Ranked list · as of September 11, 2026
Best 4 BHK flats in North Bengaluru
50 RERA-registered 4 BHK flats 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 4 BHK costs about ₹2.67 Cr (price modelled from comparables). Across all 50 4 BHK flats in North Bengaluru the median score is 61, median growth 11.0% a year, median price ₹8,950 per sq ft and median ticket ₹2.58 Cr; 5 are ready to move in.
Projects
50
5 ready · 45 under construction
Median score
61
50 = Bengaluru average
Median growth / yr
11.0%
5-yr projection
Median price
₹2.58 Cr
4 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.
Brigade Insignia
Brigade Group · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.0%
Net-wealth CAGR7.9%
Cash-flow IRR12.2%
Under construction · Jun 20291 BHK₹42.1 L · ₹10,650 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.
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.
Nikoo Homes 8, Bhartiya Garden Enclave, Phase-1
Bhartiya City · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.0%
Net-wealth CAGR8.1%
Cash-flow IRR14.1%
Under construction · Mar 20311 BHK₹65.7 L · ₹10,350 psf est.
Elara Celestia
L&T Realty · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.6%
Net-wealth CAGR8.2%
Cash-flow IRR13.7%
Under construction · Mar 20302 BHK₹2.55 Cr · ₹16,300 psf est.
All 50, 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. | ₹2.67 Cr 4 BHK | Under construction Oct 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 Solea Sumadhura · Hebbal / Thanisandra / Nagawara | 66 | 10.2% | 6.3% | 9.9% | ₹11,750 est. | ₹2.26 Cr 4 BHK | Under construction Jun 2029 |
| SNN Clermont SNN · Hebbal / Thanisandra / Nagawara | 65 | 9.3% | 5.9% | 7.7% | ₹12,500 est. | ₹3.02 Cr 4 BHK | Ready |
| Birla Trimaya Phase-2 Birla Estates · Devanahalli / Airport Road / Bagalur | 65 | 11.6% | 6.9% | 10.9% | ₹8,000 est. | ₹2.60 Cr 4 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. | ₹2.39 Cr 4 BHK | Ready |
| Mirabelle G Corp · Hebbal / Thanisandra / Nagawara | 65 | 10.0% | 6.4% | 9.3% | ₹9,200 est. | ₹1.80 Cr 4 BHK | Under construction Jun 2028 |
| Ranka Ankura Ranka · Yelahanka / Jakkur / Airport corridor | 63 | 10.8% | 7.2% | 12.0% | ₹7,700 est. | ₹1.42 Cr 4 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. | ₹2.93 Cr 4 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 4 BHK | Under construction Apr 2029 |
| Birla Trimaya Phase-4 Birla Estates · Devanahalli / Airport Road / Bagalur | 63 | 11.7% | 8.4% | 16.0% | ₹8,000 est. | ₹2.65 Cr 4 BHK | Under construction Dec 2031 |
| Sumukha Nature's Symphony Sumukha Ventures · Hebbal / Thanisandra / Nagawara | 62 | 10.8% | 6.8% | 11.5% | ₹8,950 est. | ₹3.44 Cr 4 BHK | Under construction Feb 2030 |
| Century Liva Century Real Estate · Yelahanka / Jakkur / Airport corridor | 62 | 11.3% | 7.9% | 12.3% | ₹10,350 est. | ₹2.45 Cr 4 BHK | Under construction Dec 2028 |
| Elegant Takt Elegant Builders · Yelahanka / Jakkur / Airport corridor | 62 | 11.0% | 7.2% | 11.2% | ₹7,700 est. | ₹1.72 Cr 4 BHK | Under construction Dec 2028 |
| Ebony at Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 61 | 11.4% | 6.6% | 10.5% | ₹8,000 est. | ₹1.72 Cr 4 BHK | Under construction Mar 2029 |
| Elegant Aura Elegant Builders · Hebbal / Thanisandra / Nagawara | 61 | 10.2% | 6.1% | 8.4% | ₹8,950 est. | ₹2.10 Cr 4 BHK | Under construction Jun 2027 |
| Life By The Lake Keya Homes · Yelahanka / Jakkur / Airport corridor | 61 | 11.2% | 6.2% | 7.9% | ₹7,700 est. | ₹2.84 Cr 4 BHK | Under construction Jun 2022 |
| Assetz Soho & Sky Phase 1B Assetz · Hebbal / Thanisandra / Nagawara | 60 | 10.1% | 6.0% | 9.0% | ₹12,150 est. | ₹3.26 Cr 4 BHK | Under construction Dec 2027 |
| Northern Lights by Puravankara KVN Phase 2 Puravankara · Devanahalli / Airport Road / Bagalur | 60 | 11.3% | 7.5% | 13.4% | ₹8,000 est. | ₹2.60 Cr 4 BHK | Under construction Dec 2030 |
| Nikoo Homes 8, Bhartiya Garden Enclave, Phase-2 Bhartiya City · Yelahanka / Jakkur / Airport corridor | 59 | 9.8% | 7.5% | 13.8% | ₹10,350 est. | ₹2.40 Cr 4 BHK | Under construction Dec 2031 |
| Birla Trimaya Phase-3 Birla Estates · Devanahalli / Airport Road / Bagalur | 59 | 11.8% | 7.0% | 12.0% | ₹8,000 est. | ₹2.58 Cr 4 BHK | Under construction Aug 2030 |
| Varnam Phase 1A Phoenix Mills · Devanahalli / Airport Road / Bagalur | 59 | 11.7% | 6.2% | 10.8% | ₹6,100 est. | ₹1.99 Cr 4 BHK | Under construction Aug 2030 |
| Northern Lights by Puravankara KVN Puravankara · Devanahalli / Airport Road / Bagalur | 58 | 11.1% | 7.1% | 11.9% | ₹8,000 est. | ₹2.60 Cr 4 BHK | Under construction Dec 2029 |
| Northern Lights by Puravankara KVN Phase 3 Puravankara · Devanahalli / Airport Road / Bagalur | 55 | 10.9% | 7.6% | 14.5% | ₹8,000 est. | ₹2.60 Cr 4 BHK | Under construction Dec 2031 |
| Fiorana@Beaumont Estate(Phase-1) Lodha (Macrotech) · Devanahalli / Airport Road / Bagalur | 54 | 10.9% | 7.8% | 14.6% | ₹10,850 est. | ₹3.46 Cr 4 BHK | Under construction Mar 2032 |
| Slv Golden Towers SLV Developers · Yelahanka / Jakkur / Airport corridor | 54 | 10.6% | 6.8% | 10.6% | ₹7,700 est. | ₹1.52 Cr 4 BHK | Under construction Apr 2029 |
| Embassy Greenshore Embassy Group · Devanahalli / Airport Road / Bagalur | 53 | 11.6% | 8.6% | 16.0% | ₹10,850 est. | ₹2.71 Cr 4 BHK | Under construction Dec 2031 |
| Sattva Vasanta Skye Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 53 | 11.1% | 7.1% | 12.8% | ₹8,000 est. | ₹1.70 Cr 4 BHK | Under construction May 2031 |
| Assetz Sora & Saki Phase 3 Assetz · Devanahalli / Airport Road / Bagalur | 52 | 10.5% | 6.2% | 9.7% | ₹8,000 est. | ₹1.68 Cr 4 BHK | Under construction Apr 2029 |
| Fairmont at Brigade Orchards Brigade Group · Devanahalli / Airport Road / Bagalur | 51 | 9.8% | 5.7% | 7.4% | ₹8,500 est. | ₹1.76 Cr 4 BHK | Ready |
| Legacy Salvador Legacy Global · Yelahanka / Jakkur / Airport corridor | 51 | 9.4% | 7.0% | 8.7% | ₹8,200 est. | ₹1.98 Cr 4 BHK | Ready |
| Century Xenon Century Real Estate · Hebbal / Thanisandra / Nagawara | 48 | 9.7% | 4.9% | 6.4% | ₹11,750 est. | ₹4.55 Cr 4 BHK | Under construction Dec 2024 |
| Sattva City Sattva (Salarpuria) · Devanahalli / Airport Road / Bagalur | 46 | 10.9% | 7.5% | 14.3% | ₹8,000 est. | ₹1.14 Cr 4 BHK | Under construction Feb 2032 |
| Legacy Eldora Legacy Global · Yelahanka / Jakkur / Airport corridor | 44 | 9.8% | 5.2% | 6.6% | ₹7,950 est. | ₹3.10 Cr 4 BHK | Under construction Aug 2020 |
| Century Codename Blue Moon Century Real Estate · Jakkur | 44 | 9.9% | 6.9% | 12.1% | ₹18,000 | ₹6.39 Cr 4 BHK | Under construction Feb 2031 |
| Pearl at Brigade Atmosphere Brigade Group · Devanahalli / Airport Road / Bagalur | 43 | 9.5% | 5.2% | 6.8% | ₹8,500 est. | ₹3.20 Cr 4 BHK | Ready |
| Adarsh Palm Acres - Phase 2-Part B Adarsh Developers · Devanahalli / Airport Road / Bagalur | 40 | 11.2% | 5.3% | 6.9% | ₹8,000 est. | ₹3.53 Cr 4 BHK | Under construction Nov 2023 |
| Adarsh Palm Acres - Phase 1-Part A Adarsh Developers · Devanahalli / Airport Road / Bagalur | 40 | 11.2% | 5.2% | 6.8% | ₹8,000 est. | ₹3.64 Cr 4 BHK | Under construction Nov 2023 |
| Adarsh Palm Acres - Phase 2-Part A Adarsh Developers · Devanahalli / Airport Road / Bagalur | 40 | 11.2% | 5.3% | 6.9% | ₹8,000 est. | ₹1.96 Cr 4 BHK | Under construction Nov 2023 |
| Adarsh Palm Acres - Phase 1-Part B Adarsh Developers · Devanahalli / Airport Road / Bagalur | 40 | 11.2% | 5.3% | 6.9% | ₹8,000 est. | ₹3.30 Cr 4 BHK | Under construction Nov 2023 |
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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.