Ranked list · as of September 11, 2026
Best 3 BHK flats in Marathahalli / Kundalahalli / Varthur
31 RERA-registered 3 BHK flats in Marathahalli / Kundalahalli / Varthur, 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: Evergreen @ Prestige Raintree Park by Prestige
Evergreen @ Prestige Raintree Park in Marathahalli / Kundalahalli / Varthur scores 81/100 with projected price growth of 11.1% a year, net-wealth CAGR 7.1% and cash-flow IRR 11.7%; the 3 BHK costs about ₹1.75 Cr (price modelled from comparables). Across all 31 3 BHK flats in Marathahalli / Kundalahalli / Varthur the median score is 63, median growth 10.1% a year, median price ₹11,300 per sq ft and median ticket ₹1.61 Cr; 4 are ready to move in.
Projects
31
4 ready · 27 under construction
Median score
63
50 = Bengaluru average
Median growth / yr
10.1%
5-yr projection
Median price
₹1.61 Cr
3 BHK
Top 6
Evergreen @ Prestige Raintree Park
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr11.1%
Net-wealth CAGR7.1%
Cash-flow IRR11.7%
Under construction · Jun 20301 BHK₹68.4 L · ₹11,300 psf est.
Prestige Raintree Park
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.6%
Net-wealth CAGR7.1%
Cash-flow IRR10.9%
Under construction · Dec 20281 BHK₹47.5 L · ₹11,300 psf est.
SOBHA Ayana at Dream Acres Wing 60 to 71
Sobha · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.7%
Net-wealth CAGR7.4%
Cash-flow IRR13.8%
Under construction · Dec 20313 BHK₹1.91 Cr · ₹11,300 psf est.
Prestige Somerville
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.4%
Net-wealth CAGR6.1%
Cash-flow IRR9.0%
Under construction · Dec 20272 BHK₹1.27 Cr · ₹11,300 psf est.
Sobha Neopolis Phase 3 - W 1, 2, 10 & 11
Sobha · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.8%
Net-wealth CAGR6.6%
Cash-flow IRR11.1%
Under construction · Dec 20293 BHK₹1.95 Cr · ₹11,300 psf est.
Sobha Neopolis Phase 2 - W 12 & 13
Sobha · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.6%
Net-wealth CAGR6.7%
Cash-flow IRR11.9%
Under construction · Dec 20303 BHK₹1.94 Cr · ₹11,300 psf est.
All 31, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Evergreen @ Prestige Raintree Park Prestige · Marathahalli / Kundalahalli / Varthur | 81 | 11.1% | 7.1% | 11.7% | ₹11,300 est. | ₹1.75 Cr 3 BHK | Under construction Jun 2030 |
| Prestige Raintree Park Prestige · Marathahalli / Kundalahalli / Varthur | 81 | 10.6% | 7.1% | 10.9% | ₹11,300 est. | ₹2.14 Cr 3 BHK | Under construction Dec 2028 |
| SOBHA Ayana at Dream Acres Wing 60 to 71 Sobha · Marathahalli / Kundalahalli / Varthur | 77 | 10.7% | 7.4% | 13.8% | ₹11,300 est. | ₹1.91 Cr 3 BHK | Under construction Dec 2031 |
| Prestige Somerville Prestige · Marathahalli / Kundalahalli / Varthur | 76 | 10.4% | 6.1% | 9.0% | ₹11,300 est. | ₹1.84 Cr 3 BHK | Under construction Dec 2027 |
| Sobha Neopolis Phase 3 - W 1, 2, 10 & 11 Sobha · Marathahalli / Kundalahalli / Varthur | 76 | 10.8% | 6.6% | 11.1% | ₹11,300 est. | ₹1.95 Cr 3 BHK | Under construction Dec 2029 |
| Sobha Neopolis Phase 2 - W 12 & 13 Sobha · Marathahalli / Kundalahalli / Varthur | 75 | 10.6% | 6.7% | 11.9% | ₹11,300 est. | ₹1.94 Cr 3 BHK | Under construction Dec 2030 |
| Sumadhura Edition Phase-II Sumadhura · Marathahalli / Kundalahalli / Varthur | 74 | 10.4% | 6.6% | 11.0% | ₹11,300 est. | ₹1.53 Cr 3 BHK | Under construction Dec 2029 |
| Sobha Neopolis Phase 4 - 3, 4, 8 & 9 Sobha · Marathahalli / Kundalahalli / Varthur | 73 | 10.5% | 7.1% | 13.4% | ₹11,300 est. | ₹1.95 Cr 3 BHK | Under construction Dec 2031 |
| Sobha Neopolis Phase 1 - W 14, 15, 16, 17, 18 &19 Sobha · Marathahalli / Kundalahalli / Varthur | 71 | 10.2% | 6.4% | 9.9% | ₹11,300 est. | ₹1.94 Cr 3 BHK | Under construction Dec 2028 |
| Sobha Neopolis Phase 5 - W 5, 6 & 7 Sobha · Marathahalli / Kundalahalli / Varthur | 70 | 9.9% | 6.5% | 12.2% | ₹11,650 est. | ₹1.99 Cr 3 BHK | Under construction Dec 2031 |
| Prestige Green Gables Prestige · Marathahalli / Kundalahalli / Varthur | 68 | 8.8% | 6.0% | 7.6% | ₹12,000 est. | ₹1.61 Cr 3 BHK | Ready |
| The Residences at Brigade Tech Gardens Brigade Group · Marathahalli / Kundalahalli / Varthur | 67 | 8.8% | 5.3% | 6.9% | ₹12,000 est. | ₹2.24 Cr 3 BHK | Ready |
| Maithri Springwoods Maithri Developers · Marathahalli / Kundalahalli / Varthur | 66 | 10.4% | 6.0% | 10.9% | ₹8,650 est. | ₹1.35 Cr 3 BHK | Under construction Jul 2031 |
| Prestige Lavender Fields Prestige · Marathahalli / Kundalahalli / Varthur | 66 | 9.3% | 5.1% | 7.1% | ₹11,650 est. | ₹1.54 Cr 3 BHK | Under construction May 2027 |
| Sumadhura Edition Phase-I Sumadhura · Marathahalli / Kundalahalli / Varthur | 64 | 10.1% | 6.1% | 10.3% | ₹11,300 est. | ₹1.49 Cr 3 BHK | Under construction Dec 2029 |
| Sumadhura Solace Phase-II Sumadhura · Marathahalli / Kundalahalli / Varthur | 63 | 9.5% | 5.4% | 9.0% | ₹11,300 est. | ₹1.71 Cr 3 BHK | Under construction Dec 2029 |
| Orchid Bloomsberry Goyal & Co · Marathahalli / Kundalahalli / Varthur | 62 | 9.2% | 4.9% | 7.3% | ₹11,650 est. | ₹1.69 Cr 3 BHK | Under construction Mar 2028 |
| Ashish Krishna Maple Aashish Developers · Marathahalli / Kundalahalli / Varthur | 62 | 10.8% | 6.0% | 8.9% | ₹8,650 est. | ₹1.60 Cr 3 BHK | Under construction Dec 2027 |
| Saritha Fortune Saritha Developers · Marathahalli / Kundalahalli / Varthur | 62 | 8.8% | 5.3% | 6.8% | ₹9,200 est. | ₹1.38 Cr 3 BHK | Ready |
| Spectra Parijatha Spectra Constructions · Marathahalli / Kundalahalli / Varthur | 61 | 9.3% | 4.5% | 6.7% | ₹8,900 est. | ₹1.40 Cr 3 BHK | Under construction Aug 2028 |
| Desai Empire Desai Developers · Marathahalli / Kundalahalli / Varthur | 61 | 8.9% | 4.7% | 6.0% | ₹8,900 est. | ₹1.20 Cr 3 BHK | Under construction Dec 2026 |
| Samruddhi Winter Green Samruddhi Realty · Marathahalli / Kundalahalli / Varthur | 60 | 10.7% | 5.5% | 7.0% | ₹8,650 est. | ₹1.30 Cr 3 BHK | Under construction Dec 2019 |
| Sumadhura Elysium Phase-I Sumadhura · Marathahalli / Kundalahalli / Varthur | 60 | 9.5% | 5.3% | 9.0% | ₹11,300 est. | ₹1.92 Cr 3 BHK | Under construction Dec 2029 |
| Keerthi Splendour Keerthi Estates · Marathahalli / Kundalahalli / Varthur | 59 | 10.7% | 5.5% | 7.0% | ₹8,650 est. | ₹1.30 Cr 3 BHK | Under construction Dec 2019 |
| Saritha Elan Saritha Developers · Marathahalli / Kundalahalli / Varthur | 59 | 10.7% | 5.5% | 7.0% | ₹8,650 est. | ₹1.30 Cr 3 BHK | Under construction Dec 2018 |
| Prestige Tech Forest Prestige · Marathahalli / Kundalahalli / Varthur | 57 | 8.8% | 3.9% | 5.6% | ₹11,650 est. | ₹1.75 Cr 3 BHK | Under construction Jun 2027 |
| 77° Life DivyaSree · Marathahalli / Kundalahalli / Varthur | 56 | 8.5% | 4.3% | 5.8% | ₹15,750 est. | ₹4.91 Cr 3 BHK | Ready |
| Ds Max Skysampurn DS-MAX · Marathahalli / Kundalahalli / Varthur | 56 | 10.4% | 6.2% | 11.1% | ₹8,650 est. | ₹1.15 Cr 3 BHK | Under construction Jun 2031 |
| SJR Primecorporation Pvt Ltd Palazza Ph2 SJR Prime · Marathahalli / Kundalahalli / Varthur | 55 | 9.8% | 4.7% | 6.0% | ₹8,900 est. | ₹1.33 Cr 3 BHK | Under construction Sep 2019 |
| SJR Primecorporation Pvt Ltd Palazza Ph3 SJR Prime · Marathahalli / Kundalahalli / Varthur | 54 | 9.8% | 4.7% | 6.0% | ₹8,900 est. | ₹1.33 Cr 3 BHK | Under construction Sep 2019 |
| Adithya Valioso Adithya Constructions · Marathahalli / Kundalahalli / Varthur | 54 | 8.9% | 4.7% | 6.9% | ₹8,900 est. | ₹1.24 Cr 3 BHK | Under construction Dec 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.