Ranked list · as of September 11, 2026
Best flats above ₹2 crore in South-East Bengaluru
33 RERA-registered flats above ₹2 crore in South-East 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: vajram esteva by Vajram
vajram esteva in Bellandur / Outer Ring Road / Kadubeesanahalli scores 63/100 with projected price growth of 9.1% a year, net-wealth CAGR 5.8% and cash-flow IRR 7.5%; the default home costs about ₹2.73 Cr (price modelled from comparables). Across all 33 flats above ₹2 crore in South-East Bengaluru the median score is 47, median growth 9.3% a year, median price ₹12,000 per sq ft and median ticket ₹2.39 Cr; 16 are ready to move in.
Projects
33
16 ready · 17 under construction
Median score
47
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹2.39 Cr
default home
Top 6
vajram esteva
Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.8%
Cash-flow IRR7.5%
ReadyHome₹2.73 Cr · ₹15,000 psf est.
Bren Edgewaters
Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹2.25 Cr · ₹15,000 psf est.
Bren Imperia
Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
Ready3 BHK₹2.25 Cr · ₹15,000 psf est.
DNR Reflection
DNR Group · Bellandur / Outer Ring Road / Kadubeesanahalli
Price growth / yr9.1%
Net-wealth CAGR5.6%
Cash-flow IRR7.3%
ReadyHome₹3.52 Cr · ₹15,000 psf est.
Assetz Trees & Tandem -Tower B
Assetz · Sarjapur Road
Price growth / yr10.4%
Net-wealth CAGR6.3%
Cash-flow IRR10.0%
Under construction · Aug 20293 BHK₹2.19 Cr · ₹11,300 psf est.
Prestige Lakeside Habitat
Prestige · Sarjapur Road
Price growth / yr8.9%
Net-wealth CAGR5.9%
Cash-flow IRR7.7%
ReadyFlat AND Villa₹2.09 Cr · ₹12,000 psf est.
All 33, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| vajram esteva Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 63 | 9.1% | 5.8% | 7.5% | ₹15,000 est. | ₹2.73 Cr | Ready |
| Bren Edgewaters Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr | Ready |
| Bren Imperia Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 58 | 9.1% | 5.9% | 7.7% | ₹15,000 est. | ₹2.25 Cr | Ready |
| DNR Reflection DNR Group · Bellandur / Outer Ring Road / Kadubeesanahalli | 57 | 9.1% | 5.6% | 7.3% | ₹15,000 est. | ₹3.52 Cr | Ready |
| Assetz Trees & Tandem -Tower B Assetz · Sarjapur Road | 57 | 10.4% | 6.3% | 10.0% | ₹11,300 est. | ₹2.19 Cr | Under construction Aug 2029 |
| Prestige Lakeside Habitat Prestige · Sarjapur Road | 56 | 8.9% | 5.9% | 7.7% | ₹12,000 est. | ₹2.09 Cr | Ready |
| SHRIRAM CHIRPING WOODS (Tower-5) Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 10.8% | 6.3% | 8.2% | ₹14,100 est. | ₹2.16 Cr | Under construction Mar 2024 |
| Shriram Chirping Woods Shriram Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 55 | 9.1% | 5.8% | 7.6% | ₹15,000 est. | ₹2.57 Cr | Ready |
| Alaya Essem18 Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 54 | 10.8% | 5.9% | 7.6% | ₹10,800 est. | ₹2.57 Cr | Under construction Jun 2020 |
| Mana Skanda The Right Life T6 Neobuild Ventures · Sarjapur Road | 53 | 9.9% | 5.7% | 9.8% | ₹8,450 est. | ₹2.20 Cr | Under construction Jun 2030 |
| Sterling Ascentia Sterling Developers · Bellandur / Outer Ring Road / Kadubeesanahalli | 52 | 9.1% | 5.7% | 7.5% | ₹15,000 est. | ₹2.88 Cr | Ready |
| Tanmathra Meadows Shriram Properties · Sarjapur Road | 52 | 10.8% | 6.3% | 8.1% | ₹11,300 est. | ₹2.35 Cr | Under construction Dec 2019 |
| Vajram Onyx Vajram · Bellandur / Outer Ring Road / Kadubeesanahalli | 51 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Dec 2024 |
| Sobha Royal Pavilion Phase 5 - Wing 8 and 9 Sobha · Sarjapur Road | 50 | 8.9% | 5.9% | 7.7% | ₹12,000 est. | ₹2.02 Cr | Ready |
| Sobha Royal Pavilion Phase 8 - Wing 15 Sobha · Sarjapur Road | 48 | 8.9% | 5.7% | 7.4% | ₹12,000 est. | ₹2.78 Cr | Ready |
| Sobha Insignia Sobha · Bellandur / Outer Ring Road / Kadubeesanahalli | 47 | 8.7% | 5.3% | 6.9% | ₹15,000 est. | ₹3.27 Cr | Ready |
| Godrej Lake Gardens Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 47 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction May 2025 |
| Bren Zahara Bren Corporation · Bellandur / Outer Ring Road / Kadubeesanahalli | 46 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Mar 2024 |
| The Gran Carmen Address Indiabuild Realty · Sarjapur Road | 45 | 10.0% | 5.2% | 6.6% | ₹8,750 est. | ₹3.85 Cr | Under construction Jan 2020 |
| Nvt Arcot Vaksana NVT Quality Lifestyle · Sarjapur Road | 45 | 8.9% | 5.6% | 7.2% | ₹9,000 est. | ₹2.39 Cr | Ready |
| Peninsula Prakruthi Phase - 2 Peninsula Land · Sarjapur Road | 44 | 8.9% | 5.8% | 7.6% | ₹14,700 est. | ₹2.21 Cr | Ready |
| Peninsula Solitaire Peninsula Land · Sarjapur Road | 43 | 8.9% | 5.8% | 7.6% | ₹14,700 est. | ₹2.21 Cr | Ready |
| Shriram Chirping Grove - 2 Shriram Properties · Sarjapur Road | 41 | 8.9% | 5.7% | 7.4% | ₹12,000 est. | ₹2.92 Cr | Ready |
| Shriram Chirping Grove Shriram Properties · Sarjapur Road | 41 | 8.9% | 5.6% | 7.3% | ₹12,000 est. | ₹3.18 Cr | Ready |
| Godrej Reflections - Phase-1 Godrej Properties · Bellandur / Outer Ring Road / Kadubeesanahalli | 41 | 9.5% | 5.1% | 6.7% | ₹14,100 est. | ₹2.12 Cr | Under construction Jan 2025 |
| Prestige Tech Habitat Prestige · Sarjapur Road | 41 | 7.7% | 4.5% | 6.0% | ₹12,000 est. | ₹3.19 Cr | Ready |
| Sobha Royal Pavilion Phase 3 - Wing 16 Sobha · Sarjapur Road | 41 | 9.3% | 4.8% | 6.3% | ₹11,300 est. | ₹2.62 Cr | Under construction Jun 2024 |
| Leaves & Lives Phase 2 APG Intelli Homes · Sarjapur Road | 39 | 9.3% | 4.6% | 5.9% | ₹8,450 est. | ₹2.66 Cr | Under construction Sep 2024 |
| Adarsh Sanctuary Adarsh Developers · Sarjapur Road | 39 | 9.3% | 4.8% | 6.3% | ₹11,300 est. | ₹2.54 Cr | Under construction Feb 2025 |
| Nvt Symphony Of Orchards NVT Quality Lifestyle · Sarjapur Road | 38 | 9.3% | 4.6% | 5.9% | ₹8,450 est. | ₹2.36 Cr | Under construction Feb 2026 |
| Leaves & Lives Phase 1 APG Intelli Homes · Sarjapur Road | 36 | 9.3% | 4.6% | 5.9% | ₹8,450 est. | ₹2.51 Cr | Under construction Apr 2023 |
| Aspen Greens @ The Prestige City Prestige · Sarjapur Road | 33 | 9.3% | 4.7% | 6.2% | ₹11,300 est. | ₹3.57 Cr | Under construction Apr 2025 |
| Peninsula Paramount Peninsula Land · Sarjapur Road | 23 | 9.3% | 5.0% | 6.6% | ₹13,800 est. | ₹2.07 Cr | Under construction Jan 2023 |
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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.