Buyer's Guide · Updated 4 November 2026
Best Residential Projects in Bangalore in 2026 – The Five We Would Shortlist, Zone by Zone
The trouble with most guides to the best residential projects in Bangalore is not that they are wrong; it is that they are stale. A price from the launch weekend, a possession date from the sales deck, a “new launch” tag that has survived two RERA extensions, and a locality chosen for search volume rather than the pin on the map.
So we rebuilt the list from the ground up and kept it to five. Each project earned its place on the checks we apply before we spend a client's Saturday on a site visit: what the developer has handed over 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. Between them the five cover North, East and Central Bangalore and every budget from Rs 67 lakh to beyond Rs 17 crore.
The disclosure, before anything else
Century Blue Moon is the project this site is built around, and it is first on the list. It is there because it is the only one of the five that comes with a 50-acre township attached, not because it is ours. Hold it to the same numbers as the rest.
North, East and Central Bangalore · Rs 67 lakh to Rs 17 crore-plus
The Five at a Glance
| # | Project | Location | Type and configuration | Indicative base price | Possession |
|---|---|---|---|---|---|
| 1 | Century Blue Moon | Jakkur, International Airport Road, North Bangalore | 3, 3.5, 4 BHK apartments, penthouses | Rs 4.25 Cr onwards | Feb 2031 (RERA) |
| 2 | Embassy Riverine | Tharahunise, North Bangalore | 4, 4.5, 5 BHK villas | Rs 14.10 Cr onwards | 2030 onwards (RERA: Sept 2032) |
| 3 | Bhartiya Nikoo Homes 8 | Bellahalli, Thanisandra Main Road, North Bangalore | Studio to 4 BHK apartments, courtyard villas | Rs 67 L onwards | Dec 2030 (RERA) |
| 4 | Godrej Florenne (Godrej Whitefield Villa) | Off Soukya Road, Whitefield, East Bangalore | 4, 5 BHK row villas | Rs 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 | Rs 9 Cr onwards (launched from Rs 6 Cr) | June 2027 (RERA) |
Base prices only. GST, stamp duty, registration, floor rise and deposits sit on top, and all five move with inventory. These numbers are for shortlisting, not for the cheque.
Century Blue Moon
Jakkur, International Airport Road, North Bangalore
3, 3.5, 4 BHK apartments, penthouses
- Base price
- Rs 4.25 Cr onwards
- Possession
- Feb 2031 (RERA)
Embassy Riverine
Tharahunise, North Bangalore
4, 4.5, 5 BHK villas
- Base price
- Rs 14.10 Cr onwards
- Possession
- 2030 onwards (RERA: Sept 2032)
Bhartiya Nikoo Homes 8
Bellahalli, Thanisandra Main Road, North Bangalore
Studio to 4 BHK apartments, courtyard villas
- Base price
- Rs 67 L onwards
- Possession
- Dec 2030 (RERA)
Godrej Florenne (Godrej Whitefield Villa)
Off Soukya Road, Whitefield, East Bangalore
4, 5 BHK row villas
- Base price
- Rs 5.40 Cr onwards
- Possession
- Oct 2030 (Phase 1), Oct 2031 (Phase 2)
Purva Orient Grand
Lal Bagh Main Road, Central Bangalore
3, 4 BHK apartments
- Base price
- Rs 9 Cr onwards (launched from Rs 6 Cr)
- Possession
- June 2027 (RERA)
Three on the airport corridor, one east, one central
Where the Five Sit
Three of the five are in North Bangalore because that is where parcels large enough for a township or a villa estate still exist. The remaining two, a Whitefield row villa project and a central tower, are included for the opposite reason: new supply in those places is scarce enough that each is worth the drive.
The number no brochure prints
Land Per Home
Every brochure reprint adds an amenity; none of them adds an acre. Divide each project's site area by the number of homes on it and the five separate into three bands: villa land in the north, row villa land in the east, and apartment density everywhere else.
- Embassy Riverine~10,040 sq ft
- Godrej Florenne~3,960 sq ft
- Century Blue Moon~780 sq ft
- Purva Orient Grand~515 sq ft
- Nikoo Homes 8~490 sq ft
Site area divided by the number of homes, from each developer's own figures. It is a density measure, not a plot size: at the two villa projects the private plot is a fraction of it, and at Century Blue Moon the figure counts only the six-acre residential parcel, not the 50-plus acres of township around it.
Five checks, applied before the site visit
How We Picked the Best Residential Projects in Bangalore
- A Karnataka RERA registration you can find on the portal yourself, with the completion date taken from the filing and not the brochure.
- A developer with occupied projects in Bangalore. What a group has built in another city tells you very little about what it will hand over here.
- Land and open ground per home. Every brochure reprint adds an amenity; none of them adds an acre.
- A location with a reason to hold value: the airport corridor, an office hub, a Metro line, or, in the centre, land that is no longer being made.
- A price confirmed in November 2026. Where a portal and the developer disagreed, the developer's figure is the one printed here.
In order, with the trade-off on each one stated
Top 5 Residential Projects in Bangalore (2026)
Each entry below carries the developer's own figures, the RERA particulars as filed, and the reason we would or would not put a particular buyer in it. Where a project has a caveat, it is in the paragraph rather than the footnote.
1. Century Blue Moon, Jakkur, International Airport Road
- Homes
- 334 homes
- Site area
- 6 acres inside a 50+ acre township
- Site area per home
- ~780 sq ft
- Base price
- Rs 4.25 Cr onwards
Most luxury apartments in North Bangalore sit on a few acres with a clubhouse squeezed into whatever ground is left. Century Codename Blue Moon is planned the other way round. It is the residential district of Century Immencity, a 50-plus-acre township with direct NH-44 frontage at Jakkur, between Hebbal and Yelahanka, where offices, roughly a million sq ft of high-street retail, a 400-plus key five-star hotel and a gourmet district each get a district of their own. The homes take six of those acres: 334 residences in five towers of two basements, ground and 15 to 16 floors, five homes to a floor, no shared walls, and about 75 per cent of the parcel left open. The about Blue Moon page tells the full story.
The 3 BHK starts at 2,175 sq ft and Rs 4.25 crore, the 3.5 BHK Luxe at 2,550 sq ft and Rs 4.97 crore, and the 4 BHK at 3,020 sq ft and Rs 5.89 crore, with 4 BHK Luxe plans up to 4,060 sq ft and a small penthouse release on request. Every floor plan carries a wide deck off the living room rather than a strip balcony, and loading runs at about 20 per cent; unit-wise layouts are on the floor plans page and the grade summary on the configurations page. The working rate of Rs 17,500–18,500 per sq ft is well above what Jakkur property trades at on average, and the Century Blue Moon price page sets out what that premium buys: the township, the density, and Century's land position on the airport corridor. Payment is 10 per cent on booking, 10 per cent on the agreement to sell and 80 per cent construction-linked.
Inside the gate there is a 40,000 sq ft clubhouse with a business centre, spa, sky lounge and indoor courts, and The Arena, a two-level amenity deck with a temperature-controlled pool, cricket nets, tennis, basketball and pickleball courts and an amphitheatre at ground level and reading gardens, alfresco dining and a jogging track on the roof; the full list, level by level, is on the amenities page and the layout on the master plan page.
The honest reading: this is a five-to-seven-year hold, not a quick resale, and the premium only pays off if the township is delivered around it. Test the morning run towards Hebbal before you decide; distances are on the location page.
Best for: Buyers with Rs 4–6 crore who want a low-density address 20 to 25 minutes from the airport, with Manyata still inside the commute and a working township outside the gate.
Key facts: 334 homes · 6 acres inside a 50+ acre township · RERA PRM/KA/RERA/1251/309/PR/160526/008662, registered as Century Astoria · RERA-filed completion 12 Feb 2031.
2. Embassy Riverine, Tharahunise, North Bangalore
- Homes
- 217 villas
- Site area
- ~50 acres
- Site area per home
- ~10,040 sq ft
- Base price
- Rs 14.10 Cr onwards
If Blue Moon is the apartment answer to the density question, Embassy Riverine is the villa answer. It 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, with 217 independent villas on roughly 50 acres, fewer than 4.5 homes to the acre. Nineteen acres are reserved as open space, a natural stream runs open through the layout as its green spine, and the 40,000 sq ft clubhouse at the centre has a heated indoor pool and a squash court.
Three formats: 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 starts at Rs 14.10 crore for the 4 BHK and Rs 17.43 crore for the 4.5 BHK, with the 5 BHK on request. The caveat is the belt rather than the project: everyday retail and hospitals around Tharahunise are still thinner than in Yelahanka town.
Best for: Buyers with Rs 14 crore and above who want land under the house on the airport corridor rather than a large floor plate.
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.
3. Bhartiya Nikoo Homes 8, Bellahalli, Thanisandra Main Road
- Homes
- ~1,010 homes
- Site area
- 11.35 acres
- Site area per home
- ~490 sq ft
- Base price
- Rs 67 L onwards
Bhartiya Nikoo Homes 8, also sold as Bhartiya Garden Enclave, is the entry point to this list and the broadest budget band on it: about 1,010 homes on 11.35 acres at Bellahalli, off Thanisandra Main Road, from a 501 sq ft studio at Rs 67 lakh to a 4 BHK with staff room at Rs 2.94 crore, plus a limited release of courtyard villas from Rs 5.98 crore. Bhartiya Urban has already delivered earlier phases of the same Nikoo Homes series to more than 6,600 families, and still owns and runs the mall, hotel, office park and school at Bhartiya City, five to seven minutes away. Configuration-wise pricing is on the Nikoo Homes 8 price page.
Six towers of two basements, ground and 16 to 24 floors ring the site, cars stay on a perimeter road and in the basements, and the centre is a car-free spine with a 40,000 sq ft clubhouse and a run of gardens, with 75 per cent of the site left open. At about Rs 12,000–12,500 per sq ft it is competitively priced for a RERA-registered launch near Manyata Tech Park, which is about 5.6 km away; the Blue Line Metro reaches Hebbal in 2027.
Best for: First-time buyers and investors who want a branded North Bangalore address near Manyata under Rs 1.5 crore, and upgraders after a 3 BHK under Rs 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.
4. Godrej Florenne (Godrej Whitefield Villa), off Soukya Road, Whitefield
- Homes
- ~220 row villas
- Site area
- ~20 acres
- Site area per home
- ~3,960 sq ft
- Base price
- Rs 5.40 Cr onwards
Whitefield has not had villa land to sell for years, which is what makes Godrej Florenne rare among villa projects in East Bangalore. Godrej Properties has about 20 acres off Soukya Road, roughly 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 around eleven homes to the acre with 62 per cent of the site kept open. Hafeez Contractor designed it in a French Renaissance idiom, and every home has its own internal lift across all four levels, a ground-floor garden, a central courtyard and a rooftop terrace.
The four plans run at about Rs 14,500 per sq ft: the 4 BHK Optima at 3,725 sq ft from Rs 5.40 crore, the Premia at 4,061 sq ft from Rs 5.85 crore, the 4 BHK Luxe at 4,515 sq ft from Rs 6.55 crore and the 5 BHK Luxe at 5,523 sq ft from Rs 8 crore, all on 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 Rs 5–8 crore who want a garden and a lift of their own instead of a large 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.
5. Purva Orient Grand, Lal Bagh Main Road, Central Bangalore
- Homes
- 97 homes
- Site area
- 1.15 acres
- Site area per home
- ~515 sq ft
- Base price
- Rs 9 Cr onwards (launched from Rs 6 Cr)
The only central entry and the only one nearly complete. Purva Orient Grand puts 97 homes in a single tower of two basements, ground and 24 floors 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 belongs to Puravankara's WorldHome Collection: no home shares a wall with another, every home has private decks, and levels 24 and 25 hold 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.
The price needs a second look. The tower launched from Rs 6 crore; the developer's published entry point is now Rs 9 crore onwards because the 3 BHKs and lower-floor 4 BHKs are largely sold, leaving the larger, higher-floor homes at roughly Rs 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 why 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 Rs 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.
Which zone should you buy in?
North Bangalore Has the Land, and One Road That Explains All of It
North Bangalore has the land, three of the five projects, and one road that explains all of them. An expressway, an international airport, a flyover network and a Metro line have all landed on NH-44 inside twenty years, and real estate in North Bangalore has repriced on each of them. Residential projects in North Bangalore now run from Rs 67 lakh studios at Bellahalli to Rs 14 crore-plus villas at Tharahunise. The trade-off is that the outer belt's daily infrastructure is still catching up.
Our North Bangalore property investment guide sets out the airport-road case without believing every brochure, including ours, and our guide to luxury apartments in Jakkur shows what Blue Moon's premium over the local average does and does not pay for.
What the other zones trade away
East, Central and South
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.
Villa or apartment?
Below Rs 5 Crore Buy the Apartment, Above Rs 10 Crore Buy the Land
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 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 Rs 5 crore, buy the best apartment you can in the zone you work in; above Rs 10 crore, buy land. Blue Moon is built for the band in between. Five homes to a floor with no shared walls gives you most of what people buy a villa for – privacy, quiet and cross-ventilation – without the upkeep, and the township supplies what a villa estate never can.
Once you have settled on an apartment, the next question is how many bedrooms. Our guide to 3 BHK or 4 BHK and what the fourth bedroom is for prices the gap on this corridor and works out what the extra room costs per night.
The diligence list we run with every client
Before You Book: Six Things to Check
- 1The RERA number and the name it is filed under. Confirm it on rera.karnataka.gov.in. Registered names often differ from marketing names, and township registrations usually cover one cluster or phase; Blue Moon, for instance, is filed as Century Astoria under Realkraft Ventures LLP – the RERA registration note sets out the particulars.
- 2Carpet area, not super built-up. Portal listings do not always say which figure they are quoting. Take your area from the RERA carpet schedule and the agreement to sell; our configurations page quotes saleable area and the loading.
- 3The all-inclusive cost. GST at 5 per cent, stamp duty, registration, floor rise, corner and view premiums, parking, infrastructure charges, corpus and clubhouse membership all sit on top of the base price. Get the working in writing – there is a worked example on the price page.
- 4The developer's record in Bangalore specifically. Occupied projects here matter more than brand size; the About Century Real Estate page is the kind of record to ask every developer for.
- 5The possession date in the agreement, not the sales deck. The RERA-filed date is the enforceable one.
- 6The commute at your hour. For the airport corridor that means the morning run towards Hebbal, not a Sunday-afternoon drive. The location page has the distances to check it against.
FAQ
Best Residential Projects in Bangalore – FAQ
Which are the best residential projects in Bangalore in 2026?+
In North Bangalore, Century Blue Moon at Jakkur for luxury apartments, Embassy Riverine at Tharahunise for villas and Bhartiya Nikoo Homes 8 at Thanisandra for apartments from Rs 67 lakh. 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.
Which is the best area to buy property in Bangalore right now?+
For appreciation ahead of infrastructure, the North Bangalore airport corridor: Jakkur, Yelahanka, Thanisandra 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.
What do the top residential projects in Bangalore cost?+
Branded apartments start around Rs 67 lakh in North Bangalore, run Rs 4–6 crore for low-density luxury apartments on the airport corridor, and reach Rs 9–10 crore for a new tower in the centre. Villa projects in Bangalore start around Rs 5 crore on the eastern fringe and go past Rs 14 crore for large independent villas near the airport.
Which are the best villa projects in Bangalore?+
Embassy Riverine (217 villas on about 50 acres, from Rs 14.10 crore) in North Bangalore and Godrej Florenne (4 and 5 BHK row villas on 20 acres, from Rs 5.40 crore) off Soukya Road, Whitefield. Both are outside the city core because that is where villa-sized land remains.
Is North Bangalore a good investment in 2026?+
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, and three of the five projects on this list are here. The stretch of NH-44 between Hebbal and Yelahanka is the part of the corridor that already works, which is why flats on Bellary Road carry a premium over the rest of the north. Our North Bangalore property investment guide sets out the case in full.
How do I check if a project is RERA approved in Bangalore?+
Search the registration number or the 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. Search by the registered name where it differs: Century Blue Moon is filed as Century Astoria, and the RERA registration note on our news page explains why.
Should I buy a villa or an apartment in Bangalore?+
Below Rs 5 crore, a well-located apartment is usually the smarter buy. Above Rs 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, or, in a five-to-a-floor tower, some of both.
Which builders are the most trusted in Bangalore?+
The five developers on this list, Century Real Estate, Embassy, Bhartiya Urban, 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. The About Century Real Estate page is the kind of record to ask every developer for.
If you read nothing else
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.
If the airport corridor is where you want to be, book a site visit to Century Blue Moon and we will walk you through the Immencity master plan on site, show you the residential parcel, and send the live inventory sheet and the all-inclusive cost working the same day. See the township, not just the flat.
See the Township, Not Just the Flat
Real Revenue is an authorised channel partner for Century Codename Blue Moon. We arrange site visits seven days a week, walk you through the Century Immencity master plan on site, and send the live inventory sheet and the all-inclusive cost working the same day. If one of the other four on this list fits you better, we will say so.
Call or WhatsApp: +91 63566 63535 · WhatsApp
Project address: Century Immencity, International Airport Road (NH-44), Jakkur, Bengaluru 560064
- ✓Live inventory and the current cost sheet
- ✓Full all-inclusive cost working, in writing
- ✓Home loan pre-approval across lenders
- ✓NRI documentation and power of attorney