Ranked list · as of September 11, 2026
Best 4 BHK flats under ₹2 crore in South Bengaluru
15 RERA-registered 4 BHK flats under ₹2 crore in South 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: Cityville Valmark by Valmark
Cityville Valmark in Bannerghatta Road / JP Nagar / Arekere scores 66/100 with projected price growth of 10.9% a year, net-wealth CAGR 6.9% and cash-flow IRR 8.4%; the 4 BHK costs about ₹42.0 L (price modelled from comparables). Across all 15 4 BHK flats under ₹2 crore in South Bengaluru the median score is 49, median growth 10.5% a year, median price ₹6,100 per sq ft and median ticket ₹1.25 Cr; 0 are ready to move in.
Projects
15
0 ready · 15 under construction
Median score
49
50 = Bengaluru average
Median growth / yr
10.5%
5-yr projection
Median price
₹1.25 Cr
4 BHK
Top 6
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.
Purva Silversky
Puravankara · Electronic City / Hosur Road / Bommasandra
Price growth / yr10.0%
Net-wealth CAGR4.5%
Cash-flow IRR7.7%
Under construction · Jul 20303 BHK₹1.17 Cr · ₹7,350 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.
Adarsh Welkin Park Phase 2
Akarshak Realty · Electronic City / Hosur Road / Bommasandra
Price growth / yr9.1%
Net-wealth CAGR4.0%
Cash-flow IRR6.7%
Under construction · Mar 20301 BHK₹37.4 L · ₹5,850 psf est.
Sobha Hamptons -Townpark Phase 1 W4 to 6
Sobha · Attibele / Anekal / Chandapura
Price growth / yr11.1%
Net-wealth CAGR6.0%
Cash-flow IRR11.1%
Under construction · Jun 20313 BHK₹1.06 Cr · ₹6,100 psf est.
Cielo at Brigade Valencia
Brigade Group · Attibele / Anekal / Chandapura
Price growth / yr9.4%
Net-wealth CAGR4.9%
Cash-flow IRR7.1%
Under construction · Dec 20271 BHK₹30.9 L · ₹6,300 psf est.
All 15, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| Purva Silversky Puravankara · Electronic City / Hosur Road / Bommasandra | 65 | 10.0% | 4.5% | 7.7% | ₹7,350 est. | ₹1.78 Cr 4 BHK | Under construction Jul 2030 |
| 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 |
| Adarsh Welkin Park Phase 2 Akarshak Realty · Electronic City / Hosur Road / Bommasandra | 56 | 9.1% | 4.0% | 6.7% | ₹5,850 est. | ₹1.82 Cr 4 BHK | Under construction Mar 2030 |
| 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 |
| 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 |
| 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 |
| 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 |
Related lists
Best 4 BHK flats under ₹2 crore in Bengaluru (58)Best 4 BHK flats under ₹2 crore in North Bengaluru (14)Best 4 BHK flats under ₹2 crore in East Bengaluru (14)Best flats in South Bengaluru (272)Best flats under ₹50 lakh in South Bengaluru (46)Best flats under ₹75 lakh in South Bengaluru (100)Best flats under ₹1 crore in South Bengaluru (155)Best flats under ₹1.5 crore in South Bengaluru (208)Best flats under ₹2 crore in South Bengaluru (235)Best flats above ₹2 crore in South Bengaluru (37)Best ready-to-move flats in South Bengaluru (71)New flats launched 2025–2026 in South Bengaluru (40)Best 1 BHK flats in South Bengaluru (37)Best 1 BHK flats under ₹50 lakh in South Bengaluru (13)
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.