Ranked list · as of September 11, 2026
Best flats above ₹2 crore in Bengaluru
226 RERA-registered flats above ₹2 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: Haven by Lodha (Macrotech)
Haven in HSR Layout / BTM / Koramangala fringe scores 85/100 with projected price growth of 10.9% a year, net-wealth CAGR 7.2% and cash-flow IRR 12.0%; the default home costs about ₹2.06 Cr (price modelled from comparables). Across all 226 flats above ₹2 crore in Bengaluru the median score is 55, median growth 9.3% a year, median price ₹12,500 per sq ft and median ticket ₹2.83 Cr; 70 are ready to move in.
Projects
226
70 ready · 156 under construction
Median score
55
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹2.83 Cr
default home
Top 6
Haven
Lodha (Macrotech) · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.9%
Net-wealth CAGR7.2%
Cash-flow IRR12.0%
Under construction · Jun 20302 BHK₹2.06 Cr · ₹18,750 psf est.
Mahindra Newhaven
Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe
Price growth / yr11.4%
Net-wealth CAGR7.7%
Cash-flow IRR12.8%
Under construction · Dec 20293 BHK₹2.31 Cr · ₹13,650 psf est.
Godrej Athena
Godrej Properties · Indiranagar / Old Airport Road / Domlur
Price growth / yr10.0%
Net-wealth CAGR6.5%
Cash-flow IRR9.5%
Under construction · Jan 20282 BHK₹2.09 Cr · ₹15,050 psf est.
Brigade Nanda Heights
Brigade Group · Jayanagar / Basavanagudi / Banashankari
Price growth / yr9.1%
Net-wealth CAGR5.7%
Cash-flow IRR7.5%
Ready3 BHK₹2.18 Cr · ₹15,500 psf est.
Century Regalia (Project 2)
Century Real Estate · Indiranagar / Old Airport Road / Domlur
Price growth / yr11.0%
Net-wealth CAGR7.4%
Cash-flow IRR12.2%
Under construction · Feb 20302 BHK₹2.70 Cr · ₹15,050 psf est.
Brigade Avalon
Brigade Group · Whitefield
Price growth / yr10.0%
Net-wealth CAGR5.8%
Cash-flow IRR9.8%
Under construction · Mar 20303 BHK₹2.60 Cr · ₹11,750 psf est.
All 226, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Haven Lodha (Macrotech) · HSR Layout / BTM / Koramangala fringe | 85 | 10.9% | 7.2% | 12.0% | ₹18,750 est. | ₹2.06 Cr | Under construction Jun 2030 |
| Mahindra Newhaven Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe | 85 | 11.4% | 7.7% | 12.8% | ₹13,650 est. | ₹2.31 Cr | Under construction Dec 2029 |
| Godrej Athena Godrej Properties · Indiranagar / Old Airport Road / Domlur | 74 | 10.0% | 6.5% | 9.5% | ₹15,050 est. | ₹2.09 Cr | Under construction Jan 2028 |
| Brigade Nanda Heights Brigade Group · Jayanagar / Basavanagudi / Banashankari | 74 | 9.1% | 5.7% | 7.5% | ₹15,500 est. | ₹2.18 Cr | Ready |
| Century Regalia (Project 2) Century Real Estate · Indiranagar / Old Airport Road / Domlur | 73 | 11.0% | 7.4% | 12.2% | ₹15,050 est. | ₹2.70 Cr | Under construction Feb 2030 |
| Brigade Avalon Brigade Group · Whitefield | 73 | 10.0% | 5.8% | 9.8% | ₹11,750 est. | ₹2.60 Cr | Under construction Mar 2030 |
| Purva Meraki Puravankara · HSR Layout / BTM / Koramangala fringe | 72 | 9.6% | 5.7% | 8.5% | ₹13,650 est. | ₹2.48 Cr | Under construction Oct 2027 |
| Sobha Morzaria Grandeur 2 (W1) Sobha · Jayanagar / Basavanagudi / Banashankari | 72 | 9.1% | 5.5% | 7.3% | ₹15,500 est. | ₹2.86 Cr | Ready |
| Assetz Mizumi Reserve Tower A1 A2 A4 Assetz · HSR Layout / BTM / Koramangala fringe | 72 | 10.4% | 7.0% | 12.3% | ₹13,650 est. | ₹2.65 Cr | Under construction Dec 2030 |
| Elara Celestia L&T Realty · Yelahanka / Jakkur / Airport corridor | 72 | 11.6% | 8.2% | 13.7% | ₹16,300 est. | ₹2.55 Cr | Under construction Mar 2030 |
| SNN Estates Duomont SNN · HSR Layout / BTM / Koramangala fringe | 71 | 10.4% | 7.0% | 12.4% | ₹13,650 est. | ₹2.35 Cr | Under construction Dec 2030 |
| SNN Raj Spiritua SNN · Jayanagar / Basavanagudi / Banashankari | 71 | 9.1% | 5.4% | 7.1% | ₹15,500 est. | ₹3.34 Cr | Ready |
| Ferris Lewis Infrastructure · Central Bengaluru | 70 | 10.5% | 6.5% | 9.6% | ₹15,050 est. | ₹2.64 Cr | Under construction Apr 2028 |
| Sobha Infinia Phase 2A Block 5 Wing 5 Sobha · HSR Layout / BTM / Koramangala fringe | 70 | 10.0% | 6.1% | 10.2% | ₹13,650 est. | ₹2.47 Cr | Under construction Jun 2030 |
| El Roi Lewis Infrastructure · Central Bengaluru | 69 | 9.3% | 5.3% | 7.9% | ₹15,500 est. | ₹2.89 Cr | Under construction Mar 2028 |
| Salarpuria-Sattva Cadenza Sattva (Salarpuria) · HSR Layout / BTM / Koramangala fringe | 69 | 8.8% | 5.7% | 7.4% | ₹14,500 est. | ₹2.38 Cr | Ready |
| Prestige Leela Residences Prestige · Indiranagar / Old Airport Road / Domlur | 69 | 8.9% | 5.5% | 7.2% | ₹16,000 est. | ₹4.96 Cr | Ready |
| Sobha Infinia Phase 2B Block 4 W1 and Block 3 W2 Sobha · HSR Layout / BTM / Koramangala fringe | 69 | 10.0% | 6.6% | 11.6% | ₹13,650 est. | ₹2.65 Cr | Under construction Dec 2030 |
| SHRIRAM SOUTHERN CREST - Phase -2 Shriram Properties · Jayanagar / Basavanagudi / Banashankari | 68 | 9.1% | 5.7% | 7.5% | ₹15,500 est. | ₹2.20 Cr | Ready |
| ZEFA of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 68 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹3.14 Cr | Ready |
| FAIA of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 68 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹3.64 Cr | Ready |
| Raintree Lewis Infrastructure · Central Bengaluru | 67 | 8.6% | 5.7% | 7.3% | ₹16,000 est. | ₹2.40 Cr | Ready |
| Charis Lewis Infrastructure · Central Bengaluru | 67 | 8.6% | 5.7% | 7.3% | ₹16,000 est. | ₹2.40 Cr | Ready |
| The Arbour Residences G Corp · Central Bengaluru | 67 | 10.5% | 6.8% | 10.7% | ₹15,050 est. | ₹2.63 Cr | Under construction Oct 2028 |
| Tower 6 One Bangalore West Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 67 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹5.45 Cr | Ready |
| Sobha Clovelly Sobha · Jayanagar / Basavanagudi / Banashankari | 66 | 11.0% | 6.0% | 7.9% | ₹14,550 est. | ₹3.25 Cr | Under construction Oct 2020 |
| New Haven Bengaluru Phase III Tata Realty / Tata Housing · Jayanagar / Basavanagudi / Banashankari | 66 | 8.7% | 5.0% | 6.7% | ₹23,100 est. | ₹3.46 Cr | Ready |
| Prestige Pinewood Prestige · HSR Layout / BTM / Koramangala fringe | 66 | 10.6% | 6.1% | 7.9% | ₹13,650 est. | ₹2.37 Cr | Under construction Jun 2020 |
| Sound of Water Phase 2 Puravankara · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.0% | 4.9% | 6.5% | ₹11,000 est. | ₹2.74 Cr | Ready |
| NIWA of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹8.41 Cr | Ready |
| Prestige Woodland Park Prestige · Central Bengaluru | 66 | 8.3% | 5.1% | 6.8% | ₹22,000 est. | ₹3.53 Cr | Ready |
| New Haven Bengaluru Phase II Tata Realty / Tata Housing · Jayanagar / Basavanagudi / Banashankari | 66 | 8.7% | 5.0% | 6.7% | ₹23,100 est. | ₹3.46 Cr | Ready |
| Century Regalia (Project 1) Century Real Estate · Indiranagar / Old Airport Road / Domlur | 66 | 9.9% | 6.1% | 9.6% | ₹15,500 est. | ₹2.67 Cr | Under construction Apr 2029 |
| Prestige Minsk Square Prestige · Central Bengaluru | 65 | 8.3% | 5.2% | 6.8% | ₹22,000 est. | ₹3.30 Cr | Ready |
| SNN Clermont SNN · Hebbal / Thanisandra / Nagawara | 65 | 9.3% | 5.9% | 7.7% | ₹12,500 est. | ₹2.73 Cr | Ready |
| Prestige Westwoods Prestige · Malleswaram / Rajajinagar / Sadashivanagar | 65 | 8.7% | 5.2% | 6.9% | ₹16,000 est. | ₹2.63 Cr | Ready |
| Sobha Indraprastha Sobha · Malleswaram / Rajajinagar / Sadashivanagar | 65 | 10.4% | 5.5% | 7.2% | ₹15,050 est. | ₹3.47 Cr | Under construction Dec 2018 |
| Spectra Reserve Spectra Constructions · Malleswaram / Rajajinagar / Sadashivanagar | 65 | 9.7% | 4.8% | 7.2% | ₹11,300 est. | ₹3.53 Cr | Under construction Aug 2028 |
| Orchid Platinum Goyal & Co · Whitefield | 64 | 9.4% | 5.2% | 8.3% | ₹12,150 est. | ₹2.04 Cr | Under construction Dec 2028 |
| Renaissance Srichakra Renaissance Holdings · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹3.23 Cr | Ready |
| Spectra Raywoods Spectra Constructions · Central Bengaluru | 64 | 8.6% | 5.3% | 6.9% | ₹16,000 est. | ₹3.96 Cr | Ready |
| Rainbow Uno Rainvas Infraa · Jayanagar / Basavanagudi / Banashankari | 64 | 10.2% | 6.3% | 11.2% | ₹10,800 est. | ₹2.02 Cr | Under construction Jun 2031 |
| Nitesh Knightsbridge Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 10.6% | 5.8% | 7.6% | ₹15,050 est. | ₹2.69 Cr | Under construction Dec 2020 |
| Adarsh Citrine Adarsh Developers · Bannerghatta Road / JP Nagar / Arekere | 64 | 9.1% | 5.2% | 6.8% | ₹11,000 est. | ₹2.02 Cr | Ready |
| Prestige Spencer Heights Prestige · Central Bengaluru | 64 | 10.3% | 5.7% | 7.5% | ₹20,700 est. | ₹4.50 Cr | Under construction Jun 2019 |
| Vaswani Starlight Vaswani · Whitefield | 63 | 10.0% | 6.0% | 10.1% | ₹11,750 est. | ₹2.19 Cr | Under construction Dec 2029 |
| DNR Highline DNR Group · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 8.9% | 4.2% | 5.6% | ₹15,500 est. | ₹2.83 Cr | Under construction Oct 2026 |
| Prestige Technostar Prestige · Whitefield | 63 | 8.7% | 4.8% | 6.4% | ₹12,500 est. | ₹10.74 Cr | Ready |
| Prestige Dejavu Prestige · Central Bengaluru | 63 | 10.3% | 5.5% | 7.3% | ₹20,700 est. | ₹5.40 Cr | Under construction Sep 2019 |
| Embassy Grove Embassy Group · Kodihalli | 63 | 8.3% | 6.9% | 8.6% | ₹20,200 | ₹8.75 Cr | Ready |
| vajram esteva Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 9.1% | 5.8% | 7.5% | ₹15,000 est. | ₹2.73 Cr | Ready |
| Sumukha Nature's Symphony Sumukha Ventures · Hebbal / Thanisandra / Nagawara | 62 | 10.8% | 6.8% | 11.5% | ₹8,950 est. | ₹2.94 Cr | Under construction Feb 2030 |
| Kumar Kino Platinum Kumar Properties · Malleswaram / Rajajinagar / Sadashivanagar | 62 | 10.8% | 5.7% | 7.4% | ₹11,300 est. | ₹2.54 Cr | Under construction Sep 2022 |
| A Few Honest Words Total Environment · Jayanagar / Basavanagudi / Banashankari | 62 | 8.7% | 4.7% | 6.4% | ₹23,100 est. | ₹9.14 Cr | Ready |
| Assetz 66 & Shibui Assetz · Whitefield | 62 | 9.5% | 4.8% | 7.2% | ₹12,150 est. | ₹2.39 Cr | Under construction Jun 2028 |
| Hive By Sumadhura Sumadhura · Whitefield | 62 | 9.5% | 4.3% | 5.7% | ₹11,750 est. | ₹3.44 Cr | Under construction Dec 2026 |
| Ozone Chambers Ozone Group · HSR Layout / BTM / Koramangala fringe | 62 | 10.6% | 6.2% | 8.0% | ₹13,650 est. | ₹2.05 Cr | Under construction Sep 2019 |
| Prestige White Meadows - Clover Leaf Prestige · Whitefield | 62 | 8.7% | 4.8% | 6.4% | ₹12,500 est. | ₹4.61 Cr | Ready |
| Prestige Summit Prestige · Central Bengaluru | 62 | 8.3% | 4.7% | 6.3% | ₹22,000 est. | ₹20.01 Cr | Ready |
| Prestige Kenilworth Prestige · Central Bengaluru | 62 | 10.3% | 5.5% | 7.3% | ₹20,700 est. | ₹6.68 Cr | Under construction Sep 2021 |
Showing the top 60. Use the home page filters for the full set.
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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.