Ranked list · as of September 11, 2026
Best 3 BHK flats in North-West Bengaluru
36 RERA-registered 3 BHK flats in North-West 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: Purva Blubelle by Puravankara
Purva Blubelle in Malleswaram / Rajajinagar / Sadashivanagar scores 81/100 with projected price growth of 10.2% a year, net-wealth CAGR 6.2% and cash-flow IRR 9.7%; the 3 BHK costs about ₹2.02 Cr (price modelled from comparables). Across all 36 3 BHK flats in North-West Bengaluru the median score is 56, median growth 8.9% a year, median price ₹9,500 per sq ft and median ticket ₹1.55 Cr; 9 are ready to move in.
Projects
36
9 ready · 27 under construction
Median score
56
50 = Bengaluru average
Median growth / yr
8.9%
5-yr projection
Median price
₹1.55 Cr
3 BHK
Top 6
Purva Blubelle
Puravankara · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr10.2%
Net-wealth CAGR6.2%
Cash-flow IRR9.7%
Under construction · Jun 20292 BHK₹1.59 Cr · ₹15,050 psf est.
Godrej Tiara
Godrej Properties · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.6%
Net-wealth CAGR5.8%
Cash-flow IRR9.8%
Under construction · May 20303 BHK₹1.74 Cr · ₹9,200 psf est.
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.
Birla Tisya
Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.7%
Net-wealth CAGR5.5%
Cash-flow IRR7.2%
Ready2 BHK₹1.90 Cr · ₹16,000 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.
Parkwest - Emerald - Tower 2
Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.9%
Net-wealth CAGR5.6%
Cash-flow IRR7.2%
Ready3 BHK₹1.80 Cr · ₹12,000 psf est.
All 36, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Purva Blubelle Puravankara · Malleswaram / Rajajinagar / Sadashivanagar | 81 | 10.2% | 6.2% | 9.7% | ₹15,050 est. | ₹2.02 Cr 3 BHK | Under construction Jun 2029 |
| Godrej Tiara Godrej Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 76 | 10.6% | 5.8% | 9.8% | ₹9,200 est. | ₹1.74 Cr 3 BHK | Under construction May 2030 |
| Brigade Lumina Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 73 | 10.9% | 6.8% | 12.1% | ₹9,200 est. | ₹1.23 Cr 3 BHK | Under construction Dec 2030 |
| Birla Tisya Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar | 70 | 8.7% | 5.5% | 7.2% | ₹16,000 est. | ₹2.61 Cr 3 BHK | Ready |
| Sipani Samuha Sipani · Yeshwanthpur / Tumkur Road / Nagasandra | 67 | 10.4% | 6.2% | 10.3% | ₹7,150 est. | ₹94.7 L 3 BHK | Under construction Dec 2029 |
| Parkwest - Emerald - Tower 2 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 67 | 8.9% | 5.6% | 7.2% | ₹12,000 est. | ₹1.80 Cr 3 BHK | Ready |
| Parkwest - Mulberry - Tower 3 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.9% | 5.6% | 7.2% | ₹12,000 est. | ₹1.80 Cr 3 BHK | Ready |
| Nitesh Knightsbridge Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 10.6% | 5.8% | 7.6% | ₹15,050 est. | ₹2.69 Cr 3 BHK | Under construction Dec 2020 |
| DNR Highline DNR Group · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 8.9% | 4.2% | 5.6% | ₹15,500 est. | ₹2.83 Cr 3 BHK | Under construction Oct 2026 |
| Assetz 22 & Crest Assetz · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 10.6% | 6.0% | 7.9% | ₹15,050 est. | ₹2.08 Cr 3 BHK | Under construction Mar 2022 |
| Parkwest - Oak - Tower 10 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 9.7% | 5.9% | 7.4% | ₹11,650 est. | ₹1.83 Cr 3 BHK | Under construction Jun 2026 |
| Parkwest - Maple - Tower 4 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 10.8% | 6.0% | 7.7% | ₹11,300 est. | ₹1.70 Cr 3 BHK | Under construction Mar 2023 |
| Parkwest - Sapphire- Tower 5 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 10.8% | 6.0% | 7.7% | ₹11,300 est. | ₹1.70 Cr 3 BHK | Under construction Dec 2024 |
| Parkwest - Pine - Tower 9 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 9.3% | 5.5% | 7.0% | ₹11,650 est. | ₹1.86 Cr 3 BHK | Under construction Dec 2025 |
| Mantri Centrium Mantri · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 10.3% | 5.6% | 7.3% | ₹15,050 est. | ₹2.26 Cr 3 BHK | Under construction Apr 2022 |
| Brigade Parkside North Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 57 | 8.4% | 4.4% | 5.8% | ₹9,800 est. | ₹1.47 Cr 3 BHK | Ready |
| Kumar Platina Kumar Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 56 | 10.2% | 5.6% | 10.2% | ₹7,150 est. | ₹1.06 Cr 3 BHK | Under construction Mar 2031 |
| Sattva Knowledge Point Sattva (Salarpuria) · Yeshwanthpur / Tumkur Road / Nagasandra | 56 | 9.1% | 3.7% | 4.8% | ₹9,500 est. | ₹1.43 Cr 3 BHK | Under construction Jun 2025 |
| Assetz 22 & Crest Assetz · Malleswaram / Rajajinagar / Sadashivanagar | 55 | 8.9% | 4.4% | 5.8% | ₹15,500 est. | ₹2.14 Cr 3 BHK | Under construction Dec 2026 |
| Renaissance Bellevue Renaissance Holdings · Malleswaram / Rajajinagar / Sadashivanagar | 54 | 9.3% | 4.7% | 6.1% | ₹11,300 est. | ₹1.70 Cr 3 BHK | Under construction Jan 2025 |
| Salarpuria-Sattva Anugraha Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar | 54 | 9.1% | 4.8% | 6.3% | ₹15,050 est. | ₹2.53 Cr 3 BHK | Under construction Dec 2024 |
| Renaissance Shanks Sunnyside Renaissance Holdings · Yeshwanthpur / Tumkur Road / Nagasandra | 53 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.14 Cr 3 BHK | Ready |
| Renaissance Woods 3 Renaissance Holdings · Yeshwanthpur / Tumkur Road / Nagasandra | 52 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.14 Cr 3 BHK | Ready |
| The Poem By Shriram Properties Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 51 | 10.0% | 5.1% | 7.1% | ₹9,200 est. | ₹1.55 Cr 3 BHK | Under construction Mar 2027 |
| Prestige Jindal City Phase-I Prestige · Yeshwanthpur / Tumkur Road / Nagasandra | 49 | 8.4% | 4.4% | 5.8% | ₹9,800 est. | ₹1.47 Cr 3 BHK | Ready |
| Shriram Suvilas Garden Of Joy Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 49 | 10.5% | 4.7% | 6.1% | ₹9,200 est. | ₹2.21 Cr 3 BHK | Under construction Jan 2022 |
| Brigade Deccan Heights Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 48 | 8.8% | 3.5% | 4.5% | ₹9,200 est. | ₹1.38 Cr 3 BHK | Under construction Dec 2023 |
| DS MAX Smartnest DS-MAX · Yeshwanthpur / Tumkur Road / Nagasandra | 47 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.14 Cr 3 BHK | Ready |
| Ds Max Sonata DS-MAX · Yeshwanthpur / Tumkur Road / Nagasandra | 47 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.12 Cr 3 BHK | Ready |
| Renaissance Reserva Renaissance Holdings · Yeshwanthpur / Tumkur Road / Nagasandra | 44 | 8.8% | 3.5% | 4.4% | ₹7,150 est. | ₹94.4 L 3 BHK | Under construction Jun 2024 |
| Raja Magnum Raja Housing · Yeshwanthpur / Tumkur Road / Nagasandra | 44 | 8.8% | 4.1% | 6.4% | ₹7,150 est. | ₹94.4 L 3 BHK | Under construction Mar 2029 |
| Prestige Jindal City-Phase II Prestige · Yeshwanthpur / Tumkur Road / Nagasandra | 40 | 8.8% | 3.5% | 4.5% | ₹9,200 est. | ₹1.38 Cr 3 BHK | Under construction Jul 2023 |
| Shriram Mystique Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 37 | 8.8% | 3.5% | 4.5% | ₹9,200 est. | ₹1.38 Cr 3 BHK | Under construction Apr 2025 |
| Ds Max Sky Sisira DS-MAX · Doddaballapur Road / Nelamangala / Dabaspet | 23 | 8.1% | 1.8% | 3.2% | ₹4,250 est. | ₹49.9 L 3 BHK | Under construction Sep 2030 |
| Century Bliss Century Real Estate · Doddaballapur Road / Nelamangala / Dabaspet | 23 | 8.8% | 3.2% | 6.1% | ₹5,450 est. | ₹82.6 L 3 BHK | Under construction Apr 2031 |
| Ds Max Sky Sanjeevini DS-MAX · Doddaballapur Road / Nelamangala / Dabaspet | 16 | 7.2% | 1.0% | 1.3% | ₹4,350 est. | ₹49.2 L 3 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.