Ranked list · as of September 11, 2026
Best 3 BHK flats under ₹2 crore in Bengaluru
763 RERA-registered 3 BHK flats under ₹2 crore in 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: Mahindra Blossom by Mahindra Lifespaces
Mahindra Blossom in Whitefield scores 87/100 with projected price growth of 11.4% a year, net-wealth CAGR 8.2% and cash-flow IRR 14.2%; the 3 BHK costs about ₹1.86 Cr (price modelled from comparables). Across all 763 3 BHK flats under ₹2 crore in Bengaluru the median score is 52, median growth 9.5% a year, median price ₹8,450 per sq ft and median ticket ₹1.25 Cr; 168 are ready to move in.
Projects
763
168 ready · 595 under construction
Median score
52
50 = Bengaluru average
Median growth / yr
9.5%
5-yr projection
Median price
₹1.25 Cr
3 BHK
Top 6
Mahindra Blossom
Mahindra Lifespaces · Whitefield
Price growth / yr11.4%
Net-wealth CAGR8.2%
Cash-flow IRR14.2%
Under construction · Oct 20301 BHK₹68.2 L · ₹11,750 psf est.
Vaishnavi At-One Krishna Brindavan
Vaishnavi Group · Jayanagar / Basavanagudi / Banashankari
Price growth / yr11.3%
Net-wealth CAGR7.0%
Cash-flow IRR11.8%
Under construction · Jun 20303 BHK₹1.76 Cr · ₹10,800 psf est.
Prestige Southern Star
Prestige · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.8%
Net-wealth CAGR6.4%
Cash-flow IRR10.0%
Under construction · Sep 20291 BHK₹64.2 L · ₹10,350 psf est.
Casagrand Estancia
Casagrand · Yelahanka / Jakkur / Airport corridor
Price growth / yr12.2%
Net-wealth CAGR9.6%
Cash-flow IRR16.5%
Under construction · Oct 2030Home₹54.9 L · ₹10,350 psf est.
Assetz Canvas & Cove 2.0 - Block A
Assetz · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.5%
Net-wealth CAGR6.7%
Cash-flow IRR10.4%
Under construction · Apr 20291 BHK₹45.3 L · ₹10,650 psf est.
Godrej Woods
Godrej Properties · Yelahanka / Jakkur / Airport corridor
Price growth / yr12.2%
Net-wealth CAGR9.2%
Cash-flow IRR16.0%
Under construction · Nov 20302 BHK₹1.07 Cr · ₹10,350 psf est.
All 763, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Mahindra Blossom Mahindra Lifespaces · Whitefield | 87 | 11.4% | 8.2% | 14.2% | ₹11,750 est. | ₹1.86 Cr 3 BHK | Under construction Oct 2030 |
| Vaishnavi At-One Krishna Brindavan Vaishnavi Group · Jayanagar / Basavanagudi / Banashankari | 84 | 11.3% | 7.0% | 11.8% | ₹10,800 est. | ₹1.76 Cr 3 BHK | Under construction Jun 2030 |
| Prestige Southern Star Prestige · Bannerghatta Road / JP Nagar / Arekere | 83 | 10.8% | 6.4% | 10.0% | ₹10,350 est. | ₹1.65 Cr 3 BHK | Under construction Sep 2029 |
| Casagrand Estancia Casagrand · Yelahanka / Jakkur / Airport corridor | 83 | 12.2% | 9.6% | 16.5% | ₹10,350 est. | ₹1.89 Cr 3 BHK | Under construction Oct 2030 |
| Assetz Canvas & Cove 2.0 - Block A Assetz · Bannerghatta Road / JP Nagar / Arekere | 81 | 10.5% | 6.7% | 10.4% | ₹10,650 est. | ₹1.73 Cr 3 BHK | Under construction Apr 2029 |
| Godrej Woods Godrej Properties · Yelahanka / Jakkur / Airport corridor | 81 | 12.2% | 9.2% | 16.0% | ₹10,350 est. | ₹1.51 Cr 3 BHK | Under construction Nov 2030 |
| 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 |
| Godrej Vanantara Godrej Properties · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.5% | 7.3% | 13.1% | ₹10,350 est. | ₹1.66 Cr 3 BHK | Under construction May 2031 |
| Sobha Magnus Sobha · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.4% | 6.8% | 11.5% | ₹10,350 est. | ₹1.94 Cr 3 BHK | Under construction May 2030 |
| Godrej Aveline Godrej Properties · Yelahanka / Jakkur / Airport corridor | 80 | 12.1% | 9.0% | 15.7% | ₹10,350 est. | ₹1.40 Cr 3 BHK | Under construction Mar 2031 |
| Mahindra Blossom Mahindra Lifespaces · Whitefield | 79 | 11.4% | 7.7% | 13.6% | ₹11,750 est. | ₹1.76 Cr 3 BHK | Under construction Oct 2030 |
| Radiance Platinum Radiance Realty · HSR Layout / BTM / Koramangala fringe | 78 | 9.9% | 5.5% | 8.7% | ₹10,650 est. | ₹2.00 Cr 3 BHK | Under construction Aug 2029 |
| Assetz Canvas & Cove 2.0 – Block B & C Assetz · Bannerghatta Road / JP Nagar / Arekere | 78 | 10.1% | 6.6% | 10.2% | ₹10,650 est. | ₹1.73 Cr 3 BHK | Under construction Oct 2028 |
| Brigade Eternia Brigade Group · Yelahanka / Jakkur / Airport corridor | 77 | 11.7% | 8.6% | 14.1% | ₹10,350 est. | ₹1.49 Cr 3 BHK | Under construction Mar 2030 |
| 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 |
| 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 |
| 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 |
| Grc Sapphire Spring - Phase -1 GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 75 | 10.9% | 6.8% | 12.2% | ₹8,000 est. | ₹1.06 Cr 3 BHK | Under construction Dec 2030 |
| Casagrand Promenade Casagrand · Yelahanka / Jakkur / Airport corridor | 75 | 11.9% | 7.9% | 12.4% | ₹10,350 est. | ₹1.83 Cr 3 BHK | Under construction Aug 2029 |
| Brigade Lakecrest Brigade Group · KR Puram / Mahadevapura / Hoskote Road | 75 | 10.6% | 6.6% | 10.9% | ₹9,850 est. | ₹1.48 Cr 3 BHK | Under construction Mar 2030 |
| 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 |
| Concorde Neo Concorde · Yelahanka / Jakkur / Airport corridor | 74 | 11.3% | 8.2% | 13.6% | ₹10,350 est. | ₹1.46 Cr 3 BHK | Under construction Oct 2029 |
| Birla Ojasvi Birla Estates · Mysore Road / RR Nagar / Kengeri | 73 | 11.3% | 7.4% | 13.1% | ₹8,650 est. | ₹1.59 Cr 3 BHK | Under construction Jan 2031 |
| Opera Akshar Opera Structures · Jayanagar / Basavanagudi / Banashankari | 73 | 10.4% | 5.8% | 8.6% | ₹10,800 est. | ₹1.99 Cr 3 BHK | Under construction Aug 2028 |
| Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 Bhartiya City · Yelahanka / Jakkur / Airport corridor | 73 | 11.0% | 8.1% | 14.1% | ₹10,350 est. | ₹1.65 Cr 3 BHK | Under construction Mar 2031 |
| Brigade Lakefront - Crimson Brigade Group · Whitefield | 73 | 8.7% | 5.6% | 7.3% | ₹12,500 est. | ₹1.93 Cr 3 BHK | Ready |
| 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 |
| 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 |
| 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 |
| Godrej Lakeside Orchard Godrej Properties · Sarjapur Road | 72 | 10.8% | 7.5% | 12.4% | ₹11,300 est. | ₹1.53 Cr 3 BHK | Under construction Sep 2030 |
| Raj Bay Vista SNN · Bannerghatta Road / JP Nagar / Arekere | 72 | 10.5% | 6.3% | 9.9% | ₹10,350 est. | ₹1.44 Cr 3 BHK | Under construction Nov 2028 |
| Assetz Canvas & Cove - Phase 1 Wing A & B Assetz · Bannerghatta Road / JP Nagar / Arekere | 72 | 9.7% | 5.5% | 7.6% | ₹10,650 est. | ₹1.24 Cr 3 BHK | Under construction Apr 2027 |
| Vajram Vivera Vajram · Yelahanka / Jakkur / Airport corridor | 72 | 11.1% | 8.1% | 13.2% | ₹10,350 est. | ₹1.74 Cr 3 BHK | Under construction Feb 2030 |
| Birla Evara Birla Estates · Sarjapur Road | 71 | 11.0% | 8.7% | 15.9% | ₹11,300 est. | ₹1.68 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 |
| Mythri Street Mythri Builders · Sarjapur Road | 71 | 10.9% | 7.4% | 12.3% | ₹8,450 est. | ₹1.12 Cr 3 BHK | Under construction Dec 2029 |
| Windchimes Phase 2 Mahindra Lifespaces · Bannerghatta Road / JP Nagar / Arekere | 70 | 9.1% | 5.4% | 7.0% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| SNN Raj Etternia SNN · HSR Layout / BTM / Koramangala fringe | 70 | 8.8% | 6.9% | 8.7% | ₹14,500 est. | ₹1.99 Cr 3 BHK | Ready |
| 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 Song Of The South -Phase-2 Prestige · Bannerghatta Road / JP Nagar / Arekere | 70 | 9.1% | 5.4% | 7.0% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| Casagrand Amor Casagrand · Bannerghatta Road / JP Nagar / Arekere | 70 | 10.5% | 6.7% | 9.7% | ₹10,350 est. | ₹1.45 Cr 3 BHK | Under construction Feb 2028 |
| 24, Defence Colony Lewis Infrastructure · Indiranagar / Old Airport Road / Domlur | 70 | 9.1% | 6.3% | 8.0% | ₹12,000 est. | ₹1.80 Cr 3 BHK | Ready |
| Melange One By Vaishnodevi Vaishnodevi Lush Greens · Mysore Road / RR Nagar / Kengeri | 70 | 11.6% | 6.9% | 12.6% | ₹6,750 est. | ₹1.24 Cr 3 BHK | Under construction Dec 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 |
| Mirabelle Phase 2 G Corp · Hebbal / Thanisandra / Nagawara | 69 | 11.6% | 7.5% | 12.6% | ₹8,950 est. | ₹1.58 Cr 3 BHK | Under construction May 2030 |
| Mythri Sity Mythri Builders · Sarjapur Road | 69 | 10.6% | 6.8% | 10.6% | ₹8,450 est. | ₹1.05 Cr 3 BHK | Under construction Aug 2029 |
| 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 |
| Aurora VBHC · Yelahanka / Jakkur / Airport corridor | 69 | 11.8% | 7.8% | 11.3% | ₹7,700 est. | ₹1.20 Cr 3 BHK | Under construction Dec 2027 |
| Prestige Glenbrook Prestige · Whitefield | 68 | 9.1% | 4.8% | 6.7% | ₹12,150 est. | ₹1.85 Cr 3 BHK | Under construction Jun 2027 |
| Windchimes Phase 1 Mahindra Lifespaces · Bannerghatta Road / JP Nagar / Arekere | 68 | 9.1% | 5.4% | 7.0% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| United Sai Arcade United Projects · Indiranagar / Old Airport Road / Domlur | 68 | 9.1% | 6.5% | 8.3% | ₹12,000 est. | ₹1.49 Cr 3 BHK | Ready |
| Sattva Forest Ridge Sattva (Salarpuria) · Kanakapura Road / Talaghattapura / Banashankari 6th | 68 | 9.9% | 5.5% | 9.3% | ₹9,200 est. | ₹1.47 Cr 3 BHK | Under construction Dec 2029 |
| The Earthscape Phase-1 Bricks & Milestones Projects · Sarjapur Road | 68 | 10.6% | 6.6% | 11.1% | ₹8,450 est. | ₹1.29 Cr 3 BHK | Under construction Aug 2030 |
| Prestige Green Gables Prestige · Marathahalli / Kundalahalli / Varthur | 68 | 8.8% | 6.0% | 7.6% | ₹12,000 est. | ₹1.61 Cr 3 BHK | Ready |
| Ds Max Sky Blossom DS-MAX · Bannerghatta Road / JP Nagar / Arekere | 68 | 10.4% | 6.0% | 9.4% | ₹8,000 est. | ₹1.02 Cr 3 BHK | Under construction Feb 2029 |
| Ds Max Savera DS-MAX · Jayanagar / Basavanagudi / Banashankari | 67 | 9.3% | 6.0% | 7.8% | ₹11,500 est. | ₹1.73 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 |
| Century Kindle Phase 1 Century Real Estate · Yelahanka / Jakkur / Airport corridor | 67 | 12.0% | 8.8% | 15.4% | ₹10,350 est. | ₹1.50 Cr 3 BHK | Under construction Mar 2031 |
Showing the top 60. Use the home page filters for the full set.
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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.