 = Bengaluru average
Median growth / yr
8.8%
5-yr projection
Median price
₹98.4 L
2 BHK
Top 6
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.
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.
Vaishnavi Ars Gardenia
Vaishnavi Group · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr8.4%
Net-wealth CAGR4.7%
Cash-flow IRR6.0%
ReadyResidential Apartments₹89.3 L · ₹7,600 psf est.
The Poem By Shriram Properties
Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.0%
Net-wealth CAGR5.1%
Cash-flow IRR7.1%
Under construction · Mar 20272 BHK₹98.4 L · ₹9,200 psf est.
Shriram Sameeksha
Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr9.2%
Net-wealth CAGR4.0%
Cash-flow IRR5.2%
Under construction · Sep 2018Home₹1.12 Cr · ₹9,500 psf est.
The Edge
Arvind SmartSpaces · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr8.1%
Net-wealth CAGR4.3%
Cash-flow IRR5.5%
ReadyShowrooms & Professional₹1.35 Cr · ₹9,800 psf est.
All 11, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
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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.