Ranked list · as of September 11, 2026
Best flats in Malleswaram / Rajajinagar / Sadashivanagar
34 RERA-registered flats 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: Purva Blubelle by Puravankara
Purva Blubelle in Malleswaram / Rajajinagar / Sadashivanagar scores 81/100 with projected price growth of 10.2% a year, net-wealth CAGR 6.2% and cash-flow IRR 9.7%; the default home costs about ₹1.59 Cr (price modelled from comparables). Across all 34 flats in Malleswaram / Rajajinagar / Sadashivanagar the median score is 63, median growth 9.1% a year, median price ₹12,000 per sq ft and median ticket ₹2.04 Cr; 12 are ready to move in.
Projects
34
12 ready · 22 under construction
Median score
63
50 = Bengaluru average
Median growth / yr
9.1%
5-yr projection
Median price
₹2.04 Cr
default home
Top 6
Purva Blubelle
Puravankara · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr10.2%
Net-wealth CAGR6.2%
Cash-flow IRR9.7%
Under construction · Jun 20292 BHK₹1.59 Cr · ₹15,050 psf est.
MIZU of Kessaku
Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.9%
Net-wealth CAGR6.0%
Cash-flow IRR7.7%
ReadyFlat Apartment Duplex 1₹1.10 Cr · ₹12,000 psf est.
Birla Tisya
Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.7%
Net-wealth CAGR5.5%
Cash-flow IRR7.2%
Ready2 BHK₹1.90 Cr · ₹16,000 psf est.
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.
Purva Sunflower
Puravankara · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr8.7%
Net-wealth CAGR5.5%
Cash-flow IRR7.1%
Ready2 BHK₹1.96 Cr · ₹16,000 psf est.
All 34, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Purva Blubelle Puravankara · Malleswaram / Rajajinagar / Sadashivanagar | 81 | 10.2% | 6.2% | 9.7% | ₹15,050 est. | ₹1.59 Cr | Under construction Jun 2029 |
| MIZU of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 72 | 8.9% | 6.0% | 7.7% | ₹12,000 est. | ₹1.10 Cr | Ready |
| Birla Tisya Birla Estates · Malleswaram / Rajajinagar / Sadashivanagar | 70 | 8.7% | 5.5% | 7.2% | ₹16,000 est. | ₹1.90 Cr | Ready |
| 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 |
| Purva Sunflower Puravankara · Malleswaram / Rajajinagar / Sadashivanagar | 68 | 8.7% | 5.5% | 7.1% | ₹16,000 est. | ₹1.96 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 |
| Parkwest - Emerald - Tower 2 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 67 | 8.9% | 5.6% | 7.2% | ₹12,000 est. | ₹1.80 Cr | Ready |
| Salarpuria-Sattva Anugraha Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.7% | 5.5% | 7.1% | ₹16,000 est. | ₹1.96 Cr | Ready |
| NIWA of Kessaku Phoenix Mills · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.9% | 5.1% | 6.7% | ₹12,000 est. | ₹8.41 Cr | Ready |
| Parkwest - Mulberry - Tower 3 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 66 | 8.9% | 5.6% | 7.2% | ₹12,000 est. | ₹1.80 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 |
| Assetz 22 & Crest Assetz · Malleswaram / Rajajinagar / Sadashivanagar | 63 | 10.6% | 6.0% | 7.9% | ₹15,050 est. | ₹1.98 Cr | Under construction Mar 2022 |
| 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 |
| Parkwest - Oak - Tower 10 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 9.7% | 5.9% | 7.4% | ₹11,650 est. | ₹73.4 L | Under construction Jun 2026 |
| Parkwest - Maple - Tower 4 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 10.8% | 6.0% | 7.7% | ₹11,300 est. | ₹1.70 Cr | Under construction Mar 2023 |
| Parkwest - Sapphire- Tower 5 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 61 | 10.8% | 6.0% | 7.7% | ₹11,300 est. | ₹1.70 Cr | Under construction Dec 2024 |
| 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 |
| Parkwest - Pine - Tower 9 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 9.3% | 5.5% | 7.0% | ₹11,650 est. | ₹72.8 L | Under construction Dec 2025 |
| Mantri Centrium Mantri · Malleswaram / Rajajinagar / Sadashivanagar | 57 | 10.3% | 5.6% | 7.3% | ₹15,050 est. | ₹2.26 Cr | Under construction Apr 2022 |
| Prestige MSR Heights Prestige · Malleswaram / Rajajinagar / Sadashivanagar | 56 | 9.1% | 4.7% | 6.1% | ₹15,050 est. | ₹1.99 Cr | Under construction Mar 2021 |
| 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 |
| Renaissance Bellevue Renaissance Holdings · Malleswaram / Rajajinagar / Sadashivanagar | 54 | 9.3% | 4.7% | 6.1% | ₹11,300 est. | ₹1.70 Cr | Under construction Jan 2025 |
| Salarpuria-Sattva Anugraha Sattva (Salarpuria) · Malleswaram / Rajajinagar / Sadashivanagar | 54 | 9.1% | 4.8% | 6.3% | ₹15,050 est. | ₹1.61 Cr | Under construction Dec 2024 |
| Parkwest - Mahogany - Tower 7 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 53 | 9.3% | 4.7% | 6.0% | ₹11,300 est. | ₹1.76 Cr | Under construction Jun 2024 |
| 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 |
| Parkwest - Magnolia - Tower 6 Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar | 49 | 9.3% | 4.7% | 6.0% | ₹11,300 est. | ₹1.73 Cr | Under construction Jan 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 |
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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.