Birla Ojasvi, Rajarajeshwari Nagar: Towers, Row Houses and What to Verify (October 2026)
Rajarajeshwari Nagar is a neighbourhood of mostly older low-rise buildings, so a new gated township with towers stands out there. Birla Ojasvi fits that description: Birla Estates is building three apartment towers and a cluster of row houses at Hemmigepura, on a little over 10 acres. Construction is going on, and handover is expected from 2028 onwards. What follows: layouts, rates, location, facilities and a checklist.
Names, Developer and Registration
Ahead of its launch the scheme went by other names, and some listings still carry Birla Heights or Birla RR Nagar. The developer is Birla Estates, the housing arm of Aditya Birla Group, and it is registered with Karnataka RERA as PRM/KA/RERA/1251/310/PR/040924/006989. The site is in Ward 198 (Hemmigepura) of Rajarajeshwari Nagar, with pincode 560098.
Who Might Choose It
The scheme is for people looking for a brand-new tower flat in south-west Bangalore. Such a gated tower with its own clubhouse is rare in this neighbourhood. Households settled on this side of town, keen to remain near relatives and school, will be the main audience.
Row houses are a different option inside the same gates, for a family that wants a separate house yet also the security and shared amenities that come with a gated development. Those moving within twelve months, or wanting a low-rise block, are better off with a ready scheme.
How the Site Is Planned
Towers are set so that most of the site remains garden, with a stated 80% open and landscaped. Broadway Malyan, a global architecture practice, drew up the concept, while RSP India acts as project architect.
Signature, the tallest of the three, rises 33 floors above a basement and the ground level, and the other two stop a little short of that. On its crown is a planned sky club with sight lines to the city and to Turahalli forest. For green design, it has a LEED Platinum pre-certification.
Prices and Plans
Four plans are on sale, since the 460 square feet 1 BHK has sold out. The two-bedroom has 929 square feet and costs Rs. 152 Lakhs to Rs. 165 Lakhs onwards. Two three-bedroom plans follow: the Luxury at 1,252 square feet for Rs. 227 Lakhs to Rs. 248 Lakhs onwards, and the Signature at 1,359 square feet for Rs. 245 Lakhs to Rs. 258 Lakhs onwards.
At the top is a four-bedroom row house measuring 3,353 square feet, from Rs. 582 Lakhs, which is Rs. 5.82 Crore. Dividing the starting prices by area gives near Rs. 16,400 a square foot for the two-bedroom and about Rs. 18,100 with the Luxury three-bedroom. Floor height and outlook in a 33-storey tower will shift the final figure within each range.
Reading the cost sheet
While the project is unfinished, 5% GST is charged on the agreement value. Add stamp duty at 5% with surcharges, a 2% registration fee, and separate charges for parking, the clubhouse and a maintenance deposit. Have the payment schedule put in writing at booking.
Where It Is and How to Get Around
Rajarajeshwari Nagar's southern fringe is where Hemmigepura is, beside NICE Road and the Turahalli forest. Roads lead west to Kengeri, with Mysore Road beyond it, and east to Banashankari and Kanakapura Road. Kengeri and RR Nagar supply the daily-use shops, schools and clinics.
Nearby are BGS Global Hospitals in Kengeri and the Forum South Bengaluru mall. Also close are the business park at Sattva Global City, the Art of Living's international centre and the Purple Line stations of the metro on Mysore Road. Journey times change with route and hour, so a drive to the office at peak time is the real test. NICE Road offers a quick run to Hosur Road and Electronic City.
Facilities
More than 30 amenities are centred on a clubhouse and the gardens. They include a swimming pool with a separate kids' pool, a gym and a yoga deck, a steam room and a sauna. Courts exist for badminton, squash, basketball and tennis. The list continues with a party lawn, an amphitheatre, a hall for events, a mini theatre and a sky club atop the Signature tower.
About Birla Estates
Birla Estates is the housing business of Aditya Birla Group, active in Pune, Mumbai, the NCR and Bangalore. In this city it has completed a villament community at Whitefield and is building tall towers in the west and the south-east.
Steps Before Booking
Buying a flat that is still being built needs more care than buying a ready one:
- Look up the registration, phase and end date on the state RERA website
- Ask for the approved plan, and match the tower, level and layout of the offered flat to it
- Request an itemised cost sheet along with stage-wise payment dates
- Ask which lenders have cleared the project for finance
- Go to the site and judge progress and the access roads
- Study the agreement's possession date, penalty for delay and specifications
RERA holds the committed date, which can be different from the one in advertising. Ask us for the current price list and availability for Birla Ojasvi.
