Buyer guide · Bangalore 2026
Best Residential Projects in Bangalore in 2026: Five Villas and Apartments Compared, from ₹67 Lakh to ₹17 Crore
- Updated 4 November 2026
- 5 projects compared
- ₹67 L to ₹17 Cr
- RERA numbers checked
Every list of the best residential projects in Bangalore reads the same way: twenty projects, one paragraph each, prices copied from a brochure that was printed before the last revision. Nobody tells you how much land each home gets, which RERA phase the price actually belongs to, or whether the possession date came from the regulator or the sales team.
We have done it differently. Five residential projects in Bangalore, one per budget tier, chosen on the checks we run before we recommend anything to a client: what the developer has delivered in this city, the RERA registration and the completion date filed with it, land and open ground per home, a location with a reason to hold value, and a price confirmed this month against the developer's own cost sheet. They run from a ₹67 lakh studio to a ₹17 crore villa, across North, East and Central Bangalore.
A disclosure first: Bhartiya Nikoo Homes 8 is the project this site is built around. It leads the list because it is the one most readers can actually afford and the only one that covers three budget tiers inside a single gate, not because it is ours. Judge it on the same numbers as the other four.
Price, RERA and possession side by side
The Five at a Glance
| Project | Location | Type and configuration | Indicative base price | Possession |
|---|---|---|---|---|
| 1. Bhartiya Nikoo Homes 8 | Bellahalli, Thanisandra Main Road, North Bangalore | Studio to 4 BHK apartments, courtyard villas | ₹67 L onwards | Dec 2030 (RERA) |
| 2. Century Blue Moon | Jakkur, International Airport Road, North Bangalore | 3, 3.5, 4 BHK apartments, penthouses | ₹4.25 Cr onwards | Feb 2031 (RERA) |
| 3. Embassy Riverine | Tharahunise, North Bangalore | 4, 4.5, 5 BHK villas | ₹14.10 Cr onwards | 2030 onwards (RERA: Sept 2032) |
| 4. Godrej Florenne (Godrej Whitefield Villa) | Off Soukya Road, Whitefield, East Bangalore | 4, 5 BHK row villas | ₹5.40 Cr onwards | Oct 2030 (Phase 1), Oct 2031 (Phase 2) |
| 5. Purva Orient Grand | Lal Bagh Main Road, Central Bangalore | 3, 4 BHK apartments | ₹9 Cr onwards (launched from ₹6 Cr) | June 2027 (RERA) |
These are base prices. GST, stamp duty, registration, floor rise and deposits come on top, and every one of them moves with inventory. Shortlist on them; do not sign on them.
Our five checks
How We Picked the Best Residential Projects in Bangalore
RERA registered
, with a number you can pull up on the Karnataka portal yourself and a completion date read from there rather than the brochure.
A developer that has handed over
and had residents move in here, in Bangalore. A famous name elsewhere does not count.
Land and open ground per home
Amenity lists grow with every brochure reprint; acreage does not.
A reason for the location to hold value
the airport corridor, an office hub, a Metro line, or land that is no longer being made.
A price checked in November 2026
When a portal and the developer disagreed, we printed the developer's figure.
Three of the five sit in North Bangalore, which is simply where parcels large enough for a township or a villa estate still exist. The other two are a Whitefield villa project and a central tower, included because new supply in both places is rare enough to be worth a visit.
Ranked, with the numbers behind each one
Top 5 Residential Projects in Bangalore (2026)
One project per budget tier, in the order we would put them in front of a client. Prices are the developer's base figures as confirmed in November 2026.
North Bangalore · Thanisandra Main Road
Bhartiya Nikoo Homes 8, Bellahalli, Thanisandra Main Road
₹67 L onwards
Nikoo Homes 8, also sold as Bhartiya Garden Enclave, is the eighth residential phase from Bhartiya Urban and one of the larger new launch projects in North Bangalore this year: about 1,010 homes on 11.35 acres at Bellahalli, off Thanisandra Main Road. The developer's record is the first thing to know. Earlier phases of the Nikoo Homes series are delivered and occupied, with more than 6,600 families in residence, and the group still owns and runs the mall, the Leela hotel, the office park and the school at Bhartiya City, five to seven minutes away. That is a developer with a stake in the neighbourhood still being good in 2035; the full background is on the About Bhartiya Urban page.
Nine apartment types cover studio to 4 BHK, from a 501 sq ft studio at ₹67 lakh, through the 2 BHK at 1,165 sq ft and ₹1.40 crore and the 3 BHK at 1,730 sq ft and ₹2.04 crore, to a 4 BHK with staff room at 2,506 sq ft and ₹2.94 crore. There is a 3 BHK duplex loft at 2,132 sq ft on alternate floors, and a limited release of 3 and 4 bed courtyard villas from ₹5.98 crore. The working rate is about ₹12,000–12,500 per sq ft on saleable area; the full Nikoo Homes 8 price list and payment plan are on the price page, carpet and saleable areas for every type on the configurations page, and drawings on the floor plan page.
Six towers of two basements, ground and 16 to 24 floors line the edge of the site; cars stay on a perimeter road and in the basements, and the middle is a car-free Central Spine with the 40,000 sq ft Black Swan Club, its rooftop pool, and a run of gardens along it. Seventy-five per cent of the site stays open, which is unusual for gated community apartments in Bangalore at this density; the numbered layout is on the master plan page and the club list on the amenities page.
Two things to weigh. Hebbal, the ORR and Hennur Road back up at peak hours, so buy for a 2028-onward commute, when the Blue Line Metro reaches Hebbal and Nagawara, not for today's. And possession is December 2030, so this is an under-construction purchase, protected by RERA escrow but still a wait. Distances and the Metro timeline are on the location page.
Best for
first-time buyers and investors after flats near Manyata Tech Park under ₹1.5 crore, and families upgrading to a 3 BHK in North Bangalore under ₹2.5 crore.
Key facts ~1,010 homes · 11.35 acres · 75% open · RERA Phase 1 PRM/KA/RERA/1251/309/PR/070526/008628, Phase 2 PRM/KA/RERA/1251/309/PR/070526/008629 · RERA-filed completion Dec 2030.
North Bangalore · Jakkur
Century Blue Moon, Jakkur, International Airport Road
₹4.25 Cr onwards
Century Blue Moon is the residential district of Century Immencity, a 50-plus-acre township that Century Real Estate is building with direct NH-44 frontage at Jakkur, between Hebbal and Yelahanka. The homes occupy six acres: 334 apartments in five towers of two basements, ground and 15 to 16 floors, five to a floor with no shared walls and roughly 75 per cent of the parcel left open. Offices, about a million sq ft of high-street retail, a 400-key five-star hotel and a gourmet district fill the rest of the campus, so the big amenity is the township itself. Inside the gate there is a 40,000 sq ft clubhouse and a two-level deck called The Arena.
A 3 BHK of 2,175 sq ft starts at ₹4.25 crore, the 3.5 BHK Luxe at ₹4.97 crore and a 4 BHK of 3,020 sq ft at ₹5.89 crore, with 4 BHK Luxe plans up to 4,060 sq ft and a few penthouses on request; the Century Blue Moon price page has the breakup. At about ₹17,500–18,500 per sq ft it is priced well above the Jakkur average, and the premium is for the township and the density. On the RERA portal it is listed as Century Astoria, so search under that name.
Best for
buyers with ₹4–6 crore who want luxury apartments in North Bangalore 20 to 25 minutes from the airport without giving up the Manyata commute.
Key facts 334 homes · 6 acres inside a 50+ acre township · RERA PRM/KA/RERA/1251/309/PR/160526/008662 · RERA-filed completion 12 Feb 2031.
North Bangalore · Tharahunise
Embassy Riverine, Tharahunise, North Bangalore
₹14.10 Cr onwards
Embassy Riverine is the villa precinct of Embassy Origins, an 85-acre Embassy Developments township at Tharahunise, north of Yelahanka and about 15 km from the airport. It is the lowest-density address on this list by a distance: 217 independent villas on roughly 50 acres, under 4.5 homes to the acre, with 19 acres reserved as open space and a natural stream kept open as the green spine of the layout. A 40,000 sq ft clubhouse with a heated indoor pool and squash court sits at the centre, and walking trails follow the stream.
The three formats are a 4 BHK on a 2,400 sq ft plot with 4,200 sq ft built-up, a 4.5 BHK on a 3,500 sq ft plot and 32 units of 5 BHK on 5,400 sq ft plots. The Embassy Riverine price begins at ₹14.10 crore for the 4 BHK and ₹17.43 crore for the 4.5 BHK, with the 5 BHK on request. The caveat is the belt: everyday retail and hospitals around Tharahunise are thinner than in Yelahanka town, so test the drive on a weekday evening.
Best for
buyers with ₹14 crore and above who want land under the house on the airport corridor rather than a large apartment.
Key facts 217 villas · ~50 acres · RERA PRM/KA/RERA/1251/309/PR/090926/008924 · RERA completion 30 Sept 2032, developer indicates phased handover from 2030.
East Bangalore · Whitefield
Godrej Florenne (Godrej Whitefield Villa), off Soukya Road, Whitefield
₹5.40 Cr onwards
Whitefield built apartments for a decade because the land economics stopped supporting anything else, which is what makes Godrej Florenne rare among villa projects in East Bangalore. Godrej Properties has about 20 acres off Soukya Road, around 800 metres from the Satellite Town Ring Road and 8 to 9 km east of ITPL, laid out as 4 and 5 BHK G+3 row villas at roughly eleven homes to the acre with 62 per cent of the site open. Hafeez Contractor is the architect, in a French Renaissance style, and each home has its own internal lift across all four levels plus a ground-floor garden, a central courtyard and a rooftop terrace.
The four plans run at about ₹14,500 per sq ft: the 4 BHK Optima at 3,725 sq ft from ₹5.40 crore, the Premia at 4,061 sq ft from ₹5.85 crore, the 4 BHK Luxe at 4,515 sq ft from ₹6.55 crore and the 5 BHK Luxe at 5,523 sq ft from ₹8 crore; see the Godrej Florenne price page. Portals list it as Godrej Whitefield Villas; the developer's name is Florenne. You are on the eastern edge of the Whitefield catchment, about 7 km from the nearest Purple Line station, and the STRR is what changes that over the next few years.
Best for
Whitefield families with ₹5–8 crore who want a garden and a lift of their own instead of a 3,000 sq ft apartment.
Key facts ~20 acres · G+3 row villas · RERA Phase 1 PRM/KA/RERA/1250/304/PR/150926/008942 (Oct 2030), Phase 2 PRM/KA/RERA/1250/304/PR/150926/008943 (Oct 2031) · developer states possession September 2031.
Central Bangalore · Lal Bagh Main Road
Purva Orient Grand, Lal Bagh Main Road, Central Bangalore
₹9 Cr onwards
The only central entry, and the only one nearly built. Purva Orient Grand is a single tower of two basements, ground and 24 floors with 97 homes on 1.15 acres at Sudhama Nagar, five minutes from Lalbagh Botanical Garden and about half a kilometre from Lalbagh Metro on the Green Line. It is part of Puravankara's WorldHome Collection: no home shares a wall with another, every home has private decks, and levels 24 and 25 are a rooftop club with an infinity pool at the top. The 3 BHKs run 1,902 to 2,262 sq ft super built-up and the 4 BHKs 2,155 to 3,360.
Read the price twice. The tower launched from ₹6 crore; the developer's published entry point is now ₹9 crore onwards because the 3 BHKs and lower-floor 4 BHKs are largely sold and the larger, higher-floor homes are what is left, at roughly ₹27,900–30,100 per sq ft. The Purva Orient Grand price page tracks the current release. Land is about half the project cost here, against 20 to 30 per cent in the suburbs, which is the real reason central Bangalore holds value. The airport is an hour away.
Best for
buyers who want a central address, a new building and possession within a year, and will pay ₹28,000-plus per sq ft for it.
Key facts 97 homes · 1.15 acres · RERA PRM/KA/RERA/1251/310/PR/210907/004299 · RERA completion 30 June 2027, final stages of construction.
North, east or central
Which Zone Should You Buy In?
North Bangalore is where the land is, and where three of the five sit. Residential projects in North Bangalore now run from ₹67 lakh studios at Bellahalli to ₹14 crore-plus villas at Tharahunise, pulled along by the airport, the aerospace and hardware parks and the Blue Line Metro. The trade-off is that the outer belt's daily infrastructure is still catching up and peak-hour traffic at Hebbal is real today. We compared the main apartments in Thanisandra on developer record, commute, carpet rate, open space and possession, and track the Blue Line Metro timeline on the news page.
East Bangalore (Whitefield and the IT belt) has the deepest end-user and rental demand because the offices are already there. Expect higher density and a higher price per sq ft for the same budget, and almost no villa land.
Central Bangalore gives you established streets, no commute and almost no new supply; you pay for permanence rather than growth. South Bangalore has launches this year too, but none that beat the five above on our checks.
The land question
Villa or Apartment?
The best villa projects in Bangalore are in the north and on the eastern fringe, because that is where 20-plus acre parcels still exist. A villa buys you land, a private garden and no shared walls, and you pay for it twice, at purchase and in upkeep. An apartment in a well-run township gives you a lower ticket, easier resale and amenities you will actually use.
Our rule of thumb with clients: below ₹5 crore, buy the best apartment you can in the zone you work in; above ₹10 crore, buy land. Nikoo Homes 8 is the one project on this list where you can test the question inside one gate, with apartments from ₹67 lakh and courtyard villas from ₹5.98 crore on the same site, though the villa release is limited and subject to confirmation, so do not plan around it until it is in writing.
The buyer's checklist
Before You Book: Six Things to Check
- 1
The RERA number and the phase it covers
Confirm it on rera.karnataka.gov.in. Large sites register in phases and townships register by cluster, and the registered name can differ from the marketing name.
- 2
Carpet area, not super built-up
Compare projects on the RERA carpet figure; the gap is widest on villas. Our configurations page lists carpet and saleable area for every unit type.
- 3
The all-inclusive cost
GST at 5 per cent, stamp duty and registration at about 7.6 per cent combined, floor rise, corpus and maintenance deposits and any corner or view premium all sit on top of the base price. Get the working in writing.
- 4
The developer's record in Bangalore specifically
Occupied projects here matter more than brand size; the About Bhartiya Urban page is the kind of record to ask every developer for.
- 5
The possession date in the agreement, not the sales deck
The RERA-filed date is the enforceable one.
- 6
The commute at 6 pm on a weekday
No map replaces this, and on the Thanisandra corridor it is the test that matters most.
FAQ
Best Residential Projects in Bangalore – Frequently Asked Questions
In North Bangalore, Bhartiya Nikoo Homes 8 at Thanisandra for apartments from ₹67 lakh, Century Blue Moon at Jakkur for luxury apartments and Embassy Riverine at Tharahunise for villas. In the east, Godrej Florenne off Soukya Road, Whitefield, for row villas. In the centre, Purva Orient Grand on Lal Bagh Main Road. Those five are our top 5 residential projects in Bangalore this year.
For appreciation ahead of infrastructure, the North Bangalore airport corridor: Thanisandra, Jakkur, Yelahanka and Tharahunise. For rental demand and resale liquidity, Whitefield and the eastern IT belt. For an established lifestyle and scarcity, central Bangalore around Lalbagh, at a premium.
Branded apartments start around ₹67 lakh for a studio and ₹1.4 crore for a 2 BHK in North Bangalore, and run to ₹9–10 crore for a new tower in the centre. Villa projects in Bangalore start around ₹5 crore on the eastern fringe and go past ₹14 crore for large independent villas near the airport.
Embassy Riverine (217 villas on about 50 acres, from ₹14.10 crore) in North Bangalore and Godrej Florenne (4 and 5 BHK row villas on 20 acres, from ₹5.40 crore) off Soukya Road, Whitefield. For a villa inside a township at a lower ticket, the limited courtyard villa release at Nikoo Homes 8 starts from ₹5.98 crore.
Yes, with the caveat that you are buying ahead of infrastructure. The airport, the aerospace park, international schools and Metro Phase 2B are in place or under way, Manyata Tech Park anchors rental demand on the Thanisandra corridor, and three of the five projects on this list are here. Retail and hospitals in the outer belt are still thinner than in the city, and the Hebbal commute is a 2028 story, not a 2026 one.
Search the registration number or registered project name on the Karnataka RERA portal, confirm the promoter matches the developer, and read the completion date filed there. RERA approved projects in Bangalore must also route 70 per cent of buyer money into a designated escrow account. Nikoo Homes 8 has two registrations, one per phase, both filed for December 2030; Century Blue Moon is registered as Century Astoria.
Below ₹5 crore, a well-located apartment is usually the smarter buy. Above ₹10 crore, independent villas hold value better because the land is the asset. In between, decide on how you live: gardens and privacy against amenities and easier resale.
The five developers on this list, Bhartiya Urban, Century Real Estate, Embassy, Godrej Properties and Puravankara, all have delivered, occupied projects in the city. Even then, judge the project rather than the logo: the phase RERA, the cluster being sold and the delivery record of similar formats.
In one paragraph
The Short Version
The best residential projects in Bangalore in 2026 are the ones where the developer, the land and the location all check out, not the ones with the longest amenity list. Shortlist by zone and budget, visit at least three, and compare on carpet area and all-inclusive cost rather than brochure numbers.
Keep reading
Explore Nikoo Homes 8
Villa & Configuration
Studio to 4 BHK, the duplex loft and courtyard villas, with carpet and saleable areas.
Read more →
Price
Price list 2026, price per sq ft, the cost sheet and the payment plan.
Read more →
Floor Plan
All nine apartment plans, room by room, and the brochure PDF.
Read more →
Master Plan
Six towers, the car-free Central Spine and 22 landscape zones on 11.35 acres.
Read more →
Amenities
The 40,000 sq ft Black Swan Club, four pools, courts and themed gardens.
Read more →
Location
Bellahalli, off Thanisandra Main Road: Manyata, Hebbal, the airport and the metro.
Read more →
Bhartiya City
The 125-acre township next door and the Nikoo Homes phases inside it.
Read more →
About Nikoo Homes 8
Bhartiya Garden Enclave: the phase history, what works and what to weigh.
Read more →
Site visits seven days a week
Contact Us
If a North Bangalore apartment under ₹3 crore is the brief, book a site visit to Nikoo Homes 8 and we will send the live cost sheet, the current inventory by configuration and the all-inclusive working for the unit you shortlist the same day, with pickup from Hebbal or Manyata.
Call or WhatsApp +91 63566 63535, or leave your details on the contact us page and we will call you back.
- Pickup from Hebbal or Manyata
- Live cost sheet and inventory, same day
- Home loan offers compared at no cost
- NRI documentation handled
Real Revenue is an authorised channel partner for Nikoo Homes 8 only. The other four projects on this page are included for comparison and are not marketed by us; their details, prices, RERA registrations and possession dates are as published by their respective developers and on the Karnataka RERA portal, and are subject to change. This website is a marketing initiative and not the official website of Bhartiya Urban or of any other developer named here. All prices are indicative, exclusive of taxes and statutory charges, and subject to revision without notice. Nothing on this page constitutes an offer or a contract. Verify every RERA registration on rera.karnataka.gov.in and refer to the RERA-registered particulars and the agreement to sell before any purchase decision.