Ranked list · as of September 11, 2026
Best 4 BHK flats in Bengaluru
213 RERA-registered 4 BHK flats 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 4 BHK costs about ₹2.50 Cr (price modelled from comparables). Across all 213 4 BHK flats in Bengaluru the median score is 62, median growth 10.2% a year, median price ₹10,350 per sq ft and median ticket ₹2.58 Cr; 15 are ready to move in.
Projects
213
15 ready · 198 under construction
Median score
62
50 = Bengaluru average
Median growth / yr
10.2%
5-yr projection
Median price
₹2.58 Cr
4 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.
Haven
Lodha (Macrotech) · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.9%
Net-wealth CAGR7.2%
Cash-flow IRR12.0%
Under construction · Jun 20302 BHK₹2.06 Cr · ₹18,750 psf est.
Mahindra Newhaven
Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe
Price growth / yr11.4%
Net-wealth CAGR7.7%
Cash-flow IRR12.8%
Under construction · Dec 20293 BHK₹2.31 Cr · ₹13,650 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.
All 213, 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. | ₹2.50 Cr 4 BHK | Under construction Oct 2030 |
| Haven Lodha (Macrotech) · HSR Layout / BTM / Koramangala fringe | 85 | 10.9% | 7.2% | 12.0% | ₹18,750 est. | ₹5.51 Cr 4 BHK | Under construction Jun 2030 |
| Mahindra Newhaven Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe | 85 | 11.4% | 7.7% | 12.8% | ₹13,650 est. | ₹2.85 Cr 4 BHK | Under construction Dec 2029 |
| Vaishnavi At-One Krishna Brindavan Vaishnavi Group · Jayanagar / Basavanagudi / Banashankari | 84 | 11.3% | 7.0% | 11.8% | ₹10,800 est. | ₹2.42 Cr 4 BHK | Under construction Jun 2030 |
| Prestige Southern Star Prestige · Bannerghatta Road / JP Nagar / Arekere | 83 | 10.8% | 6.4% | 10.0% | ₹10,350 est. | ₹2.43 Cr 4 BHK | Under construction Sep 2029 |
| Casagrand Estancia Casagrand · Yelahanka / Jakkur / Airport corridor | 83 | 12.2% | 9.6% | 16.5% | ₹10,350 est. | ₹2.67 Cr 4 BHK | Under construction Oct 2030 |
| Mahindra Zen Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe | 83 | 10.5% | 6.9% | 10.7% | ₹13,650 est. | ₹2.86 Cr 4 BHK | Under construction Dec 2028 |
| Evergreen @ Prestige Raintree Park Prestige · Marathahalli / Kundalahalli / Varthur | 81 | 11.1% | 7.1% | 11.7% | ₹11,300 est. | ₹2.45 Cr 4 BHK | Under construction Jun 2030 |
| Brigade Insignia Brigade Group · Yelahanka / Jakkur / Airport corridor | 81 | 11.0% | 7.9% | 12.2% | ₹10,650 est. | ₹3.13 Cr 4 BHK | Under construction Jun 2029 |
| Prestige Raintree Park Prestige · Marathahalli / Kundalahalli / Varthur | 81 | 10.6% | 7.1% | 10.9% | ₹11,300 est. | ₹2.67 Cr 4 BHK | Under construction Dec 2028 |
| Azur Phase 2 Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.6% | 7.8% | 13.7% | ₹13,800 est. | ₹5.31 Cr 4 BHK | Under construction Dec 2030 |
| Godrej Vanantara Godrej Properties · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.5% | 7.3% | 13.1% | ₹10,350 est. | ₹2.93 Cr 4 BHK | Under construction May 2031 |
| Sobha Magnus Sobha · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.4% | 6.8% | 11.5% | ₹10,350 est. | ₹2.60 Cr 4 BHK | Under construction May 2030 |
| Godrej Aveline Godrej Properties · Yelahanka / Jakkur / Airport corridor | 80 | 12.1% | 9.0% | 15.7% | ₹10,350 est. | ₹2.25 Cr 4 BHK | Under construction Mar 2031 |
| Radiance Platinum Radiance Realty · HSR Layout / BTM / Koramangala fringe | 78 | 9.9% | 5.5% | 8.7% | ₹10,650 est. | ₹2.60 Cr 4 BHK | Under construction Aug 2029 |
| Prestige Pine Forest Prestige · Whitefield | 78 | 10.4% | 6.9% | 10.7% | ₹11,750 est. | ₹3.70 Cr 4 BHK | Under construction Dec 2028 |
| Prestige Somerville Prestige · Marathahalli / Kundalahalli / Varthur | 76 | 10.4% | 6.1% | 9.0% | ₹11,300 est. | ₹2.76 Cr 4 BHK | Under construction Dec 2027 |
| Azur Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 76 | 11.5% | 7.4% | 12.4% | ₹13,800 est. | ₹3.50 Cr 4 BHK | Under construction Oct 2029 |
| Godrej Tiara Godrej Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 76 | 10.6% | 5.8% | 9.8% | ₹9,200 est. | ₹2.31 Cr 4 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. | ₹2.59 Cr 4 BHK | Under construction Dec 2029 |
| Casagrand Promenade Casagrand · Yelahanka / Jakkur / Airport corridor | 75 | 11.9% | 7.9% | 12.4% | ₹10,350 est. | ₹2.56 Cr 4 BHK | Under construction Aug 2029 |
| Azur Tower D Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 75 | 11.3% | 7.0% | 11.8% | ₹13,800 est. | ₹3.50 Cr 4 BHK | Under construction Apr 2030 |
| Sumadhura Edition Phase-II Sumadhura · Marathahalli / Kundalahalli / Varthur | 74 | 10.4% | 6.6% | 11.0% | ₹11,300 est. | ₹2.00 Cr 4 BHK | Under construction Dec 2029 |
| Brigade Nanda Heights Brigade Group · Jayanagar / Basavanagudi / Banashankari | 74 | 9.1% | 5.7% | 7.5% | ₹15,500 est. | ₹3.41 Cr 4 BHK | Ready |
| Century Regalia (Project 2) Century Real Estate · Indiranagar / Old Airport Road / Domlur | 73 | 11.0% | 7.4% | 12.2% | ₹15,050 est. | ₹4.61 Cr 4 BHK | Under construction Feb 2030 |
| Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1 Bhartiya City · Yelahanka / Jakkur / Airport corridor | 73 | 11.0% | 8.1% | 14.1% | ₹10,350 est. | ₹2.40 Cr 4 BHK | Under construction Mar 2031 |
| Brigade Avalon Brigade Group · Whitefield | 73 | 10.0% | 5.8% | 9.8% | ₹11,750 est. | ₹3.65 Cr 4 BHK | Under construction Mar 2030 |
| Sobha Neopolis Phase 4 - 3, 4, 8 & 9 Sobha · Marathahalli / Kundalahalli / Varthur | 73 | 10.5% | 7.1% | 13.4% | ₹11,300 est. | ₹2.59 Cr 4 BHK | Under construction Dec 2031 |
| Purva Meraki Puravankara · HSR Layout / BTM / Koramangala fringe | 72 | 9.6% | 5.7% | 8.5% | ₹13,650 est. | ₹3.69 Cr 4 BHK | Under construction Oct 2027 |
| Assetz Mizumi Reserve Tower A1 A2 A4 Assetz · HSR Layout / BTM / Koramangala fringe | 72 | 10.4% | 7.0% | 12.3% | ₹13,650 est. | ₹3.26 Cr 4 BHK | Under construction Dec 2030 |
| Raj Bay Vista SNN · Bannerghatta Road / JP Nagar / Arekere | 72 | 10.5% | 6.3% | 9.9% | ₹10,350 est. | ₹2.19 Cr 4 BHK | Under construction Nov 2028 |
| Elara Celestia L&T Realty · Yelahanka / Jakkur / Airport corridor | 72 | 11.6% | 8.2% | 13.7% | ₹16,300 est. | ₹4.87 Cr 4 BHK | Under construction Mar 2030 |
| Birla Evara Birla Estates · Sarjapur Road | 71 | 11.0% | 8.7% | 15.9% | ₹11,300 est. | ₹2.59 Cr 4 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. | ₹2.59 Cr 4 BHK | Under construction Dec 2028 |
| SNN Estates Duomont SNN · HSR Layout / BTM / Koramangala fringe | 71 | 10.4% | 7.0% | 12.4% | ₹13,650 est. | ₹3.98 Cr 4 BHK | Under construction Dec 2030 |
| SNN Raj Spiritua SNN · Jayanagar / Basavanagudi / Banashankari | 71 | 9.1% | 5.4% | 7.1% | ₹15,500 est. | ₹4.69 Cr 4 BHK | Ready |
| Sobha Infinia Phase 2A Block 5 Wing 5 Sobha · HSR Layout / BTM / Koramangala fringe | 70 | 10.0% | 6.1% | 10.2% | ₹13,650 est. | ₹2.90 Cr 4 BHK | Under construction Jun 2030 |
| Melange One By Vaishnodevi Vaishnodevi Lush Greens · Mysore Road / RR Nagar / Kengeri | 70 | 11.6% | 6.9% | 12.6% | ₹6,750 est. | ₹1.94 Cr 4 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. | ₹2.50 Cr 4 BHK | Under construction Aug 2029 |
| Birla Tisya Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar | 70 | 8.7% | 5.5% | 7.2% | ₹16,000 est. | ₹3.68 Cr 4 BHK | Ready |
| Mirabelle Phase 2 G Corp · Hebbal / Thanisandra / Nagawara | 69 | 11.6% | 7.5% | 12.6% | ₹8,950 est. | ₹2.04 Cr 4 BHK | Under construction May 2030 |
| Mythri Sity Mythri Builders · Sarjapur Road | 69 | 10.6% | 6.8% | 10.6% | ₹8,450 est. | ₹1.82 Cr 4 BHK | Under construction Aug 2029 |
| Casagrand Flamingo Casagrand · HSR Layout / BTM / Koramangala fringe | 69 | 9.8% | 5.7% | 7.3% | ₹14,050 est. | ₹3.08 Cr 4 BHK | Under construction Sep 2026 |
| The Urban Forest Keya Homes · Bellandur / Outer Ring Road / Kadubeesanahalli | 69 | 10.5% | 6.7% | 10.5% | ₹10,800 est. | ₹2.41 Cr 4 BHK | Under construction Dec 2028 |
| Aurora VBHC · Yelahanka / Jakkur / Airport corridor | 69 | 11.8% | 7.8% | 11.3% | ₹7,700 est. | ₹1.40 Cr 4 BHK | Under construction Dec 2027 |
| Sobha Infinia Phase 2B Block 4 W1 and Block 3 W2 Sobha · HSR Layout / BTM / Koramangala fringe | 69 | 10.0% | 6.6% | 11.6% | ₹13,650 est. | ₹3.64 Cr 4 BHK | Under construction Dec 2030 |
| Assetz Zen & Sato Assetz · Yelahanka / Jakkur / Airport corridor | 68 | 10.7% | 7.5% | 12.4% | ₹10,350 est. | ₹2.88 Cr 4 BHK | Under construction May 2030 |
| Prestige Glenbrook Prestige · Whitefield | 68 | 9.1% | 4.8% | 6.7% | ₹12,150 est. | ₹3.12 Cr 4 BHK | Under construction Jun 2027 |
| Shriram Esquire Shriram Properties · HSR Layout / BTM / Koramangala fringe | 68 | 9.7% | 5.3% | 7.0% | ₹14,050 est. | ₹3.05 Cr 4 BHK | Under construction Jan 2027 |
| Century Kindle Phase 1 Century Real Estate · Yelahanka / Jakkur / Airport corridor | 67 | 12.0% | 8.8% | 15.4% | ₹10,350 est. | ₹2.49 Cr 4 BHK | Under construction Mar 2031 |
| SNN Estates Felicity SNN · Hebbal / Thanisandra / Nagawara | 67 | 10.3% | 7.1% | 11.1% | ₹11,750 est. | ₹2.06 Cr 4 BHK | Under construction Dec 2028 |
| The Arbour Residences G Corp · Central Bengaluru | 67 | 10.5% | 6.8% | 10.7% | ₹15,050 est. | ₹4.55 Cr 4 BHK | Under construction Oct 2028 |
| Grc Sapphire Spring Phase II GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 67 | 10.5% | 6.7% | 12.9% | ₹8,000 est. | ₹4.14 Cr 4 BHK | Under construction Mar 2032 |
| Nikoo Homes VI - Phase-2 Bhartiya City · Hennur Road / Kothanur / Kalyan Nagar | 67 | 10.0% | 5.9% | 9.3% | ₹10,350 est. | ₹2.39 Cr 4 BHK | Under construction Sep 2029 |
| Concorde Antares Concorde · Yelahanka / Jakkur / Airport corridor | 67 | 10.5% | 7.6% | 11.6% | ₹10,650 est. | ₹4.67 Cr 4 BHK | Under construction Dec 2028 |
| Sumadhura Capitol Residences Sumadhura · Whitefield | 66 | 9.6% | 5.9% | 8.7% | ₹11,750 est. | ₹2.10 Cr 4 BHK | Under construction Dec 2027 |
| Mana Dale Mana Projects · Sarjapur Road | 66 | 10.2% | 7.6% | 15.2% | ₹8,450 est. | ₹1.55 Cr 4 BHK | Under construction Dec 2032 |
| Prestige Lavender Fields Prestige · Marathahalli / Kundalahalli / Varthur | 66 | 9.3% | 5.1% | 7.1% | ₹11,650 est. | ₹2.38 Cr 4 BHK | Under construction May 2027 |
| Sound of Water Phase 2 Puravankara · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.0% | 4.9% | 6.5% | ₹11,000 est. | ₹4.04 Cr 4 BHK | Ready |
| Sumadhura Solea Sumadhura · Hebbal / Thanisandra / Nagawara | 66 | 10.2% | 6.3% | 9.9% | ₹11,750 est. | ₹2.26 Cr 4 BHK | Under construction Jun 2029 |
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.