Birla Tisya on Magadi Road: Buyer's Guide (October 2026)
Birla Tisya is a residential apartment project by Birla Estates on Magadi Main Road at Agrahara Dasarahalli, in the Rajajinagar belt of West Bangalore, pincode 560079. Two towers of 31 floors hold 393 homes on 4.7 acres. This guide sets out who the project suits, its location, the homes and prices still on offer, the RERA dates and the checks to make before buying.
Who Birla Tisya Suits
The project is aimed at buyers who want a new high-rise flat close to the old western neighbourhoods of the city. Rajajinagar, Vijayanagar and Basaveshwaranagar have their schools, hospitals and markets in place, so the address works for families who value a short trip to everyday services. The project has been on sale since 2022, so the towers can be seen and judged on site rather than from renders alone.
With the 2 BHK and 4 BHK plans sold out, the project now suits households looking for a three-bedroom home with a budget above Rs. 2.4 Crore. Buyers who need a smaller or larger home from the developer will have to look at resale units or at other projects nearby.
Project at a Glance
Birla Tisya is a compact two-tower development by the standards of new West Bangalore projects. The key facts are listed below:
- Developer: Birla Estates, the real estate business of the Aditya Birla Group
- Address: Magadi Main Road, Agrahara Dasarahalli, Bangalore 560079
- Land: 4.7 acres
- Structure: two towers of 31 floors with 393 homes
- RERA number: PRM/KA/RERA/1251/309/PR/211022/004371
- RERA completion date: 31 December 2026
Location and Connectivity
Magadi Main Road is the spine of daily travel for Birla Tisya, running east towards the city centre and Majestic and west towards the outer parts of the city. Chord Road and the Rajajinagar grid connect the area to Yeshwanthpur and Tumkur Road. The Purple Line metro runs through Vijayanagar to the south, which gives residents a rail link east to the central business district and onwards to Whitefield.
Magadi Road carries heavy traffic at peak hours, so the commute from the gate to the workplace is worth timing on a weekday morning. More about the corridor is on the Magadi Road locality page.
Homes and Prices
Birla Tisya now offers its 3 BHK plan of about 1,158 sq ft built-up, priced from Rs. 2.46 Crore. That works out to about Rs. 21,200 per sq ft on the starting price. Higher floors and better facings move a quote above that figure, so a unit-wise price is the one to compare.
The other two plans were a 2 BHK of about 850 sq ft and a 4 BHK Large of about 1,753 sq ft. Both have sold out with the developer, so either one is now a resale purchase from an existing allottee. Our team can share the current availability and the latest price list.
What adds to the price
The extra costs depend on whether the tower has its occupancy certificate on the day of sale. The usual items are these:
- GST at 5% while the tower is under construction, and none once the occupancy certificate is issued
- Stamp duty of 5% plus surcharges and a registration fee of 2% in Karnataka
- Floor-rise and facing premiums, car parking and clubhouse charges
- The maintenance deposit, and for a resale unit, the association's transfer fee
Amenities
Birla Tisya amenities centre on a clubhouse with a fitness centre, a swimming pool with a jacuzzi and a spa with steam and sauna rooms. A mini theatre and zen gardens add quieter spaces. The full list is set out below:
- Meditation and yoga areas
- Indoor games and video games rooms
- Sports courts and a children's play area
- Landscaped gardens and an amphitheatre
- Party area for family functions
RERA and Completion
Birla Tisya RERA registration number is PRM/KA/RERA/1251/309/PR/211022/004371, granted on 22 October 2021 by the Karnataka RERA authority. The promoter is Birla Tisya LLP, and the registration covers 392 apartments in two towers along with a small set of retail units. The registered completion date is 31 December 2026, and the number can be checked on the Karnataka RERA portal.
The occupancy certificate for each tower is the document that confirms a home is ready to move into. It also decides whether GST applies, so it is worth asking for in writing before agreeing a price.
About the Developer
Birla Estates is the real estate arm of the Aditya Birla Group, with projects in Bangalore, Mumbai and the National Capital Region. Its other West Bangalore project is Birla Ojasvi in Rajarajeshwari Nagar. Every Birla Estates project in the city is listed on the Birla Estates developer page.
Checks Before Buying
A project close to completion is easier to judge than a new launch, but each unit still needs its own checks. These steps come first:
- Confirm whether the tower with your unit holds its occupancy certificate.
- Get the RERA carpet area and a unit-wise price, not just the starting figure.
- Ask for a full cost sheet with GST, if it applies, shown as its own line.
- Have a lawyer review the title documents, the encumbrance certificate and the sanctioned plan.
- For a resale 2 BHK or 4 BHK, collect the seller's agreement, payment receipts and a bank no-objection letter.
- Visit at peak hour to see how the Magadi Road junction handles the traffic.
A completed home is bought on a sale deed, while an unfinished one starts with an agreement for sale. Knowing which applies to the unit keeps the paperwork and the taxes clear.
