Ranked list · as of September 11, 2026
Best flats above ₹2 crore in Central Bengaluru
28 RERA-registered flats above ₹2 crore in Central 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: Ferris by Lewis Infrastructure
Ferris in Central Bengaluru scores 70/100 with projected price growth of 10.5% a year, net-wealth CAGR 6.5% and cash-flow IRR 9.6%; the default home costs about ₹2.64 Cr (price modelled from comparables). Across all 28 flats above ₹2 crore in Central Bengaluru the median score is 61, median growth 9.0% a year, median price ₹15,500 per sq ft and median ticket ₹3.53 Cr; 7 are ready to move in.
Projects
28
7 ready · 21 under construction
Median score
61
50 = Bengaluru average
Median growth / yr
9.0%
5-yr projection
Median price
₹3.53 Cr
default home
Top 6
Ferris
Lewis Infrastructure · Central Bengaluru
Price growth / yr10.5%
Net-wealth CAGR6.5%
Cash-flow IRR9.6%
Under construction · Apr 20283 BHK₹2.64 Cr · ₹15,050 psf est.
El Roi
Lewis Infrastructure · Central Bengaluru
Price growth / yr9.3%
Net-wealth CAGR5.3%
Cash-flow IRR7.9%
Under construction · Mar 20283 BHK₹2.89 Cr · ₹15,500 psf est.
Raintree
Lewis Infrastructure · Central Bengaluru
Price growth / yr8.6%
Net-wealth CAGR5.7%
Cash-flow IRR7.3%
Ready3 BHK₹2.40 Cr · ₹16,000 psf est.
Charis
Lewis Infrastructure · Central Bengaluru
Price growth / yr8.6%
Net-wealth CAGR5.7%
Cash-flow IRR7.3%
Ready3 BHK₹2.40 Cr · ₹16,000 psf est.
The Arbour Residences
G Corp · Central Bengaluru
Price growth / yr10.5%
Net-wealth CAGR6.8%
Cash-flow IRR10.7%
Under construction · Oct 20283 BHK₹2.63 Cr · ₹15,050 psf est.
Prestige Woodland Park
Prestige · Central Bengaluru
Price growth / yr8.3%
Net-wealth CAGR5.1%
Cash-flow IRR6.8%
ReadyHome₹3.53 Cr · ₹22,000 psf est.
All 28, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Ferris Lewis Infrastructure · Central Bengaluru | 70 | 10.5% | 6.5% | 9.6% | ₹15,050 est. | ₹2.64 Cr | Under construction Apr 2028 |
| El Roi Lewis Infrastructure · Central Bengaluru | 69 | 9.3% | 5.3% | 7.9% | ₹15,500 est. | ₹2.89 Cr | Under construction Mar 2028 |
| 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 |
| Prestige Woodland Park Prestige · Central Bengaluru | 66 | 8.3% | 5.1% | 6.8% | ₹22,000 est. | ₹3.53 Cr | Ready |
| Prestige Minsk Square Prestige · Central Bengaluru | 65 | 8.3% | 5.2% | 6.8% | ₹22,000 est. | ₹3.30 Cr | Ready |
| Spectra Raywoods Spectra Constructions · Central Bengaluru | 64 | 8.6% | 5.3% | 6.9% | ₹16,000 est. | ₹3.96 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 |
| Prestige Dejavu Prestige · Central Bengaluru | 63 | 10.3% | 5.5% | 7.3% | ₹20,700 est. | ₹5.40 Cr | Under construction Sep 2019 |
| 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 |
| Legacy Maximus Legacy Global · Central Bengaluru | 61 | 9.9% | 6.2% | 9.2% | ₹15,050 est. | ₹2.26 Cr | Under construction Dec 2027 |
| Sobha 25 Richmond Sobha · Central Bengaluru | 61 | 10.3% | 5.6% | 7.4% | ₹20,700 est. | ₹5.19 Cr | Under construction Jul 2019 |
| Skylark Richmond Skylark · Central Bengaluru | 61 | 10.0% | 5.8% | 7.5% | ₹15,050 est. | ₹2.29 Cr | Under construction Dec 2021 |
| Olde Town by LW VDB Infra & Realty · Central Bengaluru | 59 | 8.6% | 5.4% | 7.0% | ₹16,000 est. | ₹3.46 Cr | Ready |
| No 12 Lloyds Road Lewis Infrastructure · Central Bengaluru | 55 | 9.0% | 4.9% | 6.3% | ₹15,050 est. | ₹2.41 Cr | Under construction Jun 2024 |
| Providence Lewis Infrastructure · Central Bengaluru | 55 | 9.0% | 4.9% | 6.4% | ₹15,050 est. | ₹2.26 Cr | Under construction Jan 2022 |
| No 3 Milton Street Lewis Infrastructure · Central Bengaluru | 54 | 9.0% | 4.9% | 6.3% | ₹15,050 est. | ₹2.47 Cr | Under construction Jun 2024 |
| Amigo Cockburn Amigo Shelters · Central Bengaluru | 52 | 9.0% | 5.0% | 6.4% | ₹15,050 est. | ₹2.18 Cr | Under construction Dec 2018 |
| Vaishnavi AT-One Premiere Vaishnavi Group · Central Bengaluru | 52 | 9.0% | 4.6% | 6.0% | ₹15,050 est. | ₹3.17 Cr | Under construction Sep 2025 |
| Vaishnavi Rhapsody Vaishnavi Group · Central Bengaluru | 51 | 9.0% | 4.5% | 5.9% | ₹15,050 est. | ₹3.87 Cr | Under construction Aug 2022 |
| Avory Axis Concept Construction · Central Bengaluru | 49 | 9.0% | 4.4% | 5.8% | ₹15,050 est. | ₹8.46 Cr | Under construction Sep 2023 |
| Legacy Alcazar Legacy Global · Central Bengaluru | 49 | 9.0% | 4.5% | 5.9% | ₹15,050 est. | ₹3.56 Cr | Under construction Mar 2024 |
| Legacy Maximus Legacy Global · Central Bengaluru | 48 | 9.0% | 4.4% | 5.8% | ₹15,050 est. | ₹6.64 Cr | Under construction Dec 2024 |
| Nitesh Madison Square Nitesh Estates · Central Bengaluru | 44 | 8.7% | 4.1% | 5.4% | ₹20,700 est. | ₹6.01 Cr | Under construction Mar 2022 |
| Legacy Cataleya Legacy Global · Central Bengaluru | 44 | 8.3% | 3.8% | 5.0% | ₹15,500 est. | ₹6.72 Cr | Under construction Sep 2026 |
| Mark's 36 Vaswani · Central Bengaluru | 36 | 8.7% | 4.0% | 5.4% | ₹21,350 est. | ₹18.75 Cr | Under construction Jan 2026 |
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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.