Ranked list · as of September 11, 2026
Best flats above ₹2 crore in Bellandur / Outer Ring Road / Kadubeesanahalli
13 RERA-registered flats above ₹2 crore in Bellandur / Outer Ring Road / Kadubeesanahalli, 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: vajram esteva by Vajram
vajram esteva in Bellandur / Outer Ring Road / Kadubeesanahalli scores 63/100 with projected price growth of 9.1% a year, net-wealth CAGR 5.8% and cash-flow IRR 7.5%; the default home costs about ₹2.73 Cr (price modelled from comparables). Across all 13 flats above ₹2 crore in Bellandur / Outer Ring Road / Kadubeesanahalli the median score is 54, median growth 9.1% a year, median price ₹15,000 per sq ft and median ticket ₹2.25 Cr; 7 are ready to move in.
Projects
13
7 ready · 6 under construction
Median score
54
50 = Bengaluru average
Median growth / yr
9.1%
5-yr projection
Median price
₹2.25 Cr
default home
Top 6
vajram esteva
Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.8%
Cash-flow IRR7.5%
ReadyHome₹2.73 Cr · ₹15,000 psf est.
Bren Edgewaters
Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹2.25 Cr · ₹15,000 psf est.
Bren Imperia
Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹2.25 Cr · ₹15,000 psf est.
DNR Reflection
DNR Group · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.6%
Cash-flow IRR7.3%
ReadyHome₹3.52 Cr · ₹15,000 psf est.
SHRIRAM CHIRPING WOODS (Tower-5)
Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr10.8%
Net-wealth CAGR6.3%
Cash-flow IRR8.2%
Under construction · Mar 2024Home₹2.16 Cr · ₹14,100 psf est.
Shriram Chirping Woods
Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.8%
Cash-flow IRR7.6%
ReadyHome₹2.57 Cr · ₹15,000 psf est.
All 13, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| vajram esteva Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 9.1% | 5.8% | 7.5% | ₹15,000 est. | ₹2.73 Cr | Ready |
| Bren Edgewaters Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr | Ready |
| Bren Imperia Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr | Ready |
| DNR Reflection DNR Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 9.1% | 5.6% | 7.3% | ₹15,000 est. | ₹3.52 Cr | Ready |
| SHRIRAM CHIRPING WOODS (Tower-5) Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 10.8% | 6.3% | 8.2% | ₹14,100 est. | ₹2.16 Cr | Under construction Mar 2024 |
| Shriram Chirping Woods Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 9.1% | 5.8% | 7.6% | ₹15,000 est. | ₹2.57 Cr | Ready |
| Alaya Essem18 Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.8% | 5.9% | 7.6% | ₹10,800 est. | ₹2.57 Cr | Under construction Jun 2020 |
| Sterling Ascentia Sterling Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 52 | 9.1% | 5.7% | 7.5% | ₹15,000 est. | ₹2.88 Cr | Ready |
| Vajram Onyx Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 51 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Dec 2024 |
| Sobha Insignia Sobha · Bellandur / Outer Ring Road / Kadubeesanahalli | 47 | 8.7% | 5.3% | 6.9% | ₹15,000 est. | ₹3.27 Cr | Ready |
| Godrej Lake Gardens Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 47 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction May 2025 |
| Bren Zahara Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Mar 2024 |
| Godrej Reflections - Phase-1 Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 41 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Jan 2025 |
Related lists
Best flats above ₹2 crore in Bengaluru (226)Best flats above ₹2 crore in North Bengaluru (39)Best flats above ₹2 crore in East Bengaluru (33)Best flats above ₹2 crore in South Bengaluru (37)Best flats above ₹2 crore in South-East Bengaluru (33)Best flats above ₹2 crore in North-East Bengaluru (10)Best flats above ₹2 crore in North-West Bengaluru (19)Best flats above ₹2 crore in South-West Bengaluru (6)Best flats above ₹2 crore in Central Bengaluru (28)Best flats above ₹2 crore in Sarjapur Road (20)Best flats above ₹2 crore in Devanahalli / Airport Road / Bagalur (5)Best flats above ₹2 crore in Yelahanka / Jakkur / Airport corridor (16)Best flats above ₹2 crore in Hennur Road / Kothanur / Kalyan Nagar (10)Best flats above ₹2 crore in Whitefield (20)
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.