Ranked list · as of September 11, 2026
Best 3 BHK flats under ₹2 crore in North Bengaluru
147 RERA-registered 3 BHK flats under ₹2 crore in North 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: Casagrand Estancia by Casagrand
Casagrand Estancia in Yelahanka / Jakkur / Airport corridor scores 83/100 with projected price growth of 12.2% a year, net-wealth CAGR 9.6% and cash-flow IRR 16.5%; the 3 BHK costs about ₹1.89 Cr (price modelled from comparables). Across all 147 3 BHK flats under ₹2 crore in North Bengaluru the median score is 55, median growth 10.2% a year, median price ₹8,200 per sq ft and median ticket ₹1.25 Cr; 31 are ready to move in.
Projects
147
31 ready · 116 under construction
Median score
55
50 = Bengaluru average
Median growth / yr
10.2%
5-yr projection
Median price
₹1.25 Cr
3 BHK
Top 6
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.
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.
Godrej Aveline
Godrej Properties · Yelahanka / Jakkur / Airport corridor
Price growth / yr12.1%
Net-wealth CAGR9.0%
Cash-flow IRR15.7%
Under construction · Mar 2031Retail₹92.6 L · ₹10,350 psf est.
Brigade Eternia
Brigade Group · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.7%
Net-wealth CAGR8.6%
Cash-flow IRR14.1%
Under construction · Mar 20301 BHK₹64.7 L · ₹10,350 psf est.
Casagrand Promenade
Casagrand · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.9%
Net-wealth CAGR7.9%
Cash-flow IRR12.4%
Under construction · Aug 20292 BHK₹1.28 Cr · ₹10,350 psf est.
Concorde Neo
Concorde · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.3%
Net-wealth CAGR8.2%
Cash-flow IRR13.6%
Under construction · Oct 20292 BHK₹1.12 Cr · ₹10,350 psf est.
All 147, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Brigade Triumph Brigade Group · Hebbal / Thanisandra / Nagawara | 67 | 9.3% | 6.1% | 8.0% | ₹12,500 est. | ₹1.88 Cr 3 BHK | Ready |
| SNN Estates Felicity SNN · Hebbal / Thanisandra / Nagawara | 67 | 10.3% | 7.1% | 11.1% | ₹11,750 est. | ₹1.47 Cr 3 BHK | Under construction Dec 2028 |
| Brigade Senate 1 Brigade Group · Hebbal / Thanisandra / Nagawara | 67 | 9.3% | 6.1% | 8.0% | ₹12,500 est. | ₹1.88 Cr 3 BHK | Ready |
| Brigade Senate 2 Brigade Group · Hebbal / Thanisandra / Nagawara | 67 | 9.3% | 6.1% | 8.0% | ₹12,500 est. | ₹1.88 Cr 3 BHK | Ready |
| Sattva Aeropolis Phase 2 Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 67 | 11.7% | 7.7% | 11.9% | ₹8,000 est. | ₹73.2 L 3 BHK | Under construction Oct 2028 |
| Concorde Antares Concorde · Yelahanka / Jakkur / Airport corridor | 67 | 10.5% | 7.6% | 11.6% | ₹10,650 est. | ₹1.43 Cr 3 BHK | Under construction Dec 2028 |
| Brigade Northridge Neo Brigade Group · Yelahanka / Jakkur / Airport corridor | 66 | 9.7% | 7.0% | 9.0% | ₹11,000 est. | ₹1.78 Cr 3 BHK | Ready |
| Brigade Laguna Brigade Group · Hebbal / Thanisandra / Nagawara | 66 | 9.3% | 6.4% | 8.3% | ₹12,500 est. | ₹1.83 Cr 3 BHK | Ready |
| Ajmera Marina Ajmera · Yelahanka / Jakkur / Airport corridor | 66 | 11.1% | 7.7% | 12.0% | ₹10,350 est. | ₹1.58 Cr 3 BHK | Under construction Dec 2028 |
| Sumadhura Solea Sumadhura · Hebbal / Thanisandra / Nagawara | 66 | 10.2% | 6.3% | 9.9% | ₹11,750 est. | ₹1.65 Cr 3 BHK | Under construction Jun 2029 |
| Orchid Salisbury Goyal & Co · Hebbal / Thanisandra / Nagawara | 65 | 9.8% | 6.5% | 10.1% | ₹12,150 est. | ₹1.63 Cr 3 BHK | Under construction Dec 2028 |
| Birla Trimaya Phase-2 Birla Estates · Devanahalli / Airport Road / Bagalur | 65 | 11.6% | 6.9% | 10.9% | ₹8,000 est. | ₹1.19 Cr 3 BHK | Under construction Jun 2029 |
| THE ICON NORTH Towers C , D and E (Cluster III) G Corp · Hebbal / Thanisandra / Nagawara | 65 | 9.3% | 6.2% | 7.9% | ₹9,500 est. | ₹1.63 Cr 3 BHK | Ready |
| Laurel & Maple at Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 65 | 11.6% | 7.3% | 12.3% | ₹8,000 est. | ₹1.10 Cr 3 BHK | Under construction Mar 2030 |
| Mirabelle G Corp · Hebbal / Thanisandra / Nagawara | 65 | 10.0% | 6.4% | 9.3% | ₹9,200 est. | ₹1.24 Cr 3 BHK | Under construction Jun 2028 |
| Dioro & Beryl at Brigade El Dorado Brigade Group · Devanahalli / Airport Road / Bagalur | 64 | 10.7% | 6.3% | 9.2% | ₹8,000 est. | ₹76.0 L 3 BHK | Under construction Jun 2028 |
| Concorde Mayfair Concorde · Yelahanka / Jakkur / Airport corridor | 64 | 10.6% | 7.5% | 11.6% | ₹10,350 est. | ₹1.53 Cr 3 BHK | Under construction Nov 2028 |
| Trendsquares Ortus III Trendsquares Constructions · Hebbal / Thanisandra / Nagawara | 63 | 10.4% | 6.9% | 10.7% | ₹8,950 est. | ₹1.21 Cr 3 BHK | Under construction Dec 2028 |
| Gcorp Mahalakshmi G Corp · Yelahanka / Jakkur / Airport corridor | 63 | 9.7% | 7.0% | 8.8% | ₹8,200 est. | ₹1.16 Cr 3 BHK | Ready |
| Ranka Ankura Ranka · Yelahanka / Jakkur / Airport corridor | 63 | 10.8% | 7.2% | 12.0% | ₹7,700 est. | ₹1.03 Cr 3 BHK | Under construction Dec 2029 |
| THE ICON NORTH Tower F G Corp · Hebbal / Thanisandra / Nagawara | 63 | 11.0% | 6.3% | 8.0% | ₹8,950 est. | ₹1.70 Cr 3 BHK | Under construction Feb 2023 |
| Provident Ecopolitan Phase 5 Provident · Devanahalli / Airport Road / Bagalur | 63 | 11.9% | 7.6% | 11.9% | ₹8,000 est. | ₹36.8 L 3 BHK | Under construction Apr 2029 |
| NCC Urban Mayfair NCC Urban · Yelahanka / Jakkur / Airport corridor | 63 | 9.7% | 6.9% | 8.9% | ₹11,000 est. | ₹1.65 Cr 3 BHK | Ready |
| Birla Trimaya Phase-4 Birla Estates · Devanahalli / Airport Road / Bagalur | 63 | 11.7% | 8.4% | 16.0% | ₹8,000 est. | ₹1.12 Cr 3 BHK | Under construction Dec 2031 |
| Shriram Serenity Shriram Properties · Yelahanka / Jakkur / Airport corridor | 63 | 11.7% | 8.0% | 12.4% | ₹10,350 est. | ₹1.28 Cr 3 BHK | Under construction Jul 2029 |
| Century Liva Century Real Estate · Yelahanka / Jakkur / Airport corridor | 62 | 11.3% | 7.9% | 12.3% | ₹10,350 est. | ₹1.62 Cr 3 BHK | Under construction Dec 2028 |
| Elegant Takt Elegant Builders · Yelahanka / Jakkur / Airport corridor | 62 | 11.0% | 7.2% | 11.2% | ₹7,700 est. | ₹1.12 Cr 3 BHK | Under construction Dec 2028 |
| Purva Zenium 2 Puravankara · Yelahanka / Jakkur / Airport corridor | 62 | 9.8% | 7.5% | 9.5% | ₹11,000 est. | ₹1.29 Cr 3 BHK | Ready |
| Barca II At Godrej Msr City Godrej Properties · Devanahalli / Airport Road / Bagalur | 61 | 11.9% | 7.8% | 14.0% | ₹8,000 est. | ₹1.08 Cr 3 BHK | Under construction Dec 2030 |
| Samruddhi North Square Samruddhi Realty · Yelahanka / Jakkur / Airport corridor | 61 | 11.3% | 6.9% | 8.6% | ₹7,700 est. | ₹1.16 Cr 3 BHK | Under construction Mar 2019 |
| Alpine Pyramid - Iris Alpine Housing · Hebbal / Thanisandra / Nagawara | 61 | 10.5% | 6.7% | 9.7% | ₹8,950 est. | ₹1.21 Cr 3 BHK | Under construction Apr 2028 |
| Ebony at Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 61 | 11.4% | 6.6% | 10.5% | ₹8,000 est. | ₹1.20 Cr 3 BHK | Under construction Mar 2029 |
| Elegant Aura Elegant Builders · Hebbal / Thanisandra / Nagawara | 61 | 10.2% | 6.1% | 8.4% | ₹8,950 est. | ₹1.24 Cr 3 BHK | Under construction Jun 2027 |
| Trendsquares Ortus - Phase II Trendsquares Constructions · Hebbal / Thanisandra / Nagawara | 60 | 9.3% | 6.3% | 8.0% | ₹9,500 est. | ₹1.43 Cr 3 BHK | Ready |
| Varnam Phase 1B Phoenix Mills · Devanahalli / Airport Road / Bagalur | 60 | 11.7% | 6.5% | 11.1% | ₹6,100 est. | ₹85.1 L 3 BHK | Under construction Aug 2030 |
| Sattva Lumina Sattva (Salarpuria) · Yelahanka / Jakkur / Airport corridor | 60 | 11.4% | 8.6% | 14.0% | ₹10,350 est. | ₹1.41 Cr 3 BHK | Under construction Nov 2029 |
| Northern Lights by Puravankara KVN Phase 2 Puravankara · Devanahalli / Airport Road / Bagalur | 60 | 11.3% | 7.5% | 13.4% | ₹8,000 est. | ₹1.22 Cr 3 BHK | Under construction Dec 2030 |
| Trendsquare Ambience Trendsquares Constructions · Hebbal / Thanisandra / Nagawara | 60 | 11.0% | 6.8% | 8.5% | ₹8,950 est. | ₹1.25 Cr 3 BHK | Under construction Jun 2024 |
| Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2 Bhartiya City · Yelahanka / Jakkur / Airport corridor | 59 | 9.8% | 7.5% | 13.8% | ₹10,350 est. | ₹1.64 Cr 3 BHK | Under construction Dec 2031 |
| Trendsquares ORTUS- Phase I Trendsquares Constructions · Hebbal / Thanisandra / Nagawara | 59 | 9.3% | 6.3% | 8.0% | ₹9,500 est. | ₹1.43 Cr 3 BHK | Ready |
| Dsmax Skycity DS-MAX · Yelahanka / Jakkur / Airport corridor | 59 | 9.7% | 6.9% | 8.7% | ₹8,200 est. | ₹1.23 Cr 3 BHK | Ready |
| Varnam Phase 1C Phoenix Mills · Devanahalli / Airport Road / Bagalur | 59 | 11.8% | 7.1% | 13.0% | ₹6,100 est. | ₹85.4 L 3 BHK | Under construction Mar 2031 |
| Ds Max Shresta DS-MAX · Yelahanka / Jakkur / Airport corridor | 59 | 9.6% | 7.0% | 8.8% | ₹8,200 est. | ₹1.28 Cr 3 BHK | Ready |
| Varnam Phase 1D Phoenix Mills · Devanahalli / Airport Road / Bagalur | 59 | 11.7% | 6.7% | 12.4% | ₹6,100 est. | ₹84.5 L 3 BHK | Under construction Sep 2031 |
| Birla Trimaya Phase-3 Birla Estates · Devanahalli / Airport Road / Bagalur | 59 | 11.8% | 7.0% | 12.0% | ₹8,000 est. | ₹1.29 Cr 3 BHK | Under construction Aug 2030 |
| Varnam Phase 1A Phoenix Mills · Devanahalli / Airport Road / Bagalur | 59 | 11.7% | 6.2% | 10.8% | ₹6,100 est. | ₹1.50 Cr 3 BHK | Under construction Aug 2030 |
| Ds Max - Spark Nest DS-MAX · Hebbal / Thanisandra / Nagawara | 59 | 9.3% | 6.3% | 8.0% | ₹9,500 est. | ₹1.43 Cr 3 BHK | Ready |
| Barca At Godrej Msr City Godrej Properties · Devanahalli / Airport Road / Bagalur | 59 | 11.8% | 7.3% | 12.3% | ₹8,000 est. | ₹87.2 L 3 BHK | Under construction Mar 2030 |
| Affinity Sowparnika Affinity Projects · Yelahanka / Jakkur / Airport corridor | 58 | 9.7% | 6.9% | 8.7% | ₹8,200 est. | ₹1.23 Cr 3 BHK | Ready |
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.