Ranked list · as of September 11, 2026
Best villas under ₹2 crore in Bengaluru
26 RERA-registered villas under ₹2 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: Radiance Gardenia by Radiance Realty
Radiance Gardenia in Hennur Road / Kothanur / Kalyan Nagar scores 69/100 with projected price growth of 9.1% a year, net-wealth CAGR 7.0% and cash-flow IRR 8.6%; the default home costs about ₹32.7 L (price modelled from comparables). Across all 26 villas under ₹2 crore in Bengaluru the median score is 42, median growth 9.3% a year, median price ₹5,850 per sq ft and median ticket ₹1.41 Cr; 6 are ready to move in.
Projects
26
6 ready · 20 under construction
Median score
42
50 = Bengaluru average
Median growth / yr
9.3%
5-yr projection
Median price
₹1.41 Cr
default home
Top 6
Radiance Gardenia
Radiance Realty · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.1%
Net-wealth CAGR7.0%
Cash-flow IRR8.6%
Ready1 BHK₹32.7 L · ₹8,500 psf est.
Radiance Floresta
Radiance Realty · Hennur Road / Kothanur / Kalyan Nagar
Price growth / yr9.4%
Net-wealth CAGR5.7%
Cash-flow IRR7.4%
Ready3.5 BHK₹1.74 Cr · ₹8,500 psf est.
CityVille Valmark Phase 2B
Valmark · Bannerghatta Road / JP Nagar / Arekere
Price growth / yr10.2%
Net-wealth CAGR5.6%
Cash-flow IRR10.3%
Under construction · Sep 20312 BHK₹81.6 L · ₹8,000 psf est.
The Roots
SRK Infra Projects · Devanahalli / Airport Road / Bagalur
Price growth / yr11.1%
Net-wealth CAGR5.9%
Cash-flow IRR10.2%
Under construction · Jul 20303 BHK₹91.5 L · ₹6,100 psf est.
SOBHA Crystal Meadows Phase 2 Wing 7 and 8
Sobha · Sarjapur Road
Price growth / yr9.9%
Net-wealth CAGR6.9%
Cash-flow IRR12.1%
Under construction · Jun 20311 Room₹48.6 L · ₹11,300 psf est.
Nvt A Wonderful World Phase I
NVT Quality Lifestyle · Attibele / Anekal / Chandapura
Price growth / yr11.1%
Net-wealth CAGR5.5%
Cash-flow IRR10.4%
Under construction · Dec 20304 BHK₹1.44 Cr · ₹4,700 psf est.
All 26, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Radiance Gardenia Radiance Realty · Hennur Road / Kothanur / Kalyan Nagar | 69 | 9.1% | 7.0% | 8.6% | ₹8,500 est. | ₹32.7 L | Ready |
| Radiance Floresta Radiance Realty · Hennur Road / Kothanur / Kalyan Nagar | 69 | 9.4% | 5.7% | 7.4% | ₹8,500 est. | ₹1.74 Cr | Ready |
| CityVille Valmark Phase 2B Valmark · Bannerghatta Road / JP Nagar / Arekere | 63 | 10.2% | 5.6% | 10.3% | ₹8,000 est. | ₹81.6 L | Under construction Sep 2031 |
| The Roots SRK Infra Projects · Devanahalli / Airport Road / Bagalur | 52 | 11.1% | 5.9% | 10.2% | ₹6,100 est. | ₹91.5 L | Under construction Jul 2030 |
| SOBHA Crystal Meadows Phase 2 Wing 7 and 8 Sobha · Sarjapur Road | 51 | 9.9% | 6.9% | 12.1% | ₹11,300 est. | ₹48.6 L | Under construction Jun 2031 |
| Nvt A Wonderful World Phase I NVT Quality Lifestyle · Attibele / Anekal / Chandapura | 51 | 11.1% | 5.5% | 10.4% | ₹4,700 est. | ₹1.44 Cr | Under construction Dec 2030 |
| Sobha Silicon Oasis Phase 7 Block 2 and 3 (Row House No. 9, 10) Sobha · Electronic City / Hosur Road / Bommasandra | 50 | 7.6% | 3.1% | 4.0% | ₹7,800 est. | ₹1.59 Cr | Ready |
| Ashish Narayana Row House Aashish Developers · Marathahalli / Kundalahalli / Varthur | 49 | 9.0% | 3.8% | 5.0% | ₹8,900 est. | ₹1.81 Cr | Under construction Dec 2026 |
| Merusri Sunscape Merusri Developers · Devanahalli / Airport Road / Bagalur | 46 | 10.8% | 5.7% | 9.8% | ₹6,100 est. | ₹1.25 Cr | Under construction Mar 2030 |
| Jrc Kanso JRC Projects · Attibele / Anekal / Chandapura | 45 | 10.5% | 4.9% | 9.3% | ₹4,700 est. | ₹1.35 Cr | Under construction Mar 2031 |
| Saritha Santorini Saritha Developers · Hoskote / Budigere Cross / Old Madras Road | 42 | 10.0% | 4.3% | 6.9% | ₹5,650 est. | ₹1.24 Cr | Under construction Apr 2029 |
| Trifecta Verdeen Resplandor Row House Phase-3 Trifecta · Hoskote / Budigere Cross / Old Madras Road | 42 | 8.9% | 4.3% | 5.5% | ₹6,000 est. | ₹1.57 Cr | Ready |
| Villa Phase 1B Lakepoint Builders · Hoskote / Budigere Cross / Old Madras Road | 42 | 8.9% | 4.2% | 5.5% | ₹6,000 est. | ₹1.78 Cr | Ready |
| Ellegenza Phase II Nambiar Builders · Attibele / Anekal / Chandapura | 42 | 9.9% | 3.5% | 5.6% | ₹4,700 est. | ₹1.59 Cr | Under construction Sep 2029 |
| Jrc Sanzio JRC Projects · Attibele / Anekal / Chandapura | 41 | 9.0% | 4.3% | 5.5% | ₹5,000 est. | ₹95.3 L | Ready |
| Evershine StonePark Evershine Dwellings · Electronic City / Hosur Road / Bommasandra | 37 | 8.5% | 2.5% | 4.4% | ₹5,850 est. | ₹1.41 Cr | Under construction Sep 2030 |
| Radiance Blossom Phase- II Radiance Realty · Hoskote / Budigere Cross / Old Madras Road | 37 | 9.3% | 3.1% | 3.9% | ₹5,650 est. | ₹1.31 Cr | Under construction Dec 2024 |
| Grc Saffron Skies GRC Infra · Kanakapura Road / Talaghattapura / Banashankari 6th | 35 | 8.3% | 2.7% | 4.1% | ₹7,050 est. | ₹1.71 Cr | Under construction Mar 2028 |
| Trifecta Verde En Resplandor Row House Phase-2 Trifecta · Hoskote / Budigere Cross / Old Madras Road | 32 | 9.3% | 3.0% | 3.8% | ₹5,650 est. | ₹1.43 Cr | Under construction Jun 2024 |
| Saiven Mulberry Groves Saiven Developers · Attibele / Anekal / Chandapura | 30 | 8.7% | 2.2% | 3.0% | ₹4,850 est. | ₹1.25 Cr | Under construction Jun 2027 |
| Clover Villa Lakepoint Builders · Devanahalli / Airport Road / Bagalur | 28 | 9.9% | 3.8% | 4.9% | ₹6,100 est. | ₹1.81 Cr | Under construction Aug 2023 |
| Villa Phase 1C Lakepoint Builders · Hoskote / Budigere Cross / Old Madras Road | 28 | 9.3% | 3.0% | 3.8% | ₹5,650 est. | ₹1.68 Cr | Under construction Feb 2023 |
| VR Royal View VR Ventures · Hoskote / Budigere Cross / Old Madras Road | 24 | 9.3% | 3.0% | 3.8% | ₹5,650 est. | ₹1.51 Cr | Under construction Dec 2024 |
| Nvt Mystic Garden Phase 2 NVT Quality Lifestyle · Attibele / Anekal / Chandapura | 23 | 9.2% | 2.5% | 3.1% | ₹4,700 est. | ₹1.21 Cr | Under construction May 2025 |
| Mims Oakdale I MIMS Builders · Doddaballapur Road / Nelamangala / Dabaspet | 22 | 8.5% | 1.4% | 2.1% | ₹4,250 est. | ₹1.29 Cr | Under construction May 2028 |
| Mims Oakdale II MIMS Builders · Doddaballapur Road / Nelamangala / Dabaspet | 19 | 8.4% | 1.3% | 2.0% | ₹4,250 est. | ₹1.29 Cr | Under construction May 2028 |
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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.