Ranked list · as of September 11, 2026
Best 3 BHK flats in Bellandur / Outer Ring Road / Kadubeesanahalli
25 RERA-registered 3 BHK flats in Bellandur / Outer Ring Road / Kadubeesanahalli, 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: The Urban Forest by Keya Homes
The Urban Forest in Bellandur / Outer Ring Road / Kadubeesanahalli scores 69/100 with projected price growth of 10.5% a year, net-wealth CAGR 6.7% and cash-flow IRR 10.5%; the 3 BHK costs about ₹1.69 Cr (price modelled from comparables). Across all 25 3 BHK flats in Bellandur / Outer Ring Road / Kadubeesanahalli the median score is 54, median growth 9.5% a year, median price ₹11,150 per sq ft and median ticket ₹1.73 Cr; 6 are ready to move in.
Projects
25
6 ready · 19 under construction
Median score
54
50 = Bengaluru average
Median growth / yr
9.5%
5-yr projection
Median price
₹1.73 Cr
3 BHK
Top 6
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.
Abhee Lotus
Abhee Ventures · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹1.73 Cr · ₹11,500 psf est.
Vaishnavi Tech Square
Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹1.73 Cr · ₹11,500 psf est.
Vaishnavi Signature
Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹1.73 Cr · ₹11,500 psf est.
Bren Edgewaters
Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹2.25 Cr · ₹15,000 psf est.
Bren Imperia
Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹2.25 Cr · ₹15,000 psf est.
All 25, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| The Urban Forest Keya Homes · Bellandur / Outer Ring Road / Kadubeesanahalli | 69 | 10.5% | 6.7% | 10.5% | ₹10,800 est. | ₹1.69 Cr 3 BHK | Under construction Dec 2028 |
| Abhee Lotus Abhee Ventures · Bellandur / Outer Ring Road / Kadubeesanahalli | 61 | 9.1% | 5.9% | 7.7% | ₹11,500 est. | ₹1.73 Cr 3 BHK | Ready |
| Vaishnavi Tech Square Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 60 | 9.1% | 5.9% | 7.7% | ₹11,500 est. | ₹1.73 Cr 3 BHK | Ready |
| Vaishnavi Signature Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 59 | 9.1% | 5.9% | 7.7% | ₹11,500 est. | ₹1.73 Cr 3 BHK | Ready |
| Bren Edgewaters Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr 3 BHK | Ready |
| Bren Imperia Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr 3 BHK | Ready |
| The Central Regency Address Indiabuild Realty · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 10.8% | 6.3% | 8.1% | ₹10,800 est. | ₹1.87 Cr 3 BHK | Under construction May 2022 |
| Saiven Six Senses Saiven Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 10.2% | 6.4% | 10.6% | ₹10,800 est. | ₹1.61 Cr 3 BHK | Under construction Apr 2030 |
| Keerthi Krishna Viva Keerthi Estates · Bellandur / Outer Ring Road / Kadubeesanahalli | 56 | 10.8% | 6.3% | 8.0% | ₹10,800 est. | ₹1.62 Cr 3 BHK | Under construction Dec 2020 |
| Klassik Landmark Apartments - Phase III Klassik · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 10.8% | 6.4% | 8.1% | ₹10,800 est. | ₹1.43 Cr 3 BHK | Under construction Dec 2023 |
| Klassik Landmark Apartments - Phase II Klassik · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.8% | 6.2% | 7.9% | ₹10,800 est. | ₹1.71 Cr 3 BHK | Under construction May 2020 |
| Nitesh Cape Cod Phase I Nitesh Estates · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.0% | 5.7% | 7.4% | ₹14,550 est. | ₹2.34 Cr 3 BHK | Under construction Dec 2018 |
| Roach Cicada RBD Shelters · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 9.9% | 5.7% | 9.7% | ₹10,800 est. | ₹1.81 Cr 3 BHK | Under construction Aug 2030 |
| Keerthi Regalia Keerthi Estates · Bellandur / Outer Ring Road / Kadubeesanahalli | 53 | 9.7% | 5.2% | 6.7% | ₹11,150 est. | ₹1.67 Cr 3 BHK | Under construction Dec 2018 |
| Vajram Onyx Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 51 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr 3 BHK | Under construction Dec 2024 |
| SJR Prime Corporation Pvt Ltd Blue Water PH 3 SJR Prime · Bellandur / Outer Ring Road / Kadubeesanahalli | 50 | 10.0% | 5.5% | 7.1% | ₹11,150 est. | ₹1.67 Cr 3 BHK | Under construction Dec 2019 |
| Oceanus Vista II T7 Oceanus Dwellings · Bellandur / Outer Ring Road / Kadubeesanahalli | 49 | 9.7% | 5.2% | 6.7% | ₹11,150 est. | ₹1.67 Cr 3 BHK | Under construction Dec 2017 |
| Oceanus Vista II Oceanus Dwellings · Bellandur / Outer Ring Road / Kadubeesanahalli | 49 | 8.7% | 5.5% | 7.2% | ₹11,500 est. | ₹1.73 Cr 3 BHK | Ready |
| Godrej Lake Gardens Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 47 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr 3 BHK | Under construction May 2025 |
| Vaishnavi Sovereign Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr 3 BHK | Under construction Mar 2024 |
| Vaishnavi Tech Park Vaishnavi Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr 3 BHK | Under construction May 2023 |
| Bren Zahara Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr 3 BHK | Under construction Mar 2024 |
| Shilpitha Tech Park Maithri Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 45 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr 3 BHK | Under construction May 2023 |
| The Courtyard Essem18 Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 45 | 9.5% | 5.1% | 6.5% | ₹10,800 est. | ₹1.62 Cr 3 BHK | Under construction Sep 2023 |
| Godrej Reflections - Phase-1 Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 41 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr 3 BHK | Under construction Jan 2025 |
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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.