DNR Highline or Birla Tisya? Choosing Between Two West Bangalore Towers
Few apartment launches in West Bangalore have been followed as closely as the two now nearing handover around Rajajinagar. DNR Highline is beside the city railway station at Okalipuram, and Birla Tisya faces Magadi Main Road. They share a postal neighbourhood, but not a buyer. The sections below weigh them round by round: community size, home size, money, address, handover and paperwork.
Round One: Scale of the Community
DNR Highline is the smaller community. Its 218 registered homes share just over three acres (12,262 square metres), which gives roughly 72 homes to every acre. The promoter on record is DNR Corporation Pvt Ltd, and the pincode is 560021.
Birla Tisya is built on a bigger plot of 19,121 square metres, close to 4.72 acres, with 392 homes and 8 retail units. That works out at about 83 homes an acre. The registered promoter is Birla Tisya LLP, and the pincode is 560079.
The towers differ in height as well. DNR Highline has a pair of 36-storey towers over three basements, while Birla Tisya has a pair of 31-storey towers over one. RERA registration came on 22 October 2021 for Birla Tisya and on 18 January 2022 for DNR Highline.
Round Two: How Big the Homes Are
DNR Highline is planned for large households. The registered mix is 141 homes with three bedrooms, 62 with four and 15 with five, and most have a staff room. The smallest 3 BHK covers roughly 2,034 square feet of super built-up area, and the largest five-bedroom duplex about 4,386 square feet.
Birla Tisya offers a wider range of formats, from two bedrooms to four. RERA lists carpet areas between 70.14 and 152.72 square metres, which converts to about 755 up to 1,644 square feet. Birla Tisya is made up of 210 homes in its first tower and 182 in its second.
Density per floor tells the same story. DNR Highline has 90 homes in Tower A and 128 in Tower B, giving each floor only three or four doors. Birla Tisya has about seven homes on every floor.
Round Three: Money
The cheapest 3 BHK at DNR Highline is priced from Rs. 3.45 Crore, close to Rs. 17,000 for each square foot of super built-up area. At Birla Tisya, entry starts at Rs. 2.46 Crore for a 3 BHK of some 1,158 square feet, near Rs. 21,200 per square foot. The two-bedroom and four-bedroom plans at Birla Tisya are no longer available from the developer and trade as resales only.
A glance at the rates could mislead. Birla Tisya's figure rests on an area near carpet area, but DNR Highline's rests on an area that adds wall thickness plus a portion of the shared areas. The agreement for sale prints the RERA carpet area for each unit, and that is the right base for comparison.
Looking at the cheque instead, a three-bedroom home is about Rs. 1 Crore cheaper at Birla Tisya. The home is also considerably smaller. At DNR Highline, a buyer pays more, receives more space and a staff room, and shares the floor with fewer neighbours.
Round Four: Address and Daily Travel
Okalipuram is a part of old Bangalore. Main-line trains, Majestic's bus terminal and the point where the Purple and Green Lines of Namma Metro cross are all within easy reach, making DNR Highline the better choice for rail commuters. The trade-off is congestion, as roads by the station stay busy and the approach to the railway overbridge crawls at rush hour.
Birla Tisya looks towards the west, in the area between Rajajinagar and Vijayanagar. The Purple Line passes through Vijayanagar to its south, and Chord Road leads on towards Tumkur Road by way of Yeshwanthpur. Schools, hospitals and markets have been established here for decades, though Magadi Road is a heavy traffic corridor.
Both projects keep much of the plot open, since the homes go up rather than out. Buildings cover about 12% of DNR Highline's land and about 31% of Birla Tisya's.
Clubhouse space follows the same pattern. At DNR Highline the figure is 40,000 sq ft for clubhouse and amenities together. Birla Tisya has a standalone clubhouse of 929.58 sq m, roughly ten thousand square feet, inside 1,591 sq m of amenities.
Round Five: Handover and Approvals
Birla Tisya is nearer to the finish. Its quarterly filing for July 2026 reported 99% of the work done, and the RERA date is 31 December 2026. The figure for DNR Highline is 88%, and the 1 October 2026 deadline on its registration has passed.
On 10 September 2026 the promoter applied to push the deadline out by a year, to 1 October 2027. A modified plan had earlier been approved by the regulator, in February 2026. BBMP cleared the building plans for both projects. The RERA numbers are PRM/KA/RERA/1251/309/PR/220118/004647 (DNR Highline) and PRM/KA/RERA/1251/309/PR/211022/004371 (Birla Tisya), searchable on Karnataka's RERA website.
The occupancy certificate for each tower is the document to watch. It makes homes lawful to occupy, and it changes the tax position, as GST of 5% applies if the sale happens before the certificate is issued, and not afterwards.
Who Fits Where
A household that needs at least 2,000 sq ft, can spend over Rs. 3.45 Crore and likes living beside the main railway and metro hub will find DNR Highline matches. A family that prefers three bedrooms in the Rajajinagar and Vijayanagar area, with a budget near Rs. 2.5 Crore, or one that wants possession sooner, will lean to Birla Tisya.
Only Birla Tisya has two-bedroom homes, and those now come as resales. Other projects of the DNR developer are listed on the DNR Group page.
Six Checks Before the Advance
These checks apply whichever project is preferred.
- Confirm in writing if the tower holds its occupancy certificate
- Compare actual units on RERA carpet area and the complete price, not on headline starting rates
- Insist on a cost sheet with GST, stamp duty at 5.6% and registration at 2%, each on its own line
- At DNR Highline, obtain the extension order and the particular tower's handover date
- See the traffic at each gate on a weekday evening
- Have a property lawyer examine the title documents, since the landowners keep part of the homes in both
Seeing both on the same day shows the difference in scale and setting better than any brochure. Ask us for the availability and a recent price list of either one.
