2 BHK Flats in Lucknow: Prices, Carpet Areas and Projects (2026)

A new 2 BHK flat in Lucknow costs from ₹69.11 lakh to ₹3.17 crore across the private projects we list for 2026, and most sit between ₹69 lakh and ₹1.17 crore. Carpet areas for new private 2 BHKs run from 850 sq ft to 1,344 sq ft. Government flats from LDA and UP Awas Vikas that include 2 BHKs start lower, from ₹27 lakh, but their listings rarely state the area.

Below is every 2 BHK on our site, grouped by budget with the area type stated. Prices are developers' and authorities' quoted base prices and exclude stamp duty and registration.

How much does a 2 BHK flat in Lucknow cost in 2026?

We list 2 BHK homes in nine private projects, one of them a villa township, plus two resale flats and several government schemes. The picture by budget is simple:

• Under ₹1 crore: IIM Road, Kanchanpur and ready flats in Gomti Nagar Extension.
• ₹1 crore to ₹1.5 crore: Shaheed Path, Sushant Golf City and the larger units on IIM Road and in Kanchanpur.
• Above ₹1.5 crore: 2 BHK villas on New Jail Road, a resale 2 BHK with study in Vibhuti Khand and the 2 BHK at Eldeco Trinity in Gomti Nagar Extension.

If you came here with a ₹1 crore ceiling for any size of home, our guide to flats under ₹1 crore in Lucknow also covers 3 BHKs, studios and government flats in that band.

Every 2 BHK flat in Lucknow on our listings, by budget

Each row is one unit type. Stage and listed possession date come from the project records on our site.

2 BHK flats under ₹1 crore

The two IIM Road projects, both by Eldeco, hold most of the new 2 BHK stock below ₹1 crore. Rishita Manhattan is the only ready private 2 BHK we list in this band; possession there began in June 2024. Note that the larger units at Eiffel Palm Vista and Eldeco Latitude 27 cross ₹1 crore, which matters for the women's stamp duty rate explained below.

Government 2 BHK flats from LDA and UP Awas Vikas

Government schemes are the cheapest route to a 2 BHK, but most listings group several sizes under one price range and do not state the area.

All of these are listed as ready to move. Because one price range covers different sizes, ask the authority for the carpet area and floor of the specific flat on offer before you compare it with a private project.

2 BHK homes from ₹1 crore to ₹1.5 crore

2 BHK homes above ₹1.5 crore

Two listings sit well above the rest. A resale 2 BHK + study at Experion Capital in Vibhuti Khand is listed at ₹1.76 crore with 882 sq ft of carpet area. At Eldeco Trinity in Gomti Nagar Extension, a 2 BHK of 1,344 sq ft carpet area is quoted at ₹3.17 crore, with possession listed for September 2028; that is larger than the smallest 3 BHK in the same project, which is 1,293 sq ft. Dynasty by ORO in Arjunganj also lists 2 BHKs of 1,320 to 1,380 sq ft super built-up area, with the price on request.

Carpet vs super built-up: reading 2 BHK sizes in Lucknow

A 2 BHK quoted at 1,085 sq ft and one quoted at 858 sq ft may be much closer in real size than they look, because the two figures can measure different things.

• Carpet area is the usable floor inside your walls, as defined in the RERA Act. Eldeco, Eiffel and the resale listings with a carpet figure use it.
• Built-up area adds walls and usually balconies. The Eldeco Solano Gardens villas are quoted this way.
• Super built-up area adds a share of lobbies, lifts, stairs and often the clubhouse. Rishita Manhattan, Rishita Mulberry Heights and Dynasty by ORO quote it.

Under the UP RERA Agreement for Sale Rules 2018, the price in the agreement must be tied to carpet area, and after completion the developer can charge for an increase of at most 3%. So for any super built-up listing, ask for the carpet area in writing. Our guide on carpet area vs super built-up area shows how to work out the loading.

Price per sq ft of 2 BHK flats, like for like

Dividing price by area makes projects comparable, as long as you keep each area basis in its own group. Where a project quotes a range, we pair the lowest price with the smallest unit and the highest with the largest; figures are rounded.

Rishita Manhattan's ₹8,300 is a super built-up rate, so it cannot be set against Eldeco Skywalk's carpet rate; on a carpet basis the Manhattan figure would be higher. Our property rates in Lucknow guide has the same calculation for every unit type we list.

Ready-to-move or under-construction 2 BHK?

Ready 2 BHKs in our listings are Rishita Manhattan, Rishita Mulberry Heights, the two resale flats and the government schemes. Everything else is a new launch or under construction, with listed possession from September 2028 at Eldeco Trinity to January 2032 at Eldeco Hanging Gardens.

• Ready: you see the actual flat, move in or let it at once, and pay no rent alongside a loan. Choice is limited to unsold or resale units.
• Under construction: more choice of floor and facing, newer specifications and payments spread over the build, but you carry the risk of delay. The RERA Act limits what a developer may take before a registered agreement for sale to 10% of the cost.

The listed possession dates are the developers' own. Check each project's RERA page on the UP RERA portal for the registered completion date and quarterly progress. Our ready to move flats guide covers what to inspect in a finished flat.

Who a 2 BHK suits, and when to stretch to a 3 BHK

A 2 BHK is usually the right size for:

• a couple, or a family with one young child;
• a first home bought on a single income, where the loan has to stay within the 80% band;
• a buyer who wants a smaller home to let, near offices or colleges;
• parents who want a separate flat near a son or daughter's family.

It gets tight when you need a study, live-in help or a room for visiting parents. In that case compare the cost of the extra room inside the same project. At Eldeco Latitude 27 the largest 2 BHK (1,074 sq ft carpet) is ₹1.17 crore and the smallest 3 BHK (989 sq ft carpet) is ₹1.08 crore, so the third bedroom comes from a different layout rather than more floor space. Read our 3 BHK flats in Lucknow guide before you settle.

The full cost of a 2 BHK in Lucknow

Most 2 BHKs cost under ₹1 crore, which is exactly where the women's stamp duty concession applies. Stamp duty in Uttar Pradesh is 7% of the value for a man and 6% for a woman when the value is up to ₹1 crore; registration is 1% with no cap. Duty is charged on the higher of the agreed price and the circle rate value, and you can check any figure on the IGRS UP stamp duty calculator.

Under RBI rules, a bank may lend up to 90% of the cost for a loan up to ₹30 lakh, 80% for a loan above ₹30 lakh and up to ₹75 lakh, and 75% above that. Stamp duty and registration do not count towards the cost. So on the ₹90.06 lakh Rishita Manhattan flat a buyer needs at least ₹18.01 lakh of their own money plus about ₹7.20 lakh (man) or ₹6.30 lakh (woman) in duty and registration.

Two more points. Where the price is ₹50 lakh or more, the buyer deducts 1% TDS from the payment to the seller under section 393(1) of the Income-tax Act, 2025; it comes out of the price rather than adding to it. And ask what is outside the base price: car parking, club membership, power backup and maintenance deposits are often charged separately. Our property cost estimator and EMI calculator run these numbers for any unit, and our stamp duty guide explains the charges in full.

What to check before you book a 2 BHK

1. RERA registration. Match the number on the brochure with the project on the UP RERA portal, and pay only into the collection account shown there.
2. Carpet area in writing. Get the carpet area and room sizes of the exact unit, not the tower's typical plan.
3. The ₹1 crore line. If a woman will own the flat, check whether parking or other charges push the deed value over ₹1 crore.
4. Floor and facing. Prices within one project rise with floor and view, which is why most 2 BHKs carry a range.
5. Loan sanction first. Get an in-principle sanction before you pay a booking amount, so you know your own contribution.

How we can help you shortlist a 2 BHK

We work personally with each buyer, and for a 2 BHK search we start with your full budget including duty and registration, your commute and when you need to move. We then shortlist a few units with carpet areas confirmed in writing, arrange visits and check the RERA records with you. Our home loan service can line up the sanction alongside.

To get a 2 BHK shortlist, get in touch with us or read about our residential buying service.