Ranked list · as of September 11, 2026
Best villas above ₹3 crore in North Bengaluru
10 RERA-registered villas above ₹3 crore in North 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: Riviera Glade by Goyal & Co
Riviera Glade in Yelahanka / Jakkur / Airport corridor scores 66/100 with projected price growth of 11.6% a year, net-wealth CAGR 8.2% and cash-flow IRR 14.5%; the default home costs about ₹3.71 Cr (price modelled from comparables). Across all 10 villas above ₹3 crore in North Bengaluru the median score is 45, median growth 10.1% a year, median price ₹10,350 per sq ft and median ticket ₹3.71 Cr; 3 are ready to move in.
Projects
10
3 ready · 7 under construction
Median score
45
50 = Bengaluru average
Median growth / yr
10.1%
5-yr projection
Median price
₹3.71 Cr
default home
Top 6
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.
Prestige Dew Drops
Prestige · Yelahanka / Jakkur / Airport corridor
Price growth / yr9.7%
Net-wealth CAGR6.4%
Cash-flow IRR8.3%
ReadyVilla B₹3.42 Cr · ₹11,000 psf est.
Embassy Riverine
Embassy Group · Yelahanka / Jakkur / Airport corridor
Price growth / yr10.7%
Net-wealth CAGR8.1%
Cash-flow IRR15.0%
Under construction · Sep 20324 BHK₹6.92 Cr · ₹16,300 psf est.
Sobha Oakshire Phase 3 Wing 5,6,11 and 12
Sobha · Devanahalli / Airport Road / Bagalur
Price growth / yr10.1%
Net-wealth CAGR4.9%
Cash-flow IRR7.4%
Under construction · Dec 20274 BHK₹3.10 Cr · ₹8,250 psf est.
Sobha Oakshire Phase 2 Wing 3,4,9 and 10
Sobha · Devanahalli / Airport Road / Bagalur
Price growth / yr9.9%
Net-wealth CAGR4.3%
Cash-flow IRR6.1%
Under construction · Jun 20274 BHK₹3.10 Cr · ₹8,250 psf est.
Sobha Oakshire Phase 1 Wing 1,2,7 and 8
Sobha · Devanahalli / Airport Road / Bagalur
Price growth / yr9.6%
Net-wealth CAGR5.2%
Cash-flow IRR6.9%
Ready4 BHK₹3.20 Cr · ₹8,500 psf est.
All 10, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| 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 |
| 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 |
| 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 |
| 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 |
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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.