Location & Connectivity
Birla Tisya sits on Magadi Main Road at Agrahara Dasarahalli, in the Rajajinagar belt of West Bangalore — a part of the city that gets far less real-estate coverage than Whitefield or Sarjapur Road but has its own draw: it’s close to the core of the city rather than out on a growth corridor. The project is a short drive from Vijayanagar Metro Station on the Purple Line, and Magadi Road itself connects fairly directly into the Rajajinagar/Malleshwaram belt and onward to the CBD.
This is an infill location rather than a greenfield one, so expect the usual trade-offs of built-up West Bangalore: narrower approach roads and established traffic patterns, offset by proximity to schools, hospitals, and markets that a decade-old suburb wouldn’t have yet.
Project Specifications
- Builder: Birla Estates
- Land area: approximately 4.7 acres
- Configuration: 2 towers, Basement + Ground + 31 floors
- Total units: 392 apartments (one portal lists 393 — treat this as the same figure with rounding, not a real discrepancy)
- Unit mix:
- 2 BHK: 850–860 sq ft
- 3 BHK: 1,156–1,160 sq ft
- 3.5 BHK (listed as “3 BHK Large” on some portals): 1,353–1,369 sq ft
- 4 BHK: 1,753 sq ft
- Possession: December 2026
Pricing
Pricing is where this project gets murky, and it’s worth going in with eyes open. One portal (Commonfloor) quotes a range of Rs 1.61 crore to Rs 3.85 crore across the unit mix. Another (Homznspace) says 2 BHK and 4 BHK stock is already sold out, with only 3 BHK left starting at Rs 2.46 crore. A third aggregator throws out numbers as low as Rs 99 lakh, which doesn’t line up with either of the above and looks like a stale or misattributed listing.
The practical takeaway: don’t anchor on any single number you see online for this one. Given that smaller units may already be sold, call the sales office and ask specifically what’s available in your preferred configuration and what it costs today, rather than relying on a portal’s headline price.
Amenities
- Clubhouse and amphitheatre
- Swimming pool with jacuzzi
- Gym and fitness centre, yoga/aerobics deck
- Tennis, cricket and badminton courts
- Landscaped zen gardens, jogging track
- Mini theatre, party area
- Spa with steam and sauna
- Children’s play area
- 24/7 security with CCTV coverage
RERA & Compliance
The project’s Karnataka RERA registration is PRM/KA/RERA/1251/309/PR/211022/004371. The date segment decodes to 21 October 2022, which fits comfortably with the project’s known launch and construction timeline.
One thing worth flagging for anyone cross-checking this themselves: at least one listing site attaches a completely different registration number to Birla Tisya — one with an “AG” code instead of “PR” in it. Karnataka RERA uses “PR” for project registrations and “AG” for real-estate agent registrations; an AG number tells you nothing about the project itself, and in this case the same AG number turns up misattached to other, unrelated projects on the same listing site. When you verify this project on the Karnataka RERA portal, use the PR number above, not any AG-prefixed one you might come across.
A Few Honest Notes
Beyond the pricing spread already mentioned, portals also disagree mildly on the exact unit count (392 vs 393) and describe the tower structure a little differently in places — none of that changes the shape of the project, but it’s a reminder to get unit-specific documentation (allotment letter, RERA-registered floor plan) before you sign anything, rather than relying on aggregator pages.
West Bangalore high-rises in this price band are less common than the steady stream of launches in the east and south, so there isn’t a deep bench of directly comparable new towers to benchmark this against — that cuts both ways: less competition for attention, but also fewer recent transaction data points to sanity-check pricing against.
Verdict
Birla Tisya suits a buyer whose priority is proximity to central Bangalore — Rajajinagar, Malleshwaram, the CBD — over the newer IT-corridor suburbs, and who doesn’t mind paying a premium for that location relative to what the same budget buys further out. The construction-quality and amenity story here looks in line with what Birla Estates has offered elsewhere in the city. The one thing to actively manage is price discovery: with sold-out configurations mixed into the online listings and a wide quoted range, get a written, dated quote for the specific unit and floor you want before treating any advertised price as real.
Nearby comparables
There isn’t a close like-for-like new launch in the immediate Magadi Road/Rajajinagar micro-market. The nearest already-covered Birla project on this site is Birla Ojasvi, RR Nagar — a different micro-market (RR Nagar rather than Rajajinagar) but useful as a same-builder, same-city reference point for how Birla Estates prices and delivers in Bangalore.
