Ranked list · as of September 11, 2026
Best flats above ₹2 crore in HSR Layout / BTM / Koramangala fringe
16 RERA-registered flats above ₹2 crore in HSR Layout / BTM / Koramangala fringe, 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 16 flats above ₹2 crore in HSR Layout / BTM / Koramangala fringe the median score is 69, median growth 10.0% a year, median price ₹13,650 per sq ft and median ticket ₹2.37 Cr; 3 are ready to move in.
Projects
16
3 ready · 13 under construction
Median score
69
50 = Bengaluru average
Median growth / yr
10.0%
5-yr projection
Median price
₹2.37 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.
Purva Meraki
Puravankara · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.6%
Net-wealth CAGR5.7%
Cash-flow IRR8.5%
Under construction · Oct 20273 BHK₹2.48 Cr · ₹13,650 psf est.
Assetz Mizumi Reserve Tower A1 A2 A4
Assetz · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.4%
Net-wealth CAGR7.0%
Cash-flow IRR12.3%
Under construction · Dec 20303 BHK₹2.65 Cr · ₹13,650 psf est.
SNN Estates Duomont
SNN · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.4%
Net-wealth CAGR7.0%
Cash-flow IRR12.4%
Under construction · Dec 20301 BHK₹2.35 Cr · ₹13,650 psf est.
Sobha Infinia Phase 2A Block 5 Wing 5
Sobha · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.0%
Net-wealth CAGR6.1%
Cash-flow IRR10.2%
Under construction · Jun 20303 BHK₹2.47 Cr · ₹13,650 psf est.
All 16, 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 |
| 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 |
| 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 |
| 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 |
| 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 |
| Salarpuria-Sattva Cadenza Sattva (Salarpuria) · HSR Layout / BTM / Koramangala fringe | 69 | 8.8% | 5.7% | 7.4% | ₹14,500 est. | ₹2.38 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 |
| 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 |
| 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 |
| Saibya Sterling Sterling Developers · HSR Layout / BTM / Koramangala fringe | 61 | 8.8% | 5.8% | 7.5% | ₹14,500 est. | ₹2.17 Cr | Ready |
| Abhee Nandana Block-C Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 56 | 10.6% | 5.7% | 7.3% | ₹10,350 est. | ₹5.17 Cr | Under construction Dec 2023 |
| Ozone Chambers Ozone Group · HSR Layout / BTM / Koramangala fringe | 53 | 9.7% | 5.4% | 7.0% | ₹14,050 est. | ₹2.11 Cr | Under construction Dec 2025 |
| Assetz Mizumi Reserve Tower A3 A5 Assetz · HSR Layout / BTM / Koramangala fringe | 52 | 9.1% | 5.6% | 9.9% | ₹13,650 est. | ₹2.65 Cr | Under construction Mar 2031 |
| Purva Westend 2 (Block F) Puravankara · HSR Layout / BTM / Koramangala fringe | 50 | 9.2% | 5.0% | 6.4% | ₹13,650 est. | ₹2.05 Cr | Under construction Dec 2022 |
| Sterling Infinia Sterling Developers · HSR Layout / BTM / Koramangala fringe | 49 | 7.6% | 4.6% | 6.0% | ₹14,500 est. | ₹2.17 Cr | Ready |
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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.