Ranked list · as of September 11, 2026
Best flats in North-West Bengaluru
65 RERA-registered flats in North-West 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: 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 65 flats in North-West Bengaluru the median score is 56, median growth 8.9% a year, median price ₹11,300 per sq ft and median ticket ₹1.70 Cr; 21 are ready to move in.
Projects
65
21 ready · 44 under construction
Median score
56
50 = Bengaluru average
Median growth / yr
8.9%
5-yr projection
Median price
₹1.70 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.
Godrej Tiara
Godrej Properties · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.6%
Net-wealth CAGR5.8%
Cash-flow IRR9.8%
Under construction · May 20303 BHK₹1.74 Cr · ₹9,200 psf est.
Brigade Lumina
Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.9%
Net-wealth CAGR6.8%
Cash-flow IRR12.1%
Under construction · Dec 20302 BHK₹93.4 L · ₹9,200 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.
All 65, 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 |
| Godrej Tiara Godrej Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 76 | 10.6% | 5.8% | 9.8% | ₹9,200 est. | ₹1.74 Cr | Under construction May 2030 |
| Brigade Lumina Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 73 | 10.9% | 6.8% | 12.1% | ₹9,200 est. | ₹93.4 L | Under construction Dec 2030 |
| 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 |
| Sipani Samuha Sipani · Yeshwanthpur / Tumkur Road / Nagasandra | 67 | 10.4% | 6.2% | 10.3% | ₹7,150 est. | ₹44.7 L | Under construction Dec 2029 |
| 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 |
| Brigade Twin Towers Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 59 | 9.5% | 3.7% | 4.9% | ₹9,500 est. | ₹2.94 Cr | Under construction Dec 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 |
| Brigade Parkside North Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 57 | 8.4% | 4.4% | 5.8% | ₹9,800 est. | ₹1.47 Cr | Ready |
| Prestige MSR Heights Prestige · Malleswaram / Rajajinagar / Sadashivanagar | 56 | 9.1% | 4.7% | 6.1% | ₹15,050 est. | ₹1.99 Cr | Under construction Mar 2021 |
| Kumar Platina Kumar Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 56 | 10.2% | 5.6% | 10.2% | ₹7,150 est. | ₹93.3 L | Under construction Mar 2031 |
| Vaishnavi Ars Gardenia Vaishnavi Group · Yeshwanthpur / Tumkur Road / Nagasandra | 56 | 8.4% | 4.7% | 6.0% | ₹7,600 est. | ₹89.3 L | Ready |
| Sattva Knowledge Point Sattva (Salarpuria) · Yeshwanthpur / Tumkur Road / Nagasandra | 56 | 9.1% | 3.7% | 4.8% | ₹9,500 est. | ₹1.43 Cr | Under construction Jun 2025 |
| 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 |
| Renaissance Shanks Sunnyside Renaissance Holdings · Yeshwanthpur / Tumkur Road / Nagasandra | 53 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.14 Cr | Ready |
| 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 |
| Renaissance Woods 3 Renaissance Holdings · Yeshwanthpur / Tumkur Road / Nagasandra | 52 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.14 Cr | Ready |
| The Poem By Shriram Properties Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 51 | 10.0% | 5.1% | 7.1% | ₹9,200 est. | ₹98.4 L | Under construction Mar 2027 |
| Prestige Jindal City Phase-I Prestige · Yeshwanthpur / Tumkur Road / Nagasandra | 49 | 8.4% | 4.4% | 5.8% | ₹9,800 est. | ₹1.47 Cr | Ready |
| Shriram Suvilas Garden Of Joy Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 49 | 10.5% | 4.7% | 6.1% | ₹9,200 est. | ₹2.21 Cr | Under construction Jan 2022 |
| 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 |
| Brigade Deccan Heights Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 48 | 8.8% | 3.5% | 4.5% | ₹9,200 est. | ₹1.38 Cr | Under construction Dec 2023 |
| Shriram Sameeksha Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 48 | 9.2% | 4.0% | 5.2% | ₹9,500 est. | ₹1.12 Cr | Under construction Sep 2018 |
| DS MAX Smartnest DS-MAX · Yeshwanthpur / Tumkur Road / Nagasandra | 47 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.14 Cr | Ready |
| 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 |
| Ds Max Sonata DS-MAX · Yeshwanthpur / Tumkur Road / Nagasandra | 47 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.12 Cr | Ready |
| The Edge Arvind SmartSpaces · Yeshwanthpur / Tumkur Road / Nagasandra | 45 | 8.1% | 4.3% | 5.5% | ₹9,800 est. | ₹1.35 Cr | Ready |
| Renaissance Reserva Renaissance Holdings · Yeshwanthpur / Tumkur Road / Nagasandra | 44 | 8.8% | 3.5% | 4.4% | ₹7,150 est. | ₹94.4 L | Under construction Jun 2024 |
| Raja Magnum Raja Housing · Yeshwanthpur / Tumkur Road / Nagasandra | 44 | 8.8% | 4.1% | 6.4% | ₹7,150 est. | ₹76.1 L | Under construction Mar 2029 |
| Ds Max Sonata Nest DS-MAX · Yeshwanthpur / Tumkur Road / Nagasandra | 42 | 8.8% | 3.9% | 4.9% | ₹7,150 est. | ₹62.2 L | Under construction Jun 2024 |
| Prestige Jindal City-Phase II Prestige · Yeshwanthpur / Tumkur Road / Nagasandra | 40 | 8.8% | 3.5% | 4.5% | ₹9,200 est. | ₹1.38 Cr | Under construction Jul 2023 |
| Concorde Spring Meadows Concorde · Yeshwanthpur / Tumkur Road / Nagasandra | 40 | 8.8% | 3.7% | 4.8% | ₹9,200 est. | ₹1.05 Cr | Under construction Jul 2023 |
| GM Infinite Silver Spring Field GM Infinite · Yeshwanthpur / Tumkur Road / Nagasandra | 38 | 8.6% | 2.8% | 3.6% | ₹7,350 est. | ₹1.84 Cr | Under construction Jun 2018 |
| Shriram Mystique Shriram Properties · Yeshwanthpur / Tumkur Road / Nagasandra | 37 | 8.8% | 3.5% | 4.5% | ₹9,200 est. | ₹1.38 Cr | Under construction Apr 2025 |
| Salarpuria-Sattva Opus Sattva (Salarpuria) · Yeshwanthpur / Tumkur Road / Nagasandra | 37 | 8.8% | 3.6% | 4.6% | ₹9,200 est. | ₹1.24 Cr | Under construction Sep 2023 |
Showing the top 60. Use the home page filters for the full set.
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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.