Birla Ojasvi in Rajarajeshwari Nagar: Buyer's Guide (October 2026)
Birla Ojasvi is a high-rise apartment project by Birla Estates in Hemmigepura, Rajarajeshwari Nagar, West Bangalore. Construction is under way, with possession planned from 2028 onwards. The project combines three apartment towers with a block of row houses on just over 10 acres, and prices start at Rs. 1.52 Crore. This guide covers who it suits, the location, the homes and prices, the amenities and the checks to run before booking.
The Project at a Glance
Before its launch, the project was promoted under other names, so buyers may still see it listed as Birla RR Nagar or Birla Heights. Its main facts are listed below:
- Developer: Birla Estates, the real estate business of the Aditya Birla Group
- Location: Hemmigepura Ward 198, Rajarajeshwari Nagar, Bangalore 560098
- Land area: just over 10 acres
- Structure: three high-rise towers, the tallest of 33 floors, and a row house block
- Home types: 2 and 3 BHK apartments and 4 BHK row houses
- Prices: from Rs. 1.52 Crore to Rs. 5.82 Crore onwards
- RERA number: PRM/KA/RERA/1251/310/PR/040924/006989
- Possession: from 2028 onwards
Who the Project Suits
Birla Ojasvi is planned for buyers who want a new high-rise home in the south-west of the city. Rajarajeshwari Nagar is mostly made up of older low-rise housing, so a new gated tower with a full clubhouse is a less common choice in the area. Families who already live on this side of Bangalore and want to stay close to schools and relatives form a natural market.
The row houses give a second option within the same community. They suit a family that wants a house of its own with the security and shared facilities of a gated project. Buyers who need to move within a year, or who prefer a low-rise building, should look at ready projects instead.
Design and Layout
Most of the site is kept open, with the towers placed so that a large share of the land is given to landscaped gardens. The developer's site describes 80% of the land as open space with landscaped amenities. The concept design is by Broadway Malyan, an international architecture firm, with RSP India as the project architects.
The tallest tower, called the Signature tower, has a basement, a ground floor and 33 floors, with the other two towers slightly lower. A sky club is planned at the top of the Signature tower, with views over the city and the Turahalli forest. The project also holds a LEED pre-certification at the Platinum level for green building design.
Location and Connectivity
Hemmigepura is on the southern edge of Rajarajeshwari Nagar, close to the Turahalli forest and the NICE Road. The area links west to Kengeri and Mysore Road, and east to Kanakapura Road and Banashankari. Daily needs are met by the shops, schools and clinics of RR Nagar and Kengeri.
Places within reach of the project include:
- The Namma Metro Purple Line stations along Mysore Road
- BGS Global Hospitals at Kengeri
- Forum South Bengaluru mall
- Sattva Global City business park
- The Art of Living International Center
Travel times depend on the route and the hour, so a test drive to the workplace at peak time gives the best picture. The NICE Road offers a fast link toward Electronic City and Hosur Road.
Homes and Prices
Birla Ojasvi prices start at Rs. 1.52 Crore for a 2 BHK and go up to Rs. 5.82 Crore onwards for a 4 BHK row house. The 1 BHK of 460 sq ft is sold out, which leaves four plans on offer:
| Home Type | Size (sq ft) | Price |
|---|---|---|
| 2 BHK | 929 | Rs. 1.52 Crore to Rs. 1.65 Crore onwards |
| 3 BHK Luxury | 1,252 | Rs. 2.27 Crore to Rs. 2.48 Crore onwards |
| 3 BHK Signature | 1,359 | Rs. 2.45 Crore to Rs. 2.58 Crore onwards |
| 4 BHK Row House | 3,353 | Rs. 5.82 Crore onwards |
The price per sq ft is about Rs. 16,400 for the 2 BHK and about Rs. 18,100 for the 3 BHK Luxury, based on the starting prices. In a tower of 33 floors, the floor and the view will move the final price within each band.
What the cost sheet should show
As an under-construction project, the purchase attracts GST of 5% on the agreement value. Stamp duty of 5% plus surcharges and a registration fee of 2% apply at this price, along with parking, clubhouse and maintenance deposit charges. The payment plan should be confirmed in writing at booking.
Amenities
Birla Ojasvi amenities number more than 30, grouped around a clubhouse and the landscaped gardens. The main facilities are:
- Swimming pool and kids' pool
- Gymnasium and yoga deck
- Tennis, basketball, squash and badminton courts
- Steam and sauna
- Amphitheatre and party lawn
- Clubhouse with a multi-purpose hall and a mini theatre
- Sky club on the Signature tower
About the Developer
Birla Estates is the real estate business of the Aditya Birla Group, developing homes in Bangalore, Mumbai, Pune and the National Capital Region. Its Bangalore projects include a completed villament community in Whitefield and new high-rise projects in the west and south-east of the city.
Checks Before Booking
An under-construction home needs a different set of checks from a ready one. These steps cover the main points:
- Confirm the RERA registration, the phase and the completion date on the Karnataka RERA portal.
- Ask for the sanctioned plan and confirm the tower, floor and plan of the unit being offered.
- Get a full cost sheet with every charge, and the payment schedule linked to construction stages.
- Check which banks have approved the project for home loans.
- Visit the site to see construction progress and the approach roads.
- Read the agreement for the possession date, the delay terms and the specifications.
The RERA filing carries the committed completion date, which can differ from the possession date used in marketing. For the latest availability and price list for Birla Ojasvi, ask our team for the current cost sheet.
