Ranked list · as of September 11, 2026
Best 3 BHK flats in North-East Bengaluru
52 RERA-registered 3 BHK flats in North-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: Nikoo Homes V - Phase - 2 by Bhartiya City
Nikoo Homes V - Phase - 2 in Hennur Road / Kothanur / Kalyan Nagar scores 72/100 with projected price growth of 10.4% a year, net-wealth CAGR 6.4% and cash-flow IRR 10.8%; the 3 BHK costs about ₹1.55 Cr (price modelled from comparables). Across all 52 3 BHK flats in North-East Bengaluru the median score is 56, median growth 9.7% a year, median price ₹10,350 per sq ft and median ticket ₹1.52 Cr; 8 are ready to move in.
Projects
52
8 ready · 44 under construction
Median score
56
50 = Bengaluru average
Median growth / yr
9.7%
5-yr projection
Median price
₹1.52 Cr
3 BHK
Top 6
Nikoo Homes V - Phase - 2
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.4%
Net-wealth CAGR6.4%
Cash-flow IRR10.8%
Under construction · Jun 20302 BHK₹1.04 Cr · ₹10,350 psf est.
Nikoo Homes V - Phase - 1
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.1%
Cash-flow IRR9.6%
Under construction · Aug 20291 BHK₹49.5 L · ₹10,650 psf est.
Nikoo Homes VI - Phase-2
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR5.9%
Cash-flow IRR9.3%
Under construction · Sep 20291 BHK₹67.8 L · ₹10,350 psf est.
True North by Livingwalls
VDB Infra & Realty · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.5%
Net-wealth CAGR5.9%
Cash-flow IRR8.6%
Under construction · Jun 20282 BHK₹93.6 L · ₹8,000 psf est.
Nikoo Homes VI - Phase - 1
Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.9%
Net-wealth CAGR6.2%
Cash-flow IRR9.7%
Under construction · Jan 20291 BHK₹71.9 L · ₹10,350 psf est.
DNR Parklink Phase 2
DNR Group · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.2%
Cash-flow IRR9.6%
Under construction · May 20291 BHK₹63.1 L · ₹10,350 psf est.
All 52, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Nikoo Homes V - Phase - 2 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 72 | 10.4% | 6.4% | 10.8% | ₹10,350 est. | ₹1.55 Cr 3 BHK | Under construction Jun 2030 |
| Nikoo Homes V - Phase - 1 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 70 | 10.0% | 6.1% | 9.6% | ₹10,650 est. | ₹1.60 Cr 3 BHK | Under construction Aug 2029 |
| Nikoo Homes VI - Phase-2 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 67 | 10.0% | 5.9% | 9.3% | ₹10,350 est. | ₹1.53 Cr 3 BHK | Under construction Sep 2029 |
| True North by Livingwalls VDB Infra & Realty · Hennur Road / Kothanur / Kalyan Nagar | 66 | 10.5% | 5.9% | 8.6% | ₹8,000 est. | ₹1.27 Cr 3 BHK | Under construction Jun 2028 |
| Nikoo Homes VI - Phase - 1 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 65 | 9.9% | 6.2% | 9.7% | ₹10,350 est. | ₹1.53 Cr 3 BHK | Under construction Jan 2029 |
| DNR Parklink Phase 2 DNR Group · Hennur Road / Kothanur / Kalyan Nagar | 65 | 10.0% | 6.2% | 9.6% | ₹10,350 est. | ₹1.68 Cr 3 BHK | Under construction May 2029 |
| Sumukha Earthen Crest Sumukha Ventures · Hennur Road / Kothanur / Kalyan Nagar | 63 | 10.5% | 6.5% | 10.8% | ₹8,000 est. | ₹1.16 Cr 3 BHK | Under construction Dec 2029 |
| Nava Vajra Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar | 63 | 9.3% | 5.2% | 7.6% | ₹8,250 est. | ₹1.32 Cr 3 BHK | Under construction Mar 2028 |
| Casagrand Regal Casagrand · Hennur Road / Kothanur / Kalyan Nagar | 62 | 10.6% | 6.0% | 8.4% | ₹10,350 est. | ₹1.67 Cr 3 BHK | Under construction Mar 2027 |
| Nava Vruksha Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar | 61 | 10.0% | 6.7% | 12.9% | ₹8,000 est. | ₹1.22 Cr 3 BHK | Under construction Dec 2031 |
| DNR Parklink Phase 1 DNR Group · Hennur Road / Kothanur / Kalyan Nagar | 61 | 9.7% | 5.5% | 8.2% | ₹10,650 est. | ₹1.73 Cr 3 BHK | Under construction Dec 2027 |
| Prestige North Point Prestige · Hennur Road / Kothanur / Kalyan Nagar | 60 | 8.9% | 5.5% | 7.1% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| Dsr Waterscape DSR Infrastructure · Hennur Road / Kothanur / Kalyan Nagar | 60 | 8.9% | 5.5% | 7.0% | ₹8,500 est. | ₹1.27 Cr 3 BHK | Ready |
| Sri Gayathri Avenue SDR Constructions · Hennur Road / Kothanur / Kalyan Nagar | 60 | 10.7% | 6.2% | 7.8% | ₹8,000 est. | ₹81.6 L 3 BHK | Under construction Sep 2025 |
| DS MAX Skyscape DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 60 | 8.9% | 5.5% | 7.0% | ₹8,500 est. | ₹1.27 Cr 3 BHK | Ready |
| In That Quiet Earth Phase 2c Total Environment · Hennur Road / Kothanur / Kalyan Nagar | 60 | 11.1% | 7.4% | 13.3% | ₹13,800 est. | ₹3.29 Cr 3 BHK | Under construction Mar 2031 |
| Akasha by Essem18 Essem18 Developers · Hennur Road / Kothanur / Kalyan Nagar | 59 | 10.0% | 5.7% | 8.9% | ₹8,000 est. | ₹1.24 Cr 3 BHK | Under construction May 2029 |
| Sri Gayathri Empire SDR Constructions · Hennur Road / Kothanur / Kalyan Nagar | 59 | 8.9% | 5.5% | 7.0% | ₹8,500 est. | ₹1.27 Cr 3 BHK | Ready |
| Amigo Palacio Amigo Shelters · Hennur Road / Kothanur / Kalyan Nagar | 59 | 10.3% | 5.8% | 8.5% | ₹8,000 est. | ₹1.39 Cr 3 BHK | Under construction Mar 2028 |
| DS - Max Sparkle Nest DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 59 | 8.9% | 5.5% | 7.0% | ₹8,500 est. | ₹1.27 Cr 3 BHK | Ready |
| vajram elina Vajram · Hennur Road / Kothanur / Kalyan Nagar | 59 | 8.9% | 5.5% | 7.1% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| Kumar Prospera Kumar Properties · Hennur Road / Kothanur / Kalyan Nagar | 59 | 10.5% | 6.1% | 10.3% | ₹8,000 est. | ₹1.32 Cr 3 BHK | Under construction Jun 2030 |
| Orchid Greens Goyal & Co · Hennur Road / Kothanur / Kalyan Nagar | 58 | 10.6% | 6.0% | 7.7% | ₹10,350 est. | ₹1.33 Cr 3 BHK | Under construction Sep 2019 |
| Casagrand Keatsway Casagrand · Hennur Road / Kothanur / Kalyan Nagar | 58 | 9.6% | 5.1% | 6.7% | ₹10,650 est. | ₹1.73 Cr 3 BHK | Under construction Nov 2026 |
| Sri Gayathri Prime SDR Constructions · Hennur Road / Kothanur / Kalyan Nagar | 58 | 10.7% | 6.1% | 7.6% | ₹8,000 est. | ₹1.04 Cr 3 BHK | Under construction Dec 2024 |
| Concorde Sienna Concorde · Hennur Road / Kothanur / Kalyan Nagar | 56 | 9.8% | 6.0% | 10.7% | ₹10,350 est. | ₹1.61 Cr 3 BHK | Under construction Jul 2031 |
| LGCL One Street LGCL Urban Homes · Hennur Road / Kothanur / Kalyan Nagar | 56 | 10.6% | 5.5% | 7.0% | ₹8,000 est. | ₹1.35 Cr 3 BHK | Under construction Mar 2019 |
| Bhartiya Leela Residences Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 55 | 8.9% | 5.5% | 7.1% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| Nikoo Homes II West Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 55 | 10.7% | 5.8% | 7.5% | ₹10,350 est. | ₹1.55 Cr 3 BHK | Under construction Mar 2023 |
| Classique Willowbell Allegro Mahabaleshwara Ventures · Hennur Road / Kothanur / Kalyan Nagar | 55 | 9.8% | 6.5% | 12.4% | ₹8,000 est. | ₹1.31 Cr 3 BHK | Under construction Dec 2031 |
| Ds Max Swastika DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 54 | 9.3% | 5.5% | 7.4% | ₹8,250 est. | ₹1.09 Cr 3 BHK | Under construction Mar 2027 |
| Vajram Newtown - II Vajram · Hennur Road / Kothanur / Kalyan Nagar | 54 | 9.9% | 5.8% | 8.5% | ₹10,350 est. | ₹1.65 Cr 3 BHK | Under construction Jan 2028 |
| Nikoo Homes I (Towers 1 - 6 & 10) Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 54 | 8.9% | 5.5% | 7.1% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| Mantri Webcity2B Mantri · Hennur Road / Kothanur / Kalyan Nagar | 53 | 10.7% | 5.8% | 7.5% | ₹10,350 est. | ₹1.55 Cr 3 BHK | Under construction Dec 2022 |
| Purva Promenade Puravankara · Hennur Road / Kothanur / Kalyan Nagar | 52 | 9.3% | 4.6% | 5.9% | ₹10,350 est. | ₹1.55 Cr 3 BHK | Under construction Sep 2024 |
| Visalakshi Prakruthi Prakruthi · Hennur Road / Kothanur / Kalyan Nagar | 51 | 9.3% | 4.4% | 5.6% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction Jul 2025 |
| Glorious A2 Lewis Infrastructure · Hennur Road / Kothanur / Kalyan Nagar | 50 | 9.3% | 4.3% | 5.5% | ₹8,000 est. | ₹1.44 Cr 3 BHK | Under construction Dec 2023 |
| Mantri Webcity2A Mantri · Hennur Road / Kothanur / Kalyan Nagar | 50 | 10.3% | 5.5% | 7.1% | ₹10,350 est. | ₹1.55 Cr 3 BHK | Under construction Feb 2020 |
| Soul & Soil - Phase 2A Assetz · Hennur Road / Kothanur / Kalyan Nagar | 48 | 9.3% | 4.3% | 5.6% | ₹10,350 est. | ₹2.27 Cr 3 BHK | Under construction Oct 2023 |
| Mantri Webcity3C Mantri · Hennur Road / Kothanur / Kalyan Nagar | 48 | 10.2% | 5.4% | 7.0% | ₹10,350 est. | ₹1.55 Cr 3 BHK | Under construction Mar 2022 |
| Casagrand Orlena Casagrand · Hennur Road / Kothanur / Kalyan Nagar | 47 | 9.3% | 5.6% | 7.1% | ₹10,350 est. | ₹1.52 Cr 3 BHK | Under construction Aug 2025 |
| Soul & Soil - Phase 1 Assetz · Hennur Road / Kothanur / Kalyan Nagar | 47 | 9.3% | 4.6% | 5.9% | ₹10,350 est. | ₹1.55 Cr 3 BHK | Under construction Feb 2023 |
| Mantri Webcity3B Mantri · Hennur Road / Kothanur / Kalyan Nagar | 46 | 9.9% | 5.1% | 6.6% | ₹10,650 est. | ₹1.60 Cr 3 BHK | Under construction Mar 2020 |
| Sankalp Manor DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 46 | 9.3% | 4.4% | 5.6% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction Mar 2023 |
| Pride Pegasus Pride & Expert Properties · Hennur Road / Kothanur / Kalyan Nagar | 45 | 9.3% | 4.7% | 5.9% | ₹8,000 est. | ₹1.24 Cr 3 BHK | Under construction Jun 2023 |
| Celebrity Shelters Celebrity Structures · Hennur Road / Kothanur / Kalyan Nagar | 44 | 9.3% | 4.4% | 5.6% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction Jul 2021 |
| Sky Grand DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 44 | 9.3% | 4.4% | 5.6% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction Dec 2024 |
| Mantri Webcity3A Mantri · Hennur Road / Kothanur / Kalyan Nagar | 44 | 9.6% | 4.8% | 6.3% | ₹10,650 est. | ₹1.60 Cr 3 BHK | Under construction Jan 2020 |
| Secret Soil By Livingwalls VDB Infra & Realty · Hennur Road / Kothanur / Kalyan Nagar | 44 | 9.3% | 4.4% | 5.6% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction Apr 2024 |
| Amigo Regency Amigo Shelters · Hennur Road / Kothanur / Kalyan Nagar | 43 | 9.3% | 4.4% | 5.6% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction May 2022 |
| Ds Max - Sage DS-MAX · Hennur Road / Kothanur / Kalyan Nagar | 43 | 9.3% | 4.4% | 5.6% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction Oct 2021 |
| In That Quiet Earth Tower 8 Total Environment · Hennur Road / Kothanur / Kalyan Nagar | 40 | 9.4% | 7.3% | 14.2% | ₹13,800 est. | ₹5.31 Cr 3 BHK | Under construction Dec 2032 |
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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.