Ranked list · as of September 11, 2026
Best 4 BHK flats under ₹2 crore in North Bengaluru
14 RERA-registered 4 BHK flats under ₹2 crore 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: 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 14 4 BHK flats under ₹2 crore in North Bengaluru the median score is 59, median growth 11.0% a year, median price ₹8,000 per sq ft and median ticket ₹1.72 Cr; 2 are ready to move in.
Projects
14
2 ready · 12 under construction
Median score
59
50 = Bengaluru average
Median growth / yr
11.0%
5-yr projection
Median price
₹1.72 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.
Mirabelle
G Corp · Hebbal / Thanisandra / Nagawara
Price growth / yr10.0%
Net-wealth CAGR6.4%
Cash-flow IRR9.3%
Under construction · Jun 20281 BHK₹53.4 L · ₹9,200 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.
Elegant Takt
Elegant Builders · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.0%
Net-wealth CAGR7.2%
Cash-flow IRR11.2%
Under construction · Dec 20282 BHK₹92.4 L · ₹7,700 psf est.
Ebony at Brigade Orchards
Brigade Group · Devanahalli / Airport Road / Bagalur
Price growth / yr11.4%
Net-wealth CAGR6.6%
Cash-flow IRR10.5%
Under construction · Mar 20293 BHK₹1.20 Cr · ₹8,000 psf est.
All 14, 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| 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 |
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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.