Ranked list · as of September 11, 2026
Best 3 BHK flats under ₹1.5 crore in North-East Bengaluru
26 RERA-registered 3 BHK flats under ₹1.5 crore 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: True North by Livingwalls by VDB Infra & Realty
True North by Livingwalls in Hennur Road / Kothanur / Kalyan Nagar scores 66/100 with projected price growth of 10.5% a year, net-wealth CAGR 5.9% and cash-flow IRR 8.6%; the 3 BHK costs about ₹1.27 Cr (price modelled from comparables). Across all 26 3 BHK flats under ₹1.5 crore in North-East Bengaluru the median score is 58, median growth 9.3% a year, median price ₹8,000 per sq ft and median ticket ₹1.24 Cr; 4 are ready to move in.
Projects
26
4 ready · 22 under construction
Median score
58
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹1.24 Cr
3 BHK
Top 6
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.
Sumukha Earthen Crest
Sumukha Ventures · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.5%
Net-wealth CAGR6.5%
Cash-flow IRR10.8%
Under construction · Dec 20292 BHK₹81.6 L · ₹8,000 psf est.
Nava Vajra
Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.3%
Net-wealth CAGR5.2%
Cash-flow IRR7.6%
Under construction · Mar 20282 BHK₹83.7 L · ₹8,250 psf est.
Nava Vruksha
Nava Jyothi Shelters · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.0%
Net-wealth CAGR6.7%
Cash-flow IRR12.9%
Under construction · Dec 20312 BHK₹94.4 L · ₹8,000 psf est.
Dsr Waterscape
DSR Infrastructure · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr8.9%
Net-wealth CAGR5.5%
Cash-flow IRR7.0%
Ready3 BHK₹1.27 Cr · ₹8,500 psf est.
Sri Gayathri Avenue
SDR Constructions · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.7%
Net-wealth CAGR6.2%
Cash-flow IRR7.8%
Under construction · Sep 20252 BHK₹67.6 L · ₹8,000 psf est.
All 26, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
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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.