Ranked list · as of September 11, 2026
Best 4 BHK flats in Marathahalli / Kundalahalli / Varthur
16 RERA-registered 4 BHK flats in Marathahalli / Kundalahalli / Varthur, 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: Evergreen @ Prestige Raintree Park by Prestige
Evergreen @ Prestige Raintree Park in Marathahalli / Kundalahalli / Varthur scores 81/100 with projected price growth of 11.1% a year, net-wealth CAGR 7.1% and cash-flow IRR 11.7%; the 4 BHK costs about ₹2.45 Cr (price modelled from comparables). Across all 16 4 BHK flats in Marathahalli / Kundalahalli / Varthur the median score is 66, median growth 10.3% a year, median price ₹11,300 per sq ft and median ticket ₹2.59 Cr; 1 are ready to move in.
Projects
16
1 ready · 15 under construction
Median score
66
50 = Bengaluru average
Median growth / yr
10.3%
5-yr projection
Median price
₹2.59 Cr
4 BHK
Top 6
Evergreen @ Prestige Raintree Park
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr11.1%
Net-wealth CAGR7.1%
Cash-flow IRR11.7%
Under construction · Jun 20301 BHK₹68.4 L · ₹11,300 psf est.
Prestige Raintree Park
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.6%
Net-wealth CAGR7.1%
Cash-flow IRR10.9%
Under construction · Dec 20281 BHK₹47.5 L · ₹11,300 psf est.
Prestige Somerville
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.4%
Net-wealth CAGR6.1%
Cash-flow IRR9.0%
Under construction · Dec 20272 BHK₹1.27 Cr · ₹11,300 psf est.
Sobha Neopolis Phase 3 - W 1, 2, 10 & 11
Sobha · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.8%
Net-wealth CAGR6.6%
Cash-flow IRR11.1%
Under construction · Dec 20293 BHK₹1.95 Cr · ₹11,300 psf est.
Sumadhura Edition Phase-II
Sumadhura · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.4%
Net-wealth CAGR6.6%
Cash-flow IRR11.0%
Under construction · Dec 20292 BHK₹98.3 L · ₹11,300 psf est.
Sobha Neopolis Phase 4 - 3, 4, 8 & 9
Sobha · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.5%
Net-wealth CAGR7.1%
Cash-flow IRR13.4%
Under construction · Dec 20313 BHK₹1.95 Cr · ₹11,300 psf est.
All 16, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Sumadhura Edition Phase-I Sumadhura · Marathahalli / Kundalahalli / Varthur | 64 | 10.1% | 6.1% | 10.3% | ₹11,300 est. | ₹2.17 Cr 4 BHK | Under construction Dec 2029 |
| Sumadhura Solace Phase-II Sumadhura · Marathahalli / Kundalahalli / Varthur | 63 | 9.5% | 5.4% | 9.0% | ₹11,300 est. | ₹4.41 Cr 4 BHK | Under construction Dec 2029 |
| Ashish Krishna Maple Aashish Developers · Marathahalli / Kundalahalli / Varthur | 62 | 10.8% | 6.0% | 8.9% | ₹8,650 est. | ₹3.39 Cr 4 BHK | Under construction Dec 2027 |
| Sumadhura Elysium Phase-I Sumadhura · Marathahalli / Kundalahalli / Varthur | 60 | 9.5% | 5.3% | 9.0% | ₹11,300 est. | ₹2.35 Cr 4 BHK | Under construction Dec 2029 |
| 77° Life DivyaSree · Marathahalli / Kundalahalli / Varthur | 56 | 8.5% | 4.3% | 5.8% | ₹15,750 est. | ₹6.10 Cr 4 BHK | Ready |
| Adithya Valioso Adithya Constructions · Marathahalli / Kundalahalli / Varthur | 54 | 8.9% | 4.7% | 6.9% | ₹8,900 est. | ₹6.34 Cr 4 BHK | Under construction Dec 2027 |
| Lgcl Pueblo LGCL Urban Homes · Marathahalli / Kundalahalli / Varthur | 53 | 10.3% | 4.8% | 6.2% | ₹8,650 est. | ₹2.24 Cr 4 BHK | Under construction Jun 2019 |
| Palm Meadows Annexe Adarsh Developers · Marathahalli / Kundalahalli / Varthur | 43 | 9.2% | 3.9% | 5.1% | ₹11,300 est. | ₹3.49 Cr 4 BHK | Under construction Aug 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.