Ranked list · as of September 11, 2026
Best flats above ₹2 crore in North Bengaluru
39 RERA-registered flats above ₹2 crore in North 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: Elara Celestia by L&T Realty
Elara Celestia in Yelahanka / Jakkur / Airport corridor scores 72/100 with projected price growth of 11.6% a year, net-wealth CAGR 8.2% and cash-flow IRR 13.7%; the default home costs about ₹2.55 Cr (price modelled from comparables). Across all 39 flats above ₹2 crore in North Bengaluru the median score is 51, median growth 9.9% a year, median price ₹11,750 per sq ft and median ticket ₹2.77 Cr; 9 are ready to move in.
Projects
39
9 ready · 30 under construction
Median score
51
50 = Bengaluru average
Median growth / yr
9.9%
5-yr projection
Median price
₹2.77 Cr
default home
Top 6
Elara Celestia
L&T Realty · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.6%
Net-wealth CAGR8.2%
Cash-flow IRR13.7%
Under construction · Mar 20302 BHK₹2.55 Cr · ₹16,300 psf est.
SNN Clermont
SNN · Hebbal / Thanisandra / Nagawara
Price growth / yr9.3%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready1 BHK₹2.73 Cr · ₹12,500 psf est.
Sumukha Nature's Symphony
Sumukha Ventures · Hebbal / Thanisandra / Nagawara
Price growth / yr10.8%
Net-wealth CAGR6.8%
Cash-flow IRR11.5%
Under construction · Feb 20303 BHK₹2.94 Cr · ₹8,950 psf est.
Vajram Chrysanthemum
Vajram · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.3%
Net-wealth CAGR7.4%
Cash-flow IRR11.6%
Under construction · Mar 20293 BHK₹2.18 Cr · ₹10,350 psf est.
Life By The Lake
Keya Homes · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.2%
Net-wealth CAGR6.2%
Cash-flow IRR7.9%
Under construction · Jun 20224 BHK₹2.84 Cr · ₹7,700 psf est.
Assetz Soho & Sky Phase 1B
Assetz · Hebbal / Thanisandra / Nagawara
Price growth / yr10.1%
Net-wealth CAGR6.0%
Cash-flow IRR9.0%
Under construction · Dec 20273 BHK₹2.36 Cr · ₹12,150 psf est.
All 39, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 Clermont SNN · Hebbal / Thanisandra / Nagawara | 65 | 9.3% | 5.9% | 7.7% | ₹12,500 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 |
| Vajram Chrysanthemum Vajram · Yelahanka / Jakkur / Airport corridor | 61 | 11.3% | 7.4% | 11.6% | ₹10,350 est. | ₹2.18 Cr | Under construction Mar 2029 |
| Life By The Lake Keya Homes · Yelahanka / Jakkur / Airport corridor | 61 | 11.2% | 6.2% | 7.9% | ₹7,700 est. | ₹2.84 Cr | Under construction Jun 2022 |
| Assetz Soho & Sky Phase 1B Assetz · Hebbal / Thanisandra / Nagawara | 60 | 10.1% | 6.0% | 9.0% | ₹12,150 est. | ₹2.36 Cr | Under construction Dec 2027 |
| Shriram Hebbal 1 Shriram Properties · Hebbal / Thanisandra / Nagawara | 60 | 9.3% | 5.7% | 7.5% | ₹12,500 est. | ₹6.11 Cr | Ready |
| Sobha HRC Pristine Phase 4 Block 4 and 5 Sobha · Hebbal / Thanisandra / Nagawara | 59 | 9.3% | 5.7% | 7.5% | ₹12,500 est. | ₹4.09 Cr | Ready |
| Radiance IRIS Radiance Realty · Hebbal / Thanisandra / Nagawara | 59 | 9.3% | 5.8% | 7.5% | ₹9,500 est. | ₹7.60 Cr | Ready |
| Shriram Hebbal One Shriram Properties · Hebbal / Thanisandra / Nagawara | 59 | 11.0% | 6.2% | 8.1% | ₹11,750 est. | ₹2.64 Cr | Under construction Jan 2023 |
| Arvind Sporcia Arvind SmartSpaces · Hebbal / Thanisandra / Nagawara | 58 | 9.3% | 5.7% | 7.5% | ₹12,500 est. | ₹6.69 Cr | Ready |
| Mims Residency MIMS Builders · Yelahanka / Jakkur / Airport corridor | 58 | 9.7% | 6.3% | 8.1% | ₹8,200 est. | ₹3.27 Cr | Ready |
| Sobha City Athena Sobha · Hebbal / Thanisandra / Nagawara | 56 | 9.3% | 6.1% | 8.0% | ₹12,500 est. | ₹2.04 Cr | Ready |
| Brigade Senate 1 (Wing 2) Brigade Group · Hebbal / Thanisandra / Nagawara | 56 | 9.7% | 5.1% | 6.6% | ₹11,750 est. | ₹2.35 Cr | Under construction Sep 2022 |
| Embassy South Reserve Embassy Group · Yelahanka / Jakkur / Airport corridor | 55 | 10.8% | 8.6% | 15.6% | ₹16,300 est. | ₹2.03 Cr | Under construction Mar 2032 |
| vajram tiara Vajram · Yelahanka / Jakkur / Airport corridor | 54 | 9.7% | 6.4% | 8.3% | ₹11,000 est. | ₹3.24 Cr | Ready |
| Assetz Soho & Sky Assetz · Hebbal / Thanisandra / Nagawara | 53 | 9.5% | 4.8% | 6.3% | ₹12,150 est. | ₹2.66 Cr | Under construction Sep 2026 |
| Prestige Woodside Prestige · Yelahanka / Jakkur / Airport corridor | 53 | 11.3% | 6.6% | 8.5% | ₹10,350 est. | ₹3.29 Cr | Under construction Jul 2020 |
| Down by the Water Total Environment · Yelahanka / Jakkur / Airport corridor | 52 | 11.2% | 8.0% | 14.0% | ₹16,300 est. | ₹4.56 Cr | Under construction May 2031 |
| After The Rain Phase III Total Environment · Yelahanka / Jakkur / Airport corridor | 51 | 11.3% | 8.9% | 16.2% | ₹16,300 est. | ₹6.46 Cr | Under construction Apr 2032 |
| Prestige Fairfield Prestige · Hebbal / Thanisandra / Nagawara | 49 | 9.7% | 5.0% | 6.5% | ₹11,750 est. | ₹2.65 Cr | Under construction May 2024 |
| NCC Urban Park View NCC Urban · Yelahanka / Jakkur / Airport corridor | 49 | 10.1% | 5.6% | 7.2% | ₹10,350 est. | ₹2.50 Cr | Under construction Dec 2024 |
| Century Xenon Century Real Estate · Hebbal / Thanisandra / Nagawara | 48 | 9.7% | 4.9% | 6.4% | ₹11,750 est. | ₹4.55 Cr | Under construction Dec 2024 |
| Sobha HRC Pristine Phase 1 Block 1 Sobha · Hebbal / Thanisandra / Nagawara | 47 | 9.7% | 5.1% | 6.6% | ₹11,750 est. | ₹2.40 Cr | Under construction Apr 2023 |
| Sobha - HRC Pristine Phase 3 Block 3 Sobha · Hebbal / Thanisandra / Nagawara | 47 | 9.7% | 5.0% | 6.5% | ₹11,750 est. | ₹2.77 Cr | Under construction Apr 2023 |
| Embassy Boulevard Embassy Group · Yelahanka / Jakkur / Airport corridor | 45 | 9.5% | 5.2% | 6.9% | ₹16,800 est. | ₹2.52 Cr | Under construction Jun 2019 |
| Sobha HRC Pristine Phase 2 Block 2 Sobha · Hebbal / Thanisandra / Nagawara | 44 | 9.7% | 5.1% | 6.6% | ₹11,750 est. | ₹2.39 Cr | Under construction Apr 2023 |
| Century Codename Blue Moon Century Real Estate · Jakkur | 44 | 9.9% | 6.9% | 12.1% | ₹18,000 | ₹4.07 Cr | Under construction Feb 2031 |
| After The Rain Commercial Total Environment · Yelahanka / Jakkur / Airport corridor | 44 | 11.2% | 7.1% | 10.7% | ₹16,300 est. | ₹2.44 Cr | Under construction May 2028 |
| Pearl at Brigade Atmosphere Brigade Group · Devanahalli / Airport Road / Bagalur | 43 | 9.5% | 5.2% | 6.8% | ₹8,500 est. | ₹2.20 Cr | Ready |
| Embassy Lake Terraces Embassy Group · Hebbal / Thanisandra / Nagawara | 43 | 9.5% | 4.9% | 6.5% | ₹17,300 est. | ₹2.60 Cr | Under construction Mar 2023 |
| Adarsh Palm Acres - Phase 2-Part B Adarsh Developers · Devanahalli / Airport Road / Bagalur | 40 | 11.2% | 5.3% | 6.9% | ₹8,000 est. | ₹3.53 Cr | Under construction Nov 2023 |
| Adarsh Palm Acres - Phase 1-Part A Adarsh Developers · Devanahalli / Airport Road / Bagalur | 40 | 11.2% | 5.2% | 6.8% | ₹8,000 est. | ₹3.64 Cr | Under construction Nov 2023 |
| Adarsh Palm Acres - Phase 1-Part B Adarsh Developers · Devanahalli / Airport Road / Bagalur | 40 | 11.2% | 5.3% | 6.9% | ₹8,000 est. | ₹3.30 Cr | Under construction Nov 2023 |
| After the Rain- Phase 1 Total Environment · Yelahanka / Jakkur / Airport corridor | 39 | 10.9% | 6.1% | 8.1% | ₹16,300 est. | ₹6.45 Cr | Under construction Apr 2022 |
| Earth & Essence - Phase 1A Assetz · Yelahanka / Jakkur / Airport corridor | 39 | 10.1% | 5.5% | 7.1% | ₹10,350 est. | ₹3.51 Cr | Under construction Apr 2024 |
| After The Rain-Phase Iib Total Environment · Yelahanka / Jakkur / Airport corridor | 33 | 10.3% | 5.9% | 7.8% | ₹16,800 est. | ₹2.52 Cr | Under construction Aug 2026 |
| Prestige Tech Cloud Prestige · Devanahalli / Airport Road / Bagalur | 33 | 9.9% | 4.2% | 5.4% | ₹8,000 est. | ₹2.10 Cr | Under construction Feb 2024 |
| After the Rain - Phase II A Total Environment · Yelahanka / Jakkur / Airport corridor | 30 | 9.8% | 5.1% | 6.9% | ₹16,300 est. | ₹6.45 Cr | Under construction Sep 2024 |
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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.