Ranked list · as of September 11, 2026
Best flats under ₹1.5 crore in North-West Bengaluru
30 RERA-registered flats under ₹1.5 crore 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: Brigade Lumina by Brigade Group
Brigade Lumina in Yeshwanthpur / Tumkur Road / Nagasandra scores 73/100 with projected price growth of 10.9% a year, net-wealth CAGR 6.8% and cash-flow IRR 12.1%; the default home costs about ₹93.4 L (price modelled from comparables). Across all 30 flats under ₹1.5 crore in North-West Bengaluru the median score is 48, median growth 8.8% a year, median price ₹9,200 per sq ft and median ticket ₹1.05 Cr; 10 are ready to move in.
Projects
30
10 ready · 20 under construction
Median score
48
50 = Bengaluru average
Median growth / yr
8.8%
5-yr projection
Median price
₹1.05 Cr
default home
Top 6
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.
Sipani Samuha
Sipani · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr10.4%
Net-wealth CAGR6.2%
Cash-flow IRR10.3%
Under construction · Dec 20291 BHK₹44.7 L · ₹7,150 psf est.
Parkwest - Oak - Tower 10
Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr9.7%
Net-wealth CAGR5.9%
Cash-flow IRR7.4%
Under construction · Jun 20261 BHK₹73.4 L · ₹11,650 psf est.
Parkwest - Pine - Tower 9
Relationship Properties · Malleswaram / Rajajinagar / Sadashivanagar
Price growth / yr9.3%
Net-wealth CAGR5.5%
Cash-flow IRR7.0%
Under construction · Dec 20251 BHK₹72.8 L · ₹11,650 psf est.
Brigade Parkside North
Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra
Price growth / yr8.4%
Net-wealth CAGR4.4%
Cash-flow IRR5.8%
Ready3 BHK₹1.47 Cr · ₹9,800 psf est.
All 30, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| Sipani Samuha Sipani · Yeshwanthpur / Tumkur Road / Nagasandra | 67 | 10.4% | 6.2% | 10.3% | ₹7,150 est. | ₹44.7 L | Under construction Dec 2029 |
| 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 - 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 |
| Brigade Parkside North Brigade Group · Yeshwanthpur / Tumkur Road / Nagasandra | 57 | 8.4% | 4.4% | 5.8% | ₹9,800 est. | ₹1.47 Cr | Ready |
| 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 |
| Renaissance Shanks Sunnyside Renaissance Holdings · Yeshwanthpur / Tumkur Road / Nagasandra | 53 | 8.4% | 4.5% | 5.8% | ₹7,600 est. | ₹1.14 Cr | Ready |
| 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 |
| 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 |
| 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 |
| 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 |
| Ds Max Sky Sisira DS-MAX · Doddaballapur Road / Nelamangala / Dabaspet | 23 | 8.1% | 1.8% | 3.2% | ₹4,250 est. | ₹38.5 L | Under construction Sep 2030 |
| Century Bliss Century Real Estate · Doddaballapur Road / Nelamangala / Dabaspet | 23 | 8.8% | 3.2% | 6.1% | ₹5,450 est. | ₹72.2 L | Under construction Apr 2031 |
| Ds Max Sky Sanjeevini DS-MAX · Doddaballapur Road / Nelamangala / Dabaspet | 16 | 7.2% | 1.0% | 1.3% | ₹4,350 est. | ₹29.1 L | Under construction Aug 2027 |
| New Haven Bengaluru Phase V Tata Realty / Tata Housing · Doddaballapur Road / Nelamangala / Dabaspet | 12 | 7.6% | 1.6% | 2.0% | ₹7,150 est. | ₹68.3 L | Under construction Sep 2023 |
| Sapthagiri Sampadha Sapthagiri Constructions · Doddaballapur Road / Nelamangala / Dabaspet | 10 | 6.9% | 2.0% | 2.5% | ₹4,500 est. | ₹63.9 L | 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.