Ranked list · as of September 11, 2026
Best villas above ₹3 crore in Bengaluru
21 RERA-registered villas above ₹3 crore in 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: Nvt Oikos by NVT Quality Lifestyle
Nvt Oikos in Whitefield scores 74/100 with projected price growth of 10.8% a year, net-wealth CAGR 6.4% and cash-flow IRR 10.8%; the default home costs about ₹3.05 Cr (price modelled from comparables). Across all 21 villas above ₹3 crore in Bengaluru the median score is 47, median growth 9.9% a year, median price ₹10,350 per sq ft and median ticket ₹3.66 Cr; 5 are ready to move in.
Projects
21
5 ready · 16 under construction
Median score
47
50 = Bengaluru average
Median growth / yr
9.9%
5-yr projection
Median price
₹3.66 Cr
default home
Top 6
Nvt Oikos
NVT Quality Lifestyle · Whitefield
Price growth / yr10.8%
Net-wealth CAGR6.4%
Cash-flow IRR10.8%
Under construction · Dec 20294 BHK₹3.05 Cr · ₹8,950 psf est.
Raj Viviente Phase 2
SNN · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.8%
Net-wealth CAGR5.8%
Cash-flow IRR8.7%
Under construction · Feb 20284 BHK₹4.73 Cr · ₹10,350 psf est.
Riviera Glade
Goyal & Co · Yelahanka / Jakkur / Airport corridor
Price growth / yr11.6%
Net-wealth CAGR8.2%
Cash-flow IRR14.5%
Under construction · Dec 20304 BHK₹3.71 Cr · ₹10,350 psf est.
Assetz Mizu & Ki
Assetz · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr10.4%
Net-wealth CAGR6.0%
Cash-flow IRR10.2%
Under construction · Aug 20304 BHK₹3.47 Cr · ₹10,350 psf est.
Sobha Victoria Park Phase 2
Sobha · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr8.9%
Net-wealth CAGR5.0%
Cash-flow IRR6.6%
ReadyROW House₹3.42 Cr · ₹11,000 psf est.
Raj Viviente
SNN · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr8.8%
Net-wealth CAGR4.7%
Cash-flow IRR6.2%
Ready4 BHK₹4.37 Cr · ₹11,000 psf est.
All 21, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Nvt Oikos NVT Quality Lifestyle · Whitefield | 74 | 10.8% | 6.4% | 10.8% | ₹8,950 est. | ₹3.05 Cr | Under construction Dec 2029 |
| Raj Viviente Phase 2 SNN · Bannerghatta Road / JP Nagar / Arekere | 71 | 10.8% | 5.8% | 8.7% | ₹10,350 est. | ₹4.73 Cr | Under construction Feb 2028 |
| Riviera Glade Goyal & Co · Yelahanka / Jakkur / Airport corridor | 66 | 11.6% | 8.2% | 14.5% | ₹10,350 est. | ₹3.71 Cr | Under construction Dec 2030 |
| Assetz Mizu & Ki Assetz · Hennur Road / Kothanur / Kalyan Nagar | 63 | 10.4% | 6.0% | 10.2% | ₹10,350 est. | ₹3.47 Cr | Under construction Aug 2030 |
| Sobha Victoria Park Phase 2 Sobha · Hennur Road / Kothanur / Kalyan Nagar | 60 | 8.9% | 5.0% | 6.6% | ₹11,000 est. | ₹3.42 Cr | Ready |
| Raj Viviente SNN · Bannerghatta Road / JP Nagar / Arekere | 59 | 8.8% | 4.7% | 6.2% | ₹11,000 est. | ₹4.37 Cr | Ready |
| La Vita Sattva (Salarpuria) · Hennur Road / Kothanur / Kalyan Nagar | 55 | 9.7% | 4.5% | 5.9% | ₹10,350 est. | ₹3.67 Cr | Under construction Jul 2026 |
| Prestige Dew Drops Prestige · Yelahanka / Jakkur / Airport corridor | 52 | 9.7% | 6.4% | 8.3% | ₹11,000 est. | ₹3.42 Cr | Ready |
| Embassy Riverine Embassy Group · Yelahanka / Jakkur / Airport corridor | 51 | 10.7% | 8.1% | 15.0% | ₹16,300 est. | ₹6.92 Cr | Under construction Sep 2032 |
| Sobha Oakshire Phase 3 Wing 5,6,11 and 12 Sobha · Devanahalli / Airport Road / Bagalur | 47 | 10.1% | 4.9% | 7.4% | ₹8,250 est. | ₹3.10 Cr | Under construction Dec 2027 |
| Godrej Florenne Phase II Godrej Properties · Hoskote / Budigere Cross / Old Madras Road | 47 | 10.4% | 5.4% | 10.1% | ₹7,350 est. | ₹3.06 Cr | Under construction Sep 2031 |
| Sobha Oakshire Phase 2 Wing 3,4,9 and 10 Sobha · Devanahalli / Airport Road / Bagalur | 45 | 9.9% | 4.3% | 6.1% | ₹8,250 est. | ₹3.10 Cr | Under construction Jun 2027 |
| Sobha Oakshire Phase 1 Wing 1,2,7 and 8 Sobha · Devanahalli / Airport Road / Bagalur | 45 | 9.6% | 5.2% | 6.9% | ₹8,500 est. | ₹3.20 Cr | Ready |
| Prestige Sanctuary Prestige · Devanahalli / Airport Road / Bagalur | 44 | 9.5% | 5.1% | 6.8% | ₹8,500 est. | ₹3.50 Cr | Ready |
| After The Rain-Phase Iic Total Environment · Yelahanka / Jakkur / Airport corridor | 44 | 10.6% | 6.5% | 9.8% | ₹16,300 est. | ₹8.65 Cr | Under construction Apr 2028 |
| Earth & Essence - Phase 1B Assetz · Yelahanka / Jakkur / Airport corridor | 43 | 10.1% | 5.5% | 7.1% | ₹10,350 est. | ₹4.26 Cr | Under construction Dec 2024 |
| SOBHA Crystal Meadows Phase 3 Wing 9 to 15 Sobha · Sarjapur Road | 42 | 9.4% | 7.5% | 14.6% | ₹11,300 est. | ₹3.89 Cr | Under construction Dec 2032 |
| SOBHA Crystal Meadows Phase 4 Wing 23 to 28 Sobha · Sarjapur Road | 40 | 9.3% | 9.3% | 16.0% | ₹11,300 est. | ₹3.89 Cr | Under construction Dec 2033 |
| SOBHA Crystal Meadows Phase 5 Wing 16 to 22 Sobha · Sarjapur Road | 40 | 9.0% | 14.1% | 22.9% | ₹11,300 est. | ₹3.40 Cr | Under construction Dec 2035 |
| Embassy Eden Embassy Group · Yelahanka / Jakkur / Airport corridor | 39 | 10.2% | 8.0% | 14.6% | ₹16,300 est. | ₹13.83 Cr | Under construction Dec 2031 |
| Sattva Springs Sattva (Salarpuria) · Kanakapura Road / Talaghattapura / Banashankari 6th | 36 | 8.3% | 2.4% | 3.5% | ₹9,200 est. | ₹3.66 Cr | Under construction Sep 2027 |
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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.