Ranked list · as of September 11, 2026
Best flats under ₹2 crore in South Bengaluru
235 RERA-registered flats under ₹2 crore in South 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: Vaishnavi At-One Krishna Brindavan by Vaishnavi Group
Vaishnavi At-One Krishna Brindavan in Jayanagar / Basavanagudi / Banashankari scores 84/100 with projected price growth of 11.3% a year, net-wealth CAGR 7.0% and cash-flow IRR 11.8%; the default home costs about ₹1.76 Cr (price modelled from comparables). Across all 235 flats under ₹2 crore in South Bengaluru the median score is 46, median growth 9.2% a year, median price ₹7,350 per sq ft and median ticket ₹87.2 L; 58 are ready to move in.
Projects
235
58 ready · 177 under construction
Median score
46
50 = Bengaluru average
Median growth / yr
9.2%
5-yr projection
Median price
₹87.2 L
default home
Top 6
Vaishnavi At-One Krishna Brindavan
Vaishnavi Group · Jayanagar / Basavanagudi / Banashankari
Price growth / yr11.3%
Net-wealth CAGR7.0%
Cash-flow IRR11.8%
Under construction · Jun 20303 BHK₹1.76 Cr · ₹10,800 psf est.
Prestige Southern Star
Prestige · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.8%
Net-wealth CAGR6.4%
Cash-flow IRR10.0%
Under construction · Sep 20291 BHK₹64.2 L · ₹10,350 psf est.
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.
Assetz Canvas & Cove 2.0 - Block A
Assetz · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.5%
Net-wealth CAGR6.7%
Cash-flow IRR10.4%
Under construction · Apr 20291 BHK₹45.3 L · ₹10,650 psf est.
Azur Phase 2
Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr11.6%
Net-wealth CAGR7.8%
Cash-flow IRR13.7%
Under construction · Dec 20302 BHK₹1.87 Cr · ₹13,800 psf est.
Godrej Vanantara
Godrej Properties · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr11.5%
Net-wealth CAGR7.3%
Cash-flow IRR13.1%
Under construction · May 20312 BHK₹1.27 Cr · ₹10,350 psf est.
All 235, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Vaishnavi At-One Krishna Brindavan Vaishnavi Group · Jayanagar / Basavanagudi / Banashankari | 84 | 11.3% | 7.0% | 11.8% | ₹10,800 est. | ₹1.76 Cr | Under construction Jun 2030 |
| Prestige Southern Star Prestige · Bannerghatta Road / JP Nagar / Arekere | 83 | 10.8% | 6.4% | 10.0% | ₹10,350 est. | ₹64.2 L | Under construction Sep 2029 |
| 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 |
| Assetz Canvas & Cove 2.0 - Block A Assetz · Bannerghatta Road / JP Nagar / Arekere | 81 | 10.5% | 6.7% | 10.4% | ₹10,650 est. | ₹45.3 L | Under construction Apr 2029 |
| Azur Phase 2 Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.6% | 7.8% | 13.7% | ₹13,800 est. | ₹1.87 Cr | Under construction Dec 2030 |
| Godrej Vanantara Godrej Properties · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.5% | 7.3% | 13.1% | ₹10,350 est. | ₹1.27 Cr | Under construction May 2031 |
| Sobha Magnus Sobha · Bannerghatta Road / JP Nagar / Arekere | 80 | 11.4% | 6.8% | 11.5% | ₹10,350 est. | ₹1.94 Cr | Under construction May 2030 |
| 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 |
| Assetz Canvas & Cove 2.0 – Block B & C Assetz · Bannerghatta Road / JP Nagar / Arekere | 78 | 10.1% | 6.6% | 10.2% | ₹10,650 est. | ₹42.1 L | Under construction Oct 2028 |
| Brigade Komarla Heights Brigade Group · Jayanagar / Basavanagudi / Banashankari | 77 | 9.1% | 6.0% | 7.8% | ₹15,500 est. | ₹1.61 Cr | Ready |
| Azur Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 76 | 11.5% | 7.4% | 12.4% | ₹13,800 est. | ₹1.89 Cr | Under construction Oct 2029 |
| Grc Sapphire Spring - Phase -1 GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 75 | 10.9% | 6.8% | 12.2% | ₹8,000 est. | ₹87.2 L | Under construction Dec 2030 |
| Azur Tower D Lodha (Macrotech) · Bannerghatta Road / JP Nagar / Arekere | 75 | 11.3% | 7.0% | 11.8% | ₹13,800 est. | ₹1.89 Cr | Under construction Apr 2030 |
| 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 |
| Opera Akshar Opera Structures · Jayanagar / Basavanagudi / Banashankari | 73 | 10.4% | 5.8% | 8.6% | ₹10,800 est. | ₹1.97 Cr | Under construction Aug 2028 |
| Raj Bay Vista SNN · Bannerghatta Road / JP Nagar / Arekere | 72 | 10.5% | 6.3% | 9.9% | ₹10,350 est. | ₹1.16 Cr | Under construction Nov 2028 |
| Assetz Canvas & Cove - Phase 1 Wing A & B Assetz · Bannerghatta Road / JP Nagar / Arekere | 72 | 9.7% | 5.5% | 7.6% | ₹10,650 est. | ₹73.5 L | Under construction Apr 2027 |
| Windchimes Phase 2 Mahindra Lifespaces · Bannerghatta Road / JP Nagar / Arekere | 70 | 9.1% | 5.4% | 7.0% | ₹11,000 est. | ₹1.65 Cr | Ready |
| SNN Raj Etternia SNN · HSR Layout / BTM / Koramangala fringe | 70 | 8.8% | 6.9% | 8.7% | ₹14,500 est. | ₹71.0 L | Ready |
| Prestige Song Of The South -Phase-2 Prestige · Bannerghatta Road / JP Nagar / Arekere | 70 | 9.1% | 5.4% | 7.0% | ₹11,000 est. | ₹1.65 Cr | Ready |
| Casagrand Amor Casagrand · Bannerghatta Road / JP Nagar / Arekere | 70 | 10.5% | 6.7% | 9.7% | ₹10,350 est. | ₹49.7 L | Under construction Feb 2028 |
| V2 Rishi Rathna V2 Holdings Housing Development · Jayanagar / Basavanagudi / Banashankari | 69 | 9.3% | 6.2% | 8.0% | ₹11,500 est. | ₹1.33 Cr | 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 |
| Windchimes Phase 1 Mahindra Lifespaces · Bannerghatta Road / JP Nagar / Arekere | 68 | 9.1% | 5.4% | 7.0% | ₹11,000 est. | ₹1.65 Cr | Ready |
| 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 |
| Ds Max Sky Blossom DS-MAX · Bannerghatta Road / JP Nagar / Arekere | 68 | 10.4% | 6.0% | 9.4% | ₹8,000 est. | ₹79.2 L | Under construction Feb 2029 |
| Ds Max Savera DS-MAX · Jayanagar / Basavanagudi / Banashankari | 67 | 9.3% | 6.0% | 7.8% | ₹11,500 est. | ₹1.73 Cr | Ready |
| G Corp Residences G Corp · HSR Layout / BTM / Koramangala fringe | 67 | 8.8% | 6.2% | 7.8% | ₹11,000 est. | ₹1.29 Cr | Ready |
| Grc Sapphire Spring Phase II GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 67 | 10.5% | 6.7% | 12.9% | ₹8,000 est. | ₹85.2 L | Under construction Mar 2032 |
| 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 |
| SNN Raj Serenity SNN · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.2% | 6.1% | 7.8% | ₹11,000 est. | ₹75.9 L | Ready |
| Abhee Nandana Abhee Ventures · HSR Layout / BTM / Koramangala fringe | 66 | 8.8% | 6.0% | 7.6% | ₹11,000 est. | ₹1.47 Cr | Ready |
| Opera Primus Opera Structures · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.9% | 5.6% | 8.1% | ₹8,000 est. | ₹74.8 L | Under construction Dec 2027 |
| Prestige Song Of The South Phase I Prestige · Bannerghatta Road / JP Nagar / Arekere | 66 | 9.1% | 5.5% | 7.1% | ₹11,000 est. | ₹1.44 Cr | Ready |
| Cityville Valmark Valmark · Bannerghatta Road / JP Nagar / Arekere | 66 | 10.9% | 6.9% | 8.4% | ₹8,000 est. | ₹35.6 L | Under construction Sep 2022 |
| Vaishnavi Senate Vaishnavi Group · Bannerghatta Road / JP Nagar / Arekere | 65 | 9.5% | 4.3% | 5.6% | ₹8,000 est. | ₹1.20 Cr | Under construction Dec 2026 |
| Casagrand Vivacity Casagrand · Electronic City / Hosur Road / Bommasandra | 65 | 9.6% | 4.8% | 7.5% | ₹7,350 est. | ₹41.9 L | Under construction Apr 2029 |
| Purva Silversky Puravankara · Electronic City / Hosur Road / Bommasandra | 65 | 10.0% | 4.5% | 7.7% | ₹7,350 est. | ₹1.17 Cr | Under construction Jul 2030 |
| 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 |
| Casagrand Hazen Casagrand · Bannerghatta Road / JP Nagar / Arekere | 64 | 9.7% | 5.4% | 7.4% | ₹10,650 est. | ₹61.2 L | Under construction Jul 2027 |
| Sound of Water Phase 1 by Puravankara Puravankara · Bannerghatta Road / JP Nagar / Arekere | 64 | 10.2% | 5.7% | 7.3% | ₹10,650 est. | ₹73.5 L | Under construction Dec 2019 |
| Ds Max Senate DS-MAX · Bannerghatta Road / JP Nagar / Arekere | 63 | 9.0% | 5.9% | 7.4% | ₹8,500 est. | ₹74.8 L | Ready |
| Grc Sapphire Spring - Phase -3 GRC Infra · Bannerghatta Road / JP Nagar / Arekere | 63 | 10.0% | 5.8% | 9.7% | ₹8,000 est. | ₹38.4 L | Under construction Jul 2030 |
| 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 |
| Mahaveer Sitara Mahaveer · Bannerghatta Road / JP Nagar / Arekere | 62 | 10.9% | 5.4% | 6.9% | ₹8,000 est. | ₹1.44 Cr | Under construction Mar 2025 |
| Rain Bow Oaks Rainvas Infraa · Bannerghatta Road / JP Nagar / Arekere | 62 | 9.1% | 6.0% | 7.5% | ₹8,500 est. | ₹74.8 L | Ready |
| Prestige Suncrest Prestige · Electronic City / Hosur Road / Bommasandra | 62 | 9.4% | 4.2% | 6.1% | ₹7,350 est. | ₹45.2 L | Under construction Sep 2028 |
| Millennium Vaishnodevi Lush Greens · Jayanagar / Basavanagudi / Banashankari | 61 | 9.7% | 5.3% | 6.7% | ₹10,800 est. | ₹1.34 Cr | Under construction Apr 2022 |
| HM Indigo 3.0(Lavender-Phase II of HM World City) HM Constructions · Bannerghatta Road / JP Nagar / Arekere | 61 | 9.1% | 5.4% | 6.9% | ₹8,500 est. | ₹1.27 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 |
| Keya Spring Keya Homes · Bannerghatta Road / JP Nagar / Arekere | 60 | 9.5% | 4.5% | 5.6% | ₹8,000 est. | ₹1.08 Cr | Under construction May 2024 |
| Mahaveer Meridian Reddy Structures · Bannerghatta Road / JP Nagar / Arekere | 59 | 10.0% | 5.0% | 6.4% | ₹8,250 est. | ₹95.7 L | Under construction Aug 2018 |
| Assetz Ren & Rei Assetz · Electronic City / Hosur Road / Bommasandra | 59 | 9.1% | 3.7% | 5.9% | ₹7,350 est. | ₹1.27 Cr | Under construction Jan 2029 |
| Slv Millennial SLV Builders & Developers · Bannerghatta Road / JP Nagar / Arekere | 59 | 10.9% | 5.9% | 7.4% | ₹8,000 est. | ₹82.4 L | Under construction Dec 2024 |
| Axis Vanam Axis Concept Construction · Bannerghatta Road / JP Nagar / Arekere | 59 | 9.1% | 5.9% | 7.5% | ₹8,500 est. | ₹77.8 L | Ready |
| Brillio and Commercial at Brigade Valencia Brigade Group · Attibele / Anekal / Chandapura | 59 | 10.3% | 5.3% | 8.3% | ₹6,100 est. | ₹28.1 L | Under construction Sep 2029 |
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.