Best 2 & 3 BHK Projects in North Bengaluru Under ₹2 Crore (2026): The Full, Honest List

Last updated 16 July 2026 · Facts checked against the sources listed at the end

North Bengaluru took 34% of Bengaluru’s new launches in Q1 2026, and 58% of the city’s new supply now sits in the ₹1.5–2.5 crore band (Anarock, Q1 2026). “Under ₹2 crore near the airport” is Bengaluru property’s most crowded and most confusingly marketed search; portal pages contradict each other on price and possession. This list applies one set of criteria to every project, with a source and month on every number. For the growth story behind the corridor, read our airport-corridor explainer.

How did we build this list?

Four public criteria, applied to every project equally: actively selling in mid-2026; at least one configuration quoted under ₹2 crore; located in the North Bengaluru airport corridor (the Yelahanka–Bagalur–Shettigere–Devanahalli–Thanisandra belt); and RERA-registered per published filings. One project failing the last test appears only as a watchlist note. Where sources disagree on a price, we publish the range and name each source. We never average quietly.

Prices move quarterly. The North Bengaluru price & RERA tracker keeps them current; this page reflects July 2026.

Which projects qualify in mid-2026?

Nine projects pass all four tests: TVS Emerald Altura, Birla Trimaya (Phase 4), Godrej MSR City, Purva Northern Lights, TVS Emerald Auralis, Brigade El Dorado, Bhartiya Nikoo Homes 8, Sattva City/Hamlet and Tata Carnatica. The table gives entry price (source, month), reported rate, marketed possession and RERA status. Read the note beneath it too.

Sources: developer pages, Anarock Q1 2026 primary research, and portal/broker listings, dated in-cell; full URLs in the sources box. “All-in” is as labelled by the quoting source; “base” excludes taxes and charges. RERA details are as published by developers and portals, July 2026. We have not re-verified each on rera.karnataka.gov.in; pull the certificate yourself before paying anything. Prices are indicative; verify with the developer.

What should you know about each project?

We deliberately do not rank one to nine. The right choice turns on possession timing, which side of the corridor your life runs on, and whether you want a finished single-phase community or a township that builds around you for years. Each write-up gives strengths and caveat, both sourced.

TVS Emerald Altura: Sathanur, off Bagalur Main Road

A single-phase, 10.06-acre estate: 975 homes in 12 towers, 2 & 3 BHK only (1,103–2,133 sq ft), 71% open space, two clubhouses (29,053 sq ft), EDGE-certified Mivan build. Prices start from ₹1.36 crore per the developer’s page (July 2026; the page does not state what the figure includes). Portals quote entries from ₹1.24 crore to ₹1.65 crore (NoBroker, SquareYards, broker microsites; July 2026). Our verified-facts page logs every contradiction. Caveats: pre-launch stage, and possession is developer-indicated 2030 while the RERA registration runs to a later outer date, so read the certificate itself.

Birla Trimaya (Phase 4): Shettigere

The 52-acre township’s final phase, positioned by Birla Estates as its most premium, has been selling since January 2026: 2 BHK from about ₹1.35 crore all-in, 3 BHK from about ₹1.75 crore (Housiey and other broker pages, 2026), at a reported ₹12,000–14,000 per sq ft (OneCityProperty, 2026). Strengths: township-scale amenities, Birla parentage, the airport side of the corridor. Caveats: construction runs phase-wise to December 2031 (reported), and the earlier, cheaper phases are sold. We compare it with Altura line by line in Altura vs Trimaya.

Godrej MSR City: Shettigere–Akalenahalli

The corridor’s largest 2026 township launch (62 acres, roughly 4,000 apartments, 31-plus towers) comes in at a median of about ₹10,800 per sq ft (portal listings, 2026), the lowest big-brand township rate in the belt. Entry was from about ₹1.35 crore, but 2 BHKs are widely reported sold out; the realistic under-₹2-crore ticket now is a 3 BHK at ₹1.85–1.89 crore (SquareYards, OneCityProperty; 2026). Phase 1’s marketed possession is January 2029 against a RERA outer date of 31 March 2030; Phase 2 is reported mid-2030 to January 2031. Phase 3 reopens 2 BHKs around August 2026 at ₹13,000–13,500 per sq ft (broker-indicated, registration awaited). The stray April 2026 approval date on one portal is a year typo: the registration is effective 1 April 2025. We compare it with Altura line by line in Altura vs Godrej MSR City.

Purva Northern Lights: Bagalur (KIADB Aerospace Park belt)

The lowest 2 BHK entry on this list: about ₹1.11 crore, with 3 BHK from about ₹1.60 crore (broker pages, 2026); Anarock’s Q1 2026 launch table records the Phase 1 base rate at ₹10,850 per sq ft, the most reliable single price point here. It sits in the KIADB Aerospace Park employment belt. The unit-count confusion resolves as 2,973 filed homes: 2,673 saleable plus about 300 EWS (broker-published split). The three phase registrations, approved 12 March 2026, are reported in full as …008523, …008524 and …008525; verify them on the portal. The full head-to-head is in Altura vs Purva Northern Lights.

TVS Emerald Auralis: Kattigenahalli, Reva belt (the “Thanisandra” one)

Altura’s smaller sibling: 3.71 acres, 393 homes, launched November 2025 and about 25% built by April 2026 (broker construction note). The launch-era 2 BHKs (~₹1.29–1.33 crore all-in) are reported sold out as of July 2026; the live ticket is a 3 BHK at ₹1.83–2.30 crore on portals, with the official page showing ₹2.12 crore onwards. The RERA-registered completion is 30 June 2030 (registration ending 008087); the December 2028 target on one broker page is ambition, not the certificate. We untangle the two siblings, and the “Thanisandra” label soup, in Altura vs Auralis.

Brigade El Dorado: Huvinayakanahalli, Bagalur Road

The earliest keys on this list: a 50-acre township whose Aragon and Cassia phases carry December 2028 RERA possession, some towers ready per listings, and the widest price band here, ₹65 lakh to ₹1.85 crore across 1, 2 and 3 BHK (NxtFootstep review, 2026). Caveat: buying into a mature, still-building township means construction activity and phase-by-phase variation. Confirm which tower and registration your unit sits under.

Bhartiya Nikoo Homes 8: Thanisandra Main Road

The city-side option: closest of the nine to the Manyata–Thanisandra employment belt, where the average quoted rate is ₹10,100 per sq ft (Anarock, Q1 2026). The under-₹2-crore play is the 2 BHK from about ₹1.45 crore all-in; the 3 BHK starts at ₹2.16 crore, above this list’s cap (Housiey, 2026). Caveats: December 2030 possession (reported) is among the longest waits here, and it is one phase of a long-running township. Ask for the phase-specific registration and delivery record.

Sattva City / Hamlet: Chikkajala–Doddajala

The newest entrant, launched January–February 2026: Anarock’s Q1 2026 launch table logs 2,477 units at about ₹12,000 per sq ft, on the Doddajala–airport side of the corridor. Broker pages quote ₹86 lakh–₹2.49 crore (2026) but muddle the “Sattva City” and “Hamlet” branding; possession claims conflict (March 2030 vs February 2032), and “RERA approved 27 February 2026” is itself a broker claim. Treat it as early-stage; verify registration and phase plan first.

Tata Carnatica: BK Halli, Devanahalli

The value-rate end of the list: from about ₹9,280 per sq ft per the project site (2026), though other 2026 citations run near ₹13,000, a conflict we publish rather than average; on broker arithmetic a ~1,380 sq ft 2 BHK lands around ₹1.3–1.8 crore. Phase 1 spans ~70 acres and ~2,200 homes; townhouses are marketed for 2028, apartments 2029. Caveats: Devanahalli has no piped Cauvery today, and supply is borewell-plus-tanker until Stage VI is built (approved February 2026, years away; see our water guide). The rate conflict makes a written, dated cost sheet non-negotiable.

Who should shortlist what?

Match the project to your binding constraint, not a ranking. If possession timing rules, start with Brigade El Dorado and Godrej MSR Phase 1. If entry price rules, Purva Northern Lights is the floor. If you want one finished community, the single-phase TVS Emerald pair is the shortlist. If the metro decides it, pick your station belt first.

• Earliest keys: Brigade El Dorado (phases from December 2028, some towers ready) → Godrej MSR City Phase 1 (January 2029, RERA) → Purva Northern Lights Phase 1 (December 2029, reported).
• Lowest 2 BHK entry still on sale (Jul 2026): Purva Northern Lights ~₹1.11 crore → Birla Trimaya P4 ~₹1.35 crore → TVS Emerald Altura ₹1.36 crore. Auralis’ ~₹1.29 crore and MSR City’s ~₹1.35 crore 2 BHKs are reported sold out; MSR City’s Phase 3 reopens 2 BHKs around August 2026 at a higher rate.
• Single-phase estate vs multi-phase township: Altura (975 homes) and Auralis (393) finish as one settled community; Trimaya, MSR City, El Dorado, Sattva and Carnatica offer bigger amenity decks but keep building around you for years.
• Nearest named metro station (Blue Line, targeted): the Bagalur Road belt, which holds Altura (~2.5 km, reported), Northern Lights and El Dorado, orients to Bagalur Cross; the Shettigere and Chikkajala projects (Trimaya, MSR City, Sattva) sit on the Doddajala side. The Hebbal–Airport stretch is targeted for June 2027 (reported Jun 2026), a target with a history of slippage.

Which projects just missed the list, and why?

Four names buyers keep asking about are absent for clear reasons: one sells plots rather than apartments, one has no published price, one has drifted above the ₹2-crore cap, and one, Prestige Park Street, does not yet hold a RERA registration. Naming the reasons is fairer than quietly leaving them out.

• Brigade Oasis (Devanahalli): villa plots from ₹82 lakh (listed 2025). Land, not apartments: a different product and risk profile.
• Godrej Ananda Phase 3 “Soul” (Bagalur): Phases 1–2 are sold out; Phase 3 was pre-launch with pricing unpublished as of July 2026, and an unpriced phase cannot be ranked. We will add it when a price sheet exists.
• Provident Deansgate (IVC Road): 3 BHK townhouses now quote ₹2.05–2.45 crore (portal listings, 2026), above the cap that defines this list.
• Prestige Park Street (Palya Village, Devanahalli), watchlist only: its RERA registration had not been granted as of mid-2026; a formal launch is indicated around 5 October 2026 (PropNewz, 2026). Karnataka RERA bars marketing or selling before registration, and circulating pre-launch prices conflict (₹72 lakh–₹1.35 crore vs ₹85 lakh–₹1.98 crore), so it is not presented as buyable. That is sequencing, not a comment on the developer; we will review it once registration is granted.

What should you verify before you book?

Four checks, whichever project you shortlist. Pull the RERA certificate on rera.karnataka.gov.in: registrations above are as published by developers and portals; the certificate is what binds. Get a written, dated cost sheet with every line labelled base or all-in. Ask for the water plan in writing. Read possession dates as targets, not commitments.

Government charges alone add roughly 7.6% on a ₹1.4-crore flat before GST on under-construction purchases. Our true-cost guide works the full stack line by line.

If TVS Emerald Altura makes your shortlist, request the current cost sheet or book a site visit through the advisory, then weigh it against every project above by the same yardsticks.