Ranked list · as of September 11, 2026
Best 2 BHK flats under ₹50 lakh in Bengaluru
51 RERA-registered 2 BHK flats under ₹50 lakh in 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: Provident Ecopolitan Phase 5 by Provident
Provident Ecopolitan Phase 5 in Devanahalli / Airport Road / Bagalur scores 63/100 with projected price growth of 11.9% a year, net-wealth CAGR 7.6% and cash-flow IRR 11.9%; the 2 BHK costs about ₹36.8 L (price modelled from comparables). Across all 51 2 BHK flats under ₹50 lakh in Bengaluru the median score is 38, median growth 9.3% a year, median price ₹5,650 per sq ft and median ticket ₹40.9 L; 11 are ready to move in.
Projects
51
11 ready · 40 under construction
Median score
38
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹40.9 L
2 BHK
Top 6
Provident Ecopolitan Phase 5
Provident · Devanahalli / Airport Road / Bagalur
Price growth / yr11.9%
Net-wealth CAGR7.6%
Cash-flow IRR11.9%
Under construction · Apr 20293 BHK₹36.8 L · ₹8,000 psf est.
Brillio and Commercial at Brigade Valencia
Brigade Group · Attibele / Anekal / Chandapura
Price growth / yr10.3%
Net-wealth CAGR5.3%
Cash-flow IRR8.3%
Under construction · Sep 2029Commercial / Retail₹28.1 L · ₹6,100 psf est.
LivingTree by Kalyani Developers
Kalyani Developers · Devanahalli / Airport Road / Bagalur
Price growth / yr11.2%
Net-wealth CAGR6.2%
Cash-flow IRR9.7%
Under construction · Sep 2029Residential Apartments₹39.3 L · ₹6,100 psf est.
Saiven Sunset Boulevard
Saiven Developers · Indiranagar / Old Airport Road / Domlur
Price growth / yr9.5%
Net-wealth CAGR7.0%
Cash-flow IRR8.4%
Under construction · Aug 2022Home₹41.2 L · ₹11,300 psf est.
Sowparnika Euphoria In The East
Sowparnika · Hoskote / Budigere Cross / Old Madras Road
Price growth / yr10.4%
Net-wealth CAGR5.7%
Cash-flow IRR10.5%
Under construction · May 20311 BHK₹23.4 L · ₹5,650 psf est.
Sowparnika Whispering Petals
Sowparnika · Hoskote / Budigere Cross / Old Madras Road
Price growth / yr10.7%
Net-wealth CAGR6.0%
Cash-flow IRR12.2%
Under construction · Sep 20321 BHK₹23.2 L · ₹5,650 psf est.
All 51, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Provident Ecopolitan Phase 5 Provident · Devanahalli / Airport Road / Bagalur | 63 | 11.9% | 7.6% | 11.9% | ₹8,000 est. | ₹36.8 L 2 BHK | Under construction Apr 2029 |
| Brillio and Commercial at Brigade Valencia Brigade Group · Attibele / Anekal / Chandapura | 59 | 10.3% | 5.3% | 8.3% | ₹6,100 est. | ₹28.1 L 2 BHK | Under construction Sep 2029 |
| LivingTree by Kalyani Developers Kalyani Developers · Devanahalli / Airport Road / Bagalur | 58 | 11.2% | 6.2% | 9.7% | ₹6,100 est. | ₹39.3 L 2 BHK | Under construction Sep 2029 |
| Saiven Sunset Boulevard Saiven Developers · Indiranagar / Old Airport Road / Domlur | 58 | 9.5% | 7.0% | 8.4% | ₹11,300 est. | ₹41.2 L 2 BHK | Under construction Aug 2022 |
| Sowparnika Euphoria In The East Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 57 | 10.4% | 5.7% | 10.5% | ₹5,650 est. | ₹42.9 L 2 BHK | Under construction May 2031 |
| Sowparnika Whispering Petals Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 55 | 10.7% | 6.0% | 12.2% | ₹5,650 est. | ₹42.1 L 2 BHK | Under construction Sep 2032 |
| VBHC Haven of Joy VBHC · Mysore Road / RR Nagar / Kengeri | 53 | 9.1% | 6.3% | 7.8% | ₹7,200 est. | ₹27.4 L 2 BHK | Ready |
| Aswani Aaeesha B Wing Aswani Properties · Electronic City / Hosur Road / Bommasandra | 48 | 7.6% | 4.6% | 5.6% | ₹6,200 est. | ₹31.6 L 2 BHK | Ready |
| Jito Ranka Nagar Ranka · Mysore Road / RR Nagar / Kengeri | 47 | 9.7% | 5.3% | 7.1% | ₹7,000 est. | ₹46.9 L 2 BHK | Under construction Apr 2027 |
| Ajmera Iris Ajmera · Electronic City / Hosur Road / Bommasandra | 47 | 8.0% | 3.2% | 4.1% | ₹7,550 est. | ₹40.0 L 2 BHK | Under construction Dec 2026 |
| Abhee Serenity Springs Abhee Ventures · Attibele / Anekal / Chandapura | 46 | 10.2% | 4.4% | 7.7% | ₹4,700 est. | ₹46.3 L 2 BHK | Under construction Jun 2030 |
| Aswani Aaeesha A Wing Aswani Properties · Electronic City / Hosur Road / Bommasandra | 46 | 9.2% | 4.3% | 5.2% | ₹5,850 est. | ₹29.8 L 2 BHK | Under construction Nov 2019 |
| Dsr Parkway (phase 2) DSR Infrastructure · Sarjapur Road | 46 | 9.3% | 6.1% | 7.5% | ₹8,450 est. | ₹47.7 L 2 BHK | Under construction Oct 2025 |
| Sowparnika Indradhanush Phase II Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 45 | 9.1% | 5.7% | 7.1% | ₹6,000 est. | ₹37.8 L 2 BHK | Ready |
| Sowparnika Ashiyana Phase II Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 44 | 8.9% | 5.9% | 7.2% | ₹6,000 est. | ₹29.4 L 2 BHK | Ready |
| Signature Heights Signature Dwellings · Attibele / Anekal / Chandapura | 44 | 9.4% | 4.0% | 6.3% | ₹4,850 est. | ₹49.2 L 2 BHK | Under construction Oct 2028 |
| Sowparnika Indradhanush Phase I Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 42 | 9.0% | 6.1% | 7.5% | ₹6,000 est. | ₹39.9 L 2 BHK | Ready |
| Orlean Global Edifice Infra · Attibele / Anekal / Chandapura | 41 | 8.8% | 4.7% | 5.8% | ₹5,000 est. | ₹47.8 L 2 BHK | Ready |
| Legacy Global Edifice Infra · Attibele / Anekal / Chandapura | 41 | 8.9% | 4.8% | 6.0% | ₹5,000 est. | ₹46.8 L 2 BHK | Ready |
| Bren Park City Bren Corporation · Electronic City / Hosur Road / Bommasandra | 41 | 8.5% | 3.5% | 5.5% | ₹7,350 est. | ₹43.7 L 2 BHK | Under construction Jun 2029 |
| Shriram 107southeast - Phase 3 Shriram Properties · Attibele / Anekal / Chandapura | 40 | 10.6% | 5.2% | 6.7% | ₹6,100 est. | ₹40.0 L 2 BHK | Under construction Jan 2027 |
| Sobha Brooklyn Towers - Town Park Phase 5, W3 Sobha · Attibele / Anekal / Chandapura | 40 | 9.1% | 5.5% | 7.0% | ₹6,500 est. | ₹42.6 L 2 BHK | Ready |
| Abhee Pride Abhee Ventures · Attibele / Anekal / Chandapura | 40 | 8.8% | 4.7% | 5.9% | ₹5,000 est. | ₹46.5 L 2 BHK | Ready |
| Ds Max Spoorthi Nest DS-MAX · Attibele / Anekal / Chandapura | 39 | 10.5% | 5.3% | 9.9% | ₹4,700 est. | ₹44.6 L 2 BHK | Under construction Dec 2030 |
| Raj High Gardens SNN · Attibele / Anekal / Chandapura | 39 | 9.5% | 4.7% | 6.8% | ₹6,100 est. | ₹48.5 L 2 BHK | Under construction Apr 2028 |
| Soul Tree - Nirvana Modern Spaces · Sarjapur Road | 38 | 9.3% | 6.2% | 7.6% | ₹8,450 est. | ₹45.2 L 2 BHK | Under construction Dec 2023 |
| Bhavisha Meadows Bhavisha Properties · Attibele / Anekal / Chandapura | 38 | 10.7% | 4.5% | 5.5% | ₹4,700 est. | ₹47.7 L 2 BHK | Under construction Mar 2023 |
| Ds Max Sky Stanza DS-MAX · Attibele / Anekal / Chandapura | 37 | 10.1% | 5.0% | 9.3% | ₹4,700 est. | ₹45.1 L 2 BHK | Under construction Oct 2030 |
| Palm Groves Karsten Homes · Attibele / Anekal / Chandapura | 36 | 11.1% | 5.3% | 7.8% | ₹4,700 est. | ₹40.4 L 2 BHK | Under construction Dec 2027 |
| Ds Max Sky Sampadha DS-MAX · Attibele / Anekal / Chandapura | 36 | 10.2% | 5.1% | 9.5% | ₹4,700 est. | ₹49.1 L 2 BHK | Under construction Oct 2030 |
| Palm Groves Karsten Homes · Attibele / Anekal / Chandapura | 34 | 11.1% | 5.3% | 7.8% | ₹4,700 est. | ₹40.4 L 2 BHK | Under construction Dec 2027 |
| Dhiraan Urban Forest Dhiraan Infrastructure · Attibele / Anekal / Chandapura | 34 | 10.7% | 4.6% | 5.6% | ₹4,700 est. | ₹43.5 L 2 BHK | Under construction Feb 2025 |
| Sowparnika Ashiyana Phase I Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 34 | 9.3% | 4.6% | 5.6% | ₹5,650 est. | ₹23.7 L 2 BHK | Under construction Jun 2025 |
| Sowparnika Pranathi Sowparnika · Mysore Road / RR Nagar / Kengeri | 33 | 9.5% | 4.6% | 5.7% | ₹6,750 est. | ₹46.9 L 2 BHK | Under construction Sep 2025 |
| Sowparnika Columns Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 33 | 10.8% | 5.2% | 6.5% | ₹5,650 est. | ₹46.9 L 2 BHK | Under construction Dec 2023 |
| DS Max Sukruth DS-MAX · Attibele / Anekal / Chandapura | 33 | 8.6% | 4.6% | 5.8% | ₹5,000 est. | ₹42.8 L 2 BHK | Ready |
| Aswani Sunshine Aswani Properties · Attibele / Anekal / Chandapura | 33 | 10.1% | 4.7% | 5.7% | ₹4,850 est. | ₹24.7 L 2 BHK | Under construction Jul 2019 |
| Mahaveer Turquoise Reddy Structures · Electronic City / Hosur Road / Bommasandra | 33 | 8.0% | 2.9% | 3.5% | ₹5,850 est. | ₹38.9 L 2 BHK | Under construction Sep 2022 |
| Sobha Brooklyn Towers - Town Park Phase 2, W2 Sobha · Attibele / Anekal / Chandapura | 32 | 8.8% | 4.3% | 6.3% | ₹6,300 est. | ₹36.5 L 2 BHK | Under construction Dec 2027 |
| Ds Max Spoorthi DS-MAX · Attibele / Anekal / Chandapura | 30 | 8.6% | 4.5% | 5.7% | ₹5,000 est. | ₹42.8 L 2 BHK | Ready |
| Aryan Golden Arena Aryan Hometec · Attibele / Anekal / Chandapura | 27 | 10.7% | 4.7% | 5.7% | ₹4,700 est. | ₹39.5 L 2 BHK | Under construction Dec 2021 |
| Sowparnika Swastika Phase II Sowparnika · Attibele / Anekal / Chandapura | 26 | 9.1% | 3.1% | 3.9% | ₹4,850 est. | ₹45.8 L 2 BHK | Under construction Dec 2017 |
| Sowparnika Indraprastha Sowparnika · Hoskote / Budigere Cross / Old Madras Road | 26 | 9.3% | 4.3% | 5.2% | ₹5,650 est. | ₹32.2 L 2 BHK | Under construction Dec 2022 |
| Global Edifice Infra Cresent Global Edifice Infra · Attibele / Anekal / Chandapura | 25 | 9.2% | 3.3% | 4.1% | ₹4,700 est. | ₹39.7 L 2 BHK | Under construction Aug 2025 |
| Legacy Vivienda Legacy Global · Devanahalli / Airport Road / Bagalur | 23 | 10.0% | 5.6% | 8.8% | ₹6,100 est. | ₹43.0 L 2 BHK | Under construction Dec 2028 |
| 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 |
| Shriram 107 Southeast Shriram Properties · Attibele / Anekal / Chandapura | 23 | 9.2% | 4.0% | 4.9% | ₹6,100 est. | ₹40.9 L 2 BHK | Under construction Jul 2025 |
| Celebrity Pride Avenue Celebrity Structures · Attibele / Anekal / Chandapura | 21 | 9.2% | 3.4% | 4.2% | ₹4,700 est. | ₹37.4 L 2 BHK | Under construction Dec 2022 |
| sipani Royal Heritage Phase-I Sipani · Attibele / Anekal / Chandapura | 20 | 8.3% | 2.5% | 3.1% | ₹4,850 est. | ₹39.8 L 2 BHK | Under construction Sep 2026 |
| Sowparnika Unnathi Sowparnika · Attibele / Anekal / Chandapura | 20 | 9.2% | 3.9% | 4.8% | ₹4,700 est. | ₹22.8 L 2 BHK | Under construction Aug 2023 |
| 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 |
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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.