Ranked list · as of September 11, 2026
Best flats above ₹2 crore in Malleswaram / Rajajinagar / Sadashivanagar
17 RERA-registered flats above ₹2 crore in Malleswaram / Rajajinagar / Sadashivanagar, 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: ZEFA of Kessaku by Phoenix Mills
ZEFA of Kessaku in Malleswaram / Rajajinagar / Sadashivanagar scores 68/100 with projected price growth of 8.9% a year, net-wealth CAGR 5.1% and cash-flow IRR 6.7%; the default home costs about ₹3.14 Cr (price modelled from comparables). Across all 17 flats above ₹2 crore in Malleswaram / Rajajinagar / Sadashivanagar the median score is 64, median growth 8.9% a year, median price ₹15,050 per sq ft and median ticket ₹3.20 Cr; 6 are ready to move in.
Projects
17
6 ready · 11 under construction
Median score
64
50 = Bengaluru average
Median growth / yr
8.9%
5-yr projection
Median price
₹3.20 Cr
default home
Top 6
ZEFA of Kessaku
Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.9%
Net-wealth CAGR5.1%
Cash-flow IRR6.7%
ReadySimplex₹3.14 Cr · ₹12,000 psf est.
FAIA of Kessaku
Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.9%
Net-wealth CAGR5.1%
Cash-flow IRR6.7%
ReadySimplex₹3.64 Cr · ₹12,000 psf est.
Tower 6 One Bangalore West
Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.9%
Net-wealth CAGR5.1%
Cash-flow IRR6.7%
ReadyFlat Apartment₹5.45 Cr · ₹12,000 psf est.
NIWA of Kessaku
Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.9%
Net-wealth CAGR5.1%
Cash-flow IRR6.7%
ReadyFlat Apartment Simplex 2₹8.41 Cr · ₹12,000 psf est.
Prestige Westwoods
Prestige · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.7%
Net-wealth CAGR5.2%
Cash-flow IRR6.9%
ReadyHome₹2.63 Cr · ₹16,000 psf est.
Sobha Indraprastha
Sobha · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr10.4%
Net-wealth CAGR5.5%
Cash-flow IRR7.2%
Under construction · Dec 2018Home₹3.47 Cr · ₹15,050 psf est.
All 17, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| Tower 6 One Bangalore West Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 67 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹5.45 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 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 |
| Renaissance Srichakra Renaissance Holdings · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹3.23 Cr | Ready |
| Nitesh Knightsbridge Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 64 | 10.6% | 5.8% | 7.6% | ₹15,050 est. | ₹2.69 Cr | Under construction Dec 2020 |
| DNR Highline DNR Group · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 8.9% | 4.2% | 5.6% | ₹15,500 est. | ₹2.83 Cr | Under construction Oct 2026 |
| 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 |
| Tower 7 One Bangalore West Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 59 | 9.3% | 4.4% | 5.8% | ₹11,300 est. | ₹2.35 Cr | Under construction Feb 2024 |
| Mantri Centrium Mantri · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 10.3% | 5.6% | 7.3% | ₹15,050 est. | ₹2.26 Cr | Under construction Apr 2022 |
| Assetz 22 & Crest Assetz · Malleswaram / Rajajinagar / Sadashivanagar | 55 | 8.9% | 4.4% | 5.8% | ₹15,500 est. | ₹2.04 Cr | Under construction Dec 2026 |
| Sobha Rajvilas Sobha · Malleswaram / Rajajinagar / Sadashivanagar | 55 | 9.1% | 4.3% | 5.7% | ₹15,050 est. | ₹3.20 Cr | Under construction Mar 2025 |
| Iconica Nitesh Knightsbridge Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 52 | 9.4% | 4.4% | 5.8% | ₹15,500 est. | ₹4.22 Cr | Under construction Dec 2025 |
| Iconica Nitesh Park Avenue Nitesh Estates · Malleswaram / Rajajinagar / Sadashivanagar | 47 | 8.9% | 4.2% | 6.4% | ₹15,050 est. | ₹6.28 Cr | Under construction Jun 2028 |
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.