Ranked list · as of September 11, 2026
Best 4 BHK flats under ₹1.5 crore in Bengaluru
26 RERA-registered 4 BHK flats under ₹1.5 crore 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: Aurora by VBHC
Aurora in Yelahanka / Jakkur / Airport corridor scores 69/100 with projected price growth of 11.8% a year, net-wealth CAGR 7.8% and cash-flow IRR 11.3%; the 4 BHK costs about ₹1.40 Cr (price modelled from comparables). Across all 26 4 BHK flats under ₹1.5 crore in Bengaluru the median score is 47, median growth 10.4% a year, median price ₹6,300 per sq ft and median ticket ₹1.25 Cr; 0 are ready to move in.
Projects
26
0 ready · 26 under construction
Median score
47
50 = Bengaluru average
Median growth / yr
10.4%
5-yr projection
Median price
₹1.25 Cr
4 BHK
Top 6
Aurora
VBHC · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.8%
Net-wealth CAGR7.8%
Cash-flow IRR11.3%
Under construction · Dec 20273 BHK₹1.20 Cr · ₹7,700 psf est.
Cityville Valmark
Valmark · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.9%
Net-wealth CAGR6.9%
Cash-flow IRR8.4%
Under construction · Sep 20223 BHK₹35.6 L · ₹8,000 psf est.
Ranka Ankura
Ranka · Yelahanka / Jakkur / Airport corridor
Price growth / yr10.8%
Net-wealth CAGR7.2%
Cash-flow IRR12.0%
Under construction · Dec 20292 BHK₹86.2 L · ₹7,700 psf est.
Provident Ecopolitan Phase 5
Provident · Devanahalli / Airport Road / Bagalur
Price growth / yr11.9%
Net-wealth CAGR7.6%
Cash-flow IRR11.9%
Under construction · Apr 20293 BHK₹36.8 L · ₹8,000 psf est.
Mahaveer Sitara
Mahaveer · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.9%
Net-wealth CAGR5.4%
Cash-flow IRR6.9%
Under construction · Mar 20254 BHK₹1.44 Cr · ₹8,000 psf est.
Kumaravana
Essem18 Developers · Mysore Road / RR Nagar / Kengeri
Price growth / yr10.1%
Net-wealth CAGR5.2%
Cash-flow IRR7.6%
Under construction · Dec 20272 BHK₹75.6 L · ₹6,750 psf est.
All 26, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| Cityville Valmark Valmark · Bannerghatta Road / JP Nagar / Arekere | 66 | 10.9% | 6.9% | 8.4% | ₹8,000 est. | ₹42.0 L 4 BHK | Under construction Sep 2022 |
| 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 |
| 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 |
| Mahaveer Sitara Mahaveer · Bannerghatta Road / JP Nagar / Arekere | 62 | 10.9% | 5.4% | 6.9% | ₹8,000 est. | ₹1.44 Cr 4 BHK | Under construction Mar 2025 |
| Kumaravana Essem18 Developers · Mysore Road / RR Nagar / Kengeri | 53 | 10.1% | 5.2% | 7.6% | ₹6,750 est. | ₹1.21 Cr 4 BHK | Under construction Dec 2027 |
| V2 Vajra Elegance V2 Holdings Housing Development · Mysore Road / RR Nagar / Kengeri | 53 | 9.9% | 5.2% | 8.9% | ₹7,000 est. | ₹1.35 Cr 4 BHK | Under construction Dec 2029 |
| Sobha Hamptons -Townpark Phase 1 W4 to 6 Sobha · Attibele / Anekal / Chandapura | 52 | 11.1% | 6.0% | 11.1% | ₹6,100 est. | ₹1.44 Cr 4 BHK | Under construction Jun 2031 |
| Ds Max Sista Grand DS-MAX · Kanakapura Road / Talaghattapura / Banashankari 6th | 51 | 8.6% | 3.9% | 5.7% | ₹7,050 est. | ₹1.07 Cr 4 BHK | Under construction Dec 2027 |
| Cielo at Brigade Valencia Brigade Group · Attibele / Anekal / Chandapura | 51 | 9.4% | 4.9% | 7.1% | ₹6,300 est. | ₹1.25 Cr 4 BHK | Under construction Dec 2027 |
| Ds Max Sahara Grand DS-MAX · Electronic City / Hosur Road / Bommasandra | 50 | 8.5% | 3.2% | 5.0% | ₹5,850 est. | ₹76.0 L 4 BHK | Under construction Jan 2029 |
| Sobha Brooklyn Towers - Town Park Phase 3, W5 Sobha · Attibele / Anekal / Chandapura | 49 | 10.6% | 5.1% | 8.1% | ₹6,100 est. | ₹1.35 Cr 4 BHK | Under construction Jun 2029 |
| Sobha Hamptons -Townpark Phase 2 W1 to 3 Sobha · Attibele / Anekal / Chandapura | 47 | 10.6% | 6.8% | 14.5% | ₹6,100 est. | ₹1.25 Cr 4 BHK | Under construction Jun 2033 |
| Sobha Brooklyn Towers - Town Park Phase 4, W4 Sobha · Attibele / Anekal / Chandapura | 47 | 10.5% | 5.0% | 8.0% | ₹6,100 est. | ₹1.35 Cr 4 BHK | Under construction Jun 2029 |
| 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 |
| ONE RESIDENCES AT SOBHA ONE WORLD Ph4 W7 and 8 Sobha · Hoskote / Budigere Cross / Old Madras Road | 39 | 10.1% | 6.6% | 13.7% | ₹7,350 est. | ₹1.33 Cr 4 BHK | Under construction Sep 2033 |
| Pavani Mirabilia Phase-II Sai Sravanthi Infra · Hoskote / Budigere Cross / Old Madras Road | 39 | 10.4% | 4.5% | 5.8% | ₹5,650 est. | ₹1.14 Cr 4 BHK | Under construction Dec 2026 |
| Subha Eden-2 Subha Luxury (SubhaGruha) · Attibele / Anekal / Chandapura | 38 | 10.7% | 3.9% | 5.1% | ₹4,700 est. | ₹1.06 Cr 4 BHK | Under construction Dec 2026 |
| Subha Eden - 1 Subha Luxury (SubhaGruha) · Attibele / Anekal / Chandapura | 38 | 10.7% | 3.9% | 5.1% | ₹4,700 est. | ₹1.00 Cr 4 BHK | Under construction Dec 2026 |
| Sobha Brooklyn Towers - Town Park Phase 1, W1 Sobha · Attibele / Anekal / Chandapura | 38 | 9.4% | 4.0% | 6.0% | ₹6,300 est. | ₹1.40 Cr 4 BHK | Under construction Dec 2027 |
| Pavani Mirabilia Phase I Sai Sravanthi Infra · Hoskote / Budigere Cross / Old Madras Road | 33 | 8.9% | 4.0% | 5.8% | ₹5,800 est. | ₹1.35 Cr 4 BHK | Under construction May 2028 |
| Around The Life Keya Homes · Hoskote / Budigere Cross / Old Madras Road | 32 | 9.3% | 3.5% | 4.4% | ₹5,650 est. | ₹94.4 L 4 BHK | Under construction Jun 2025 |
| ONE RESIDENCES AT SOBHA ONE WORLD Ph3 W5 and 6 Sobha · Hoskote / Budigere Cross / Old Madras Road | 29 | 9.3% | 5.8% | 12.1% | ₹7,350 est. | ₹1.33 Cr 4 BHK | Under construction Sep 2033 |
| 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 |
| Casagrand Florella Phase 2 Casagrand · Attibele / Anekal / Chandapura | 19 | 9.2% | 3.2% | 4.1% | ₹6,100 est. | ₹1.20 Cr 4 BHK | Under construction Mar 2024 |
| Casagrand Florella Casagrand · Attibele / Anekal / Chandapura | 19 | 9.2% | 3.3% | 4.2% | ₹6,100 est. | ₹1.12 Cr 4 BHK | Under construction Mar 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.