Best 4 BHK flats in North-West Bengaluru
8 RERA-registered 4 BHK flats in North-West Bengaluru, ranked by investment score, not by advertising. Every project links to its full analysis, cost sheet and due-diligence report.
Top pick: Godrej Tiara by Godrej Properties
Godrej Tiara in Yeshwanthpur / Tumkur Road / Nagasandra scores 76/100 with projected price growth of 10.6% a year, net-wealth CAGR 5.8% and cash-flow IRR 9.8%; the 4 BHK costs about ₹2.31 Cr (price modelled from comparables). Across all 8 4 BHK flats in North-West Bengaluru the median score is 64, median growth 10.5% a year, median price ₹11,300 per sq ft and median ticket ₹3.38 Cr; 1 are ready to move in.
Top 6
All 8, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| Birla Tisya Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar | 70 | 8.7% | 5.5% | 7.2% | ₹16,000 est. | ₹3.68 Cr 4 BHK | Ready |
| Spectra Reserve Spectra Constructions · Malleswaram / Rajajinagar / Sadashivanagar | 65 | 9.7% | 4.8% | 7.2% | ₹11,300 est. | ₹3.53 Cr 4 BHK | Under construction Aug 2028 |
| Nitesh Knightsbridge Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 10.6% | 5.8% | 7.6% | ₹15,050 est. | ₹3.31 Cr 4 BHK | Under construction Dec 2020 |
| DNR Highline DNR Group · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 8.9% | 4.2% | 5.6% | ₹15,500 est. | ₹3.97 Cr 4 BHK | Under construction Oct 2026 |
| Kumar Kino Platinum Kumar Properties · Malleswaram / Rajajinagar / Sadashivanagar | 62 | 10.8% | 5.7% | 7.4% | ₹11,300 est. | ₹2.54 Cr 4 BHK | Under construction Sep 2022 |
| Shriram Suvilas Garden Of Joy Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 49 | 10.5% | 4.7% | 6.1% | ₹9,200 est. | ₹3.38 Cr 4 BHK | Under construction Jan 2022 |
| Century Bliss Century Real Estate · Doddaballapur Road / Nelamangala / Dabaspet | 23 | 8.8% | 3.2% | 6.1% | ₹5,450 est. | ₹1.48 Cr 4 BHK | Under construction Apr 2031 |
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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.