Ranked list · as of September 11, 2026
Best flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe
25 RERA-registered flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe, 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: Mahindra Zen by Mahindra Lifespaces
Mahindra Zen in HSR Layout / BTM / Koramangala fringe scores 83/100 with projected price growth of 10.5% a year, net-wealth CAGR 6.9% and cash-flow IRR 10.7%; the default home costs about ₹1.77 Cr (price modelled from comparables). Across all 25 flats under ₹2 crore in HSR Layout / BTM / Koramangala fringe the median score is 63, median growth 9.4% a year, median price ₹11,000 per sq ft and median ticket ₹1.54 Cr; 6 are ready to move in.
Projects
25
6 ready · 19 under construction
Median score
63
50 = Bengaluru average
Median growth / yr
9.4%
5-yr projection
Median price
₹1.54 Cr
default home
Top 6
Mahindra Zen
Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.5%
Net-wealth CAGR6.9%
Cash-flow IRR10.7%
Under construction · Dec 20282 BHK₹1.77 Cr · ₹13,650 psf est.
Radiance Platinum
Radiance Realty · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.9%
Net-wealth CAGR5.5%
Cash-flow IRR8.7%
Under construction · Aug 20293 BHK₹2.00 Cr · ₹10,650 psf est.
Purva Heritage
Puravankara · HSR Layout / BTM / Koramangala fringe
Price growth / yr10.3%
Net-wealth CAGR6.5%
Cash-flow IRR10.9%
Under construction · Aug 20302 BHK₹1.54 Cr · ₹13,650 psf est.
SNN Raj Etternia
SNN · HSR Layout / BTM / Koramangala fringe
Price growth / yr8.8%
Net-wealth CAGR6.9%
Cash-flow IRR8.7%
Ready1 BHK₹71.0 L · ₹14,500 psf est.
Casagrand Flamingo
Casagrand · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.8%
Net-wealth CAGR5.7%
Cash-flow IRR7.3%
Under construction · Sep 20262 BHK₹1.69 Cr · ₹14,050 psf est.
Shriram Esquire
Shriram Properties · HSR Layout / BTM / Koramangala fringe
Price growth / yr9.7%
Net-wealth CAGR5.3%
Cash-flow IRR7.0%
Under construction · Jan 20272 BHK₹1.87 Cr · ₹14,050 psf est.
All 25, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Mahindra Zen Mahindra Lifespaces · HSR Layout / BTM / Koramangala fringe | 83 | 10.5% | 6.9% | 10.7% | ₹13,650 est. | ₹1.77 Cr | Under construction Dec 2028 |
| Radiance Platinum Radiance Realty · HSR Layout / BTM / Koramangala fringe | 78 | 9.9% | 5.5% | 8.7% | ₹10,650 est. | ₹2.00 Cr | Under construction Aug 2029 |
| Purva Heritage Puravankara · HSR Layout / BTM / Koramangala fringe | 75 | 10.3% | 6.5% | 10.9% | ₹13,650 est. | ₹1.54 Cr | Under construction Aug 2030 |
| SNN Raj Etternia SNN · HSR Layout / BTM / Koramangala fringe | 70 | 8.8% | 6.9% | 8.7% | ₹14,500 est. | ₹71.0 L | Ready |
| Casagrand Flamingo Casagrand · HSR Layout / BTM / Koramangala fringe | 69 | 9.8% | 5.7% | 7.3% | ₹14,050 est. | ₹1.69 Cr | Under construction Sep 2026 |
| Shriram Esquire Shriram Properties · HSR Layout / BTM / Koramangala fringe | 68 | 9.7% | 5.3% | 7.0% | ₹14,050 est. | ₹1.87 Cr | Under construction Jan 2027 |
| G Corp Residences G Corp · HSR Layout / BTM / Koramangala fringe | 67 | 8.8% | 6.2% | 7.8% | ₹11,000 est. | ₹1.29 Cr | Ready |
| Abhee Riviera Royale Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 66 | 9.3% | 5.1% | 6.6% | ₹10,650 est. | ₹1.21 Cr | Under construction Feb 2027 |
| Abhee Nandana Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 66 | 8.8% | 6.0% | 7.6% | ₹11,000 est. | ₹1.47 Cr | Ready |
| Purva Westend Phase 1 Puravankara · HSR Layout / BTM / Koramangala fringe | 64 | 10.3% | 6.2% | 8.0% | ₹13,650 est. | ₹1.56 Cr | Under construction Dec 2018 |
| Raj Etternia E Block (building 4) SNN · HSR Layout / BTM / Koramangala fringe | 63 | 9.4% | 5.4% | 7.0% | ₹14,050 est. | ₹1.44 Cr | Under construction Apr 2026 |
| G R Luxuria G R Promoters · HSR Layout / BTM / Koramangala fringe | 63 | 8.8% | 5.8% | 7.4% | ₹11,000 est. | ₹1.86 Cr | Ready |
| Purva Westend Puravankara · HSR Layout / BTM / Koramangala fringe | 63 | 9.8% | 6.2% | 7.8% | ₹14,050 est. | ₹96.9 L | Under construction Dec 2018 |
| Rbd Stillwaters-Block 2 Wing C RBD Shelters · HSR Layout / BTM / Koramangala fringe | 63 | 8.8% | 5.7% | 7.4% | ₹11,000 est. | ₹1.94 Cr | Ready |
| Dhiraan Lotus Dhiraan Infrastructure · HSR Layout / BTM / Koramangala fringe | 61 | 8.7% | 5.9% | 7.6% | ₹11,000 est. | ₹1.47 Cr | Ready |
| Signature Splendor Signature Dwellings · HSR Layout / BTM / Koramangala fringe | 60 | 9.2% | 6.1% | 7.5% | ₹10,350 est. | ₹53.3 L | Under construction Dec 2025 |
| Blue Waters Phase 1 SJR Prime · HSR Layout / BTM / Koramangala fringe | 58 | 9.7% | 5.4% | 6.9% | ₹10,650 est. | ₹1.60 Cr | Under construction Jun 2019 |
| Mahaveer Zephyr Phase II Mahaveer · HSR Layout / BTM / Koramangala fringe | 57 | 9.5% | 5.4% | 6.9% | ₹10,650 est. | ₹1.27 Cr | Under construction May 2018 |
| SNN Raj Grandeur SNN · HSR Layout / BTM / Koramangala fringe | 57 | 9.5% | 5.5% | 7.0% | ₹14,050 est. | ₹1.50 Cr | Under construction Sep 2025 |
| Lgcl Luxuriate LGCL Urban Homes · HSR Layout / BTM / Koramangala fringe | 56 | 10.6% | 6.2% | 7.8% | ₹10,350 est. | ₹1.62 Cr | Under construction May 2020 |
| SJR Primecorpoation Pvt Ltd Blue Water Ph2 SJR Prime · HSR Layout / BTM / Koramangala fringe | 55 | 9.7% | 5.4% | 6.9% | ₹10,650 est. | ₹1.60 Cr | Under construction Sep 2019 |
| Abhee Sunrise Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 54 | 9.2% | 5.5% | 6.8% | ₹10,350 est. | ₹93.2 L | Under construction Mar 2023 |
| Iconest 5 Icon Infra Shelters · HSR Layout / BTM / Koramangala fringe | 52 | 9.2% | 5.0% | 6.3% | ₹10,350 est. | ₹1.55 Cr | Under construction Mar 2023 |
| Snr Mayfair SNR Square · HSR Layout / BTM / Koramangala fringe | 49 | 9.2% | 5.0% | 6.3% | ₹10,350 est. | ₹1.55 Cr | Under construction Apr 2021 |
| BOCHS Akshaya Axis Concept Construction · HSR Layout / BTM / Koramangala fringe | 48 | 9.2% | 5.0% | 6.3% | ₹10,350 est. | ₹1.48 Cr | Under construction Nov 2024 |
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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.