Raheja Vivarea, Koramangala: Buyer's Guide for October 2026
In Koramangala, South Bangalore, K Raheja Corp has developed Raheja Vivarea, a gated luxury apartment campus by Sarjapur Road, delivered in two phases. The guide below covers the location, the right buyer, each phase's registration and progress, sizes and prices, amenities and buying checks. It applies both to the developer's remaining homes and to resale flats in the campus.
Location
The registered address is No. 21 in the Koramangala Industrial Layout at Jakkasandra, on Sarjapur Road, pincode 560034. Sarjapur Road runs along the southern edge, with St. Francis School and Junior College to the west, Floriana Estate to the east and Raheja Residency to the north.
This side of Koramangala is near the Nexus mall on Hosur Road, formerly the Forum, and the offices of the Outer Ring Road and Koramangala belts. Peak-hour traffic on Hosur Road and Sarjapur Road is heavy, so a trial commute is wise. Namma Metro's Pink Line is under construction west of Koramangala with a Dairy Circle station planned, but for now all commuting is by road.
Who It Suits
The campus fits families who want a large central Koramangala home inside a gated community rather than a standalone block. Because Phase 1 is built, with its completion application filed in July 2025, buyers can inspect a finished flat and the common areas first. Spending begins beyond Rs. 4.5 Crore, and passes Rs. 15 Crore for the biggest flats.
First-time buyers on tight budgets and those after a compact 2 BHK will find little here. Running costs are higher in a low-density luxury setting than in a big mid-range project, so ask for the maintenance charge per sq ft per month first.
Two Phases, Two Registrations
The promoter is Chalet Hotels Limited, part of the K Raheja Corp group, and K Raheja Corp Homes is the residential brand. Homes take 7.44 of the 8.25 acres, and commercial space the other 0.81 acres. The two phases hold 321 apartments and are at different stages, so a flat's phase and wing decide its dates.
Phase 1
Phase 1 has 153 homes with three, three-and-a-half, four or five bedrooms, across nine wings (A to H, plus J). It was registered on 25 November 2017 as PRM/KA/RERA/1251/310/PR/171125/000528. Work started in August 2010 and stalled for about 30 months after HAL cancelled a height clearance, and after an extension to 10 July 2025, the promoter sought completion on 9 July 2025.
Phase 2
The second phase spans wings K and L plus G Annex, with 168 homes. Its registration, PRM/KA/RERA/1251/310/PR/041123/006369, dates from 4 November 2023 and sets completion for 31 December 2026, and BBMP approved the building plan in January 2023. The July 2026 quarterly update shows the phase 79% complete, with wing K reaching 93% and wing L 87%.
That update lists all flats in K and L as booked, with one of three G Annex duplexes still open. Both registrations can be looked up on Karnataka RERA's website. Water comes from borewells and BWSSB.
Sizes and Prices
Starting prices and built-up sizes by home type:
| From | Up to | Built-up (sq ft) | Type |
|---|---|---|---|
| Rs. 4.52 Crore | Rs. 5.67 Crore | 1,285-1,619 | 3 BHK |
| Rs. 6.37 Crore | Rs. 6.58 Crore | 1,827-1,883 | 3 BHK Large |
| Rs. 9.85 Crore | Rs. 10.15 Crore | 2,880-2,966 | 3.5 BHK |
| Rs. 12.75 Crore | Rs. 12.75 Crore | 3,705 | 4 BHK |
| Rs. 15.27 Crore | Rs. 15.79 Crore | 4,332-4,487 | 5 BHK |
The smallest 3 BHK works out to about Rs. 35,200 per sq ft. The 481 sq ft 1 BHK homes and some mid-sized plans have sold out. Phase 1 flats were designed with 10.8 ft floor-to-floor heights and 6.8 ft wide decks at most, and the biggest has a 4,006 sq ft carpet area.
Phase 2's 168 homes follow another mix: 129 three-bedroom flats, 35 one-bedroom flats, a single two-bedroom flat, plus three duplexes of four bedrooms. Its three-bedroom carpet areas are 107-160 sq m, roughly 1,150-1,720 sq ft.
Amenities
More than 40 amenities surround a vehicle-free central courtyard:
- Fitness and sport: swimming pool, gym, badminton and tennis courts, indoor games
- Landscaped gardens with leisure and wellness zones
- Clubhouse, creche and library
- Play area for children
- Lifts, covered parking and 24-hour security
Buying Checks and Costs
Most deals now involve finished homes or resales, so the checks focus on those:
- Get the occupancy certificate for the flat's wing
- Match phase, wing and registration number using the state RERA site
- On resale, check the seller's sale deed, khata and latest property tax receipt
- Obtain an encumbrance certificate and proof that any old home loan is closed
- Have the carpet area, car parks and monthly maintenance confirmed in writing
- In Phase 2, read the agreement's possession date and delay clause
Above Rs. 45 Lakhs, Karnataka stamp duty is 5%, or 5.6% once cess and surcharge are added, plus 2% registration. The EMI calculator gives monthly payments and the cash needed upfront. Ask us for the latest prices and which homes are open.
