Ranked list · as of September 11, 2026
Best flats above ₹2 crore in South Bengaluru
37 RERA-registered flats above ₹2 crore in South 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: 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 37 flats above ₹2 crore in South Bengaluru the median score is 64, median growth 9.6% a year, median price ₹13,650 per sq ft and median ticket ₹2.49 Cr; 13 are ready to move in.
Projects
37
13 ready · 24 under construction
Median score
64
50 = Bengaluru average
Median growth / yr
9.6%
5-yr projection
Median price
₹2.49 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.
Brigade Nanda Heights
Brigade Group · Jayanagar / Basavanagudi / Banashankari
Price growth / yr9.1%
Net-wealth CAGR5.7%
Cash-flow IRR7.5%
Ready3 BHK₹2.18 Cr · ₹15,500 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.
Sobha Morzaria Grandeur 2 (W1)
Sobha · Jayanagar / Basavanagudi / Banashankari
Price growth / yr9.1%
Net-wealth CAGR5.5%
Cash-flow IRR7.3%
ReadyHome₹2.86 Cr · ₹15,500 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.
All 37, 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 |
| Brigade Nanda Heights Brigade Group · Jayanagar / Basavanagudi / Banashankari | 74 | 9.1% | 5.7% | 7.5% | ₹15,500 est. | ₹2.18 Cr | Ready |
| 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 |
| Sobha Morzaria Grandeur 2 (W1) Sobha · Jayanagar / Basavanagudi / Banashankari | 72 | 9.1% | 5.5% | 7.3% | ₹15,500 est. | ₹2.86 Cr | Ready |
| 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 |
| SNN Raj Spiritua SNN · Jayanagar / Basavanagudi / Banashankari | 71 | 9.1% | 5.4% | 7.1% | ₹15,500 est. | ₹3.34 Cr | Ready |
| 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 |
| SHRIRAM SOUTHERN CREST - Phase -2 Shriram Properties · Jayanagar / Basavanagudi / Banashankari | 68 | 9.1% | 5.7% | 7.5% | ₹15,500 est. | ₹2.20 Cr | Ready |
| Sobha Clovelly Sobha · Jayanagar / Basavanagudi / Banashankari | 66 | 11.0% | 6.0% | 7.9% | ₹14,550 est. | ₹3.25 Cr | Under construction Oct 2020 |
| New Haven Bengaluru Phase III Tata Realty / Tata Housing · Jayanagar / Basavanagudi / Banashankari | 66 | 8.7% | 5.0% | 6.7% | ₹23,100 est. | ₹3.46 Cr | Ready |
| 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 |
| Sound of Water Phase 2 Puravankara · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.0% | 4.9% | 6.5% | ₹11,000 est. | ₹2.74 Cr | Ready |
| New Haven Bengaluru Phase II Tata Realty / Tata Housing · Jayanagar / Basavanagudi / Banashankari | 66 | 8.7% | 5.0% | 6.7% | ₹23,100 est. | ₹3.46 Cr | Ready |
| Rainbow Uno Rainvas Infraa · Jayanagar / Basavanagudi / Banashankari | 64 | 10.2% | 6.3% | 11.2% | ₹10,800 est. | ₹2.02 Cr | Under construction Jun 2031 |
| Adarsh Citrine Adarsh Developers · Bannerghatta Road / JP Nagar / Arekere | 64 | 9.1% | 5.2% | 6.8% | ₹11,000 est. | ₹2.02 Cr | Ready |
| A Few Honest Words Total Environment · Jayanagar / Basavanagudi / Banashankari | 62 | 8.7% | 4.7% | 6.4% | ₹23,100 est. | ₹9.14 Cr | Ready |
| 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 |
| Purva Coronation Square Puravankara · Bannerghatta Road / JP Nagar / Arekere | 62 | 10.3% | 4.8% | 6.3% | ₹10,650 est. | ₹2.75 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 |
| Shriram Southern Crest Shriram Properties · Jayanagar / Basavanagudi / Banashankari | 61 | 11.0% | 6.3% | 8.2% | ₹14,550 est. | ₹2.23 Cr | Under construction Mar 2023 |
| Jayanagar Commercial Radiant Structures · Jayanagar / Basavanagudi / Banashankari | 60 | 9.9% | 4.8% | 6.3% | ₹11,150 est. | ₹7.52 Cr | Under construction Mar 2018 |
| CityVille Valmark Phase 2A Valmark · Bannerghatta Road / JP Nagar / Arekere | 60 | 9.5% | 4.0% | 5.7% | ₹8,250 est. | ₹2.49 Cr | Under construction Jun 2027 |
| Learning To Fly Total Environment · Jayanagar / Basavanagudi / Banashankari | 58 | 10.6% | 5.3% | 7.2% | ₹21,700 est. | ₹5.92 Cr | Under construction Sep 2024 |
| Raja Woods Parkk Raja Housing · Bannerghatta Road / JP Nagar / Arekere | 58 | 10.9% | 5.1% | 6.6% | ₹8,000 est. | ₹3.42 Cr | Under construction Aug 2022 |
| Peninsula Heights Peninsula Land · Jayanagar / Basavanagudi / Banashankari | 57 | 9.6% | 4.8% | 6.4% | ₹22,400 est. | ₹3.36 Cr | Under construction Jun 2019 |
| 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 |
| Adarsh Astria Adarsh Developers · Jayanagar / Basavanagudi / Banashankari | 55 | 9.7% | 5.1% | 6.7% | ₹14,550 est. | ₹2.18 Cr | Under construction Nov 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 |
| Adarsh Premia - Phase 1 Adarsh Developers · Jayanagar / Basavanagudi / Banashankari | 47 | 9.2% | 4.7% | 6.8% | ₹15,050 est. | ₹3.22 Cr | Under construction Mar 2027 |
| Concorde Epitome Concorde · Electronic City / Hosur Road / Bommasandra | 42 | 7.6% | 2.9% | 3.8% | ₹7,800 est. | ₹3.01 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.