L&T Raintree Boulevard Olivia in Hebbal: Buyer's Guide (October 2026)
L&T Raintree Boulevard Olivia is a completed apartment project by L&T Realty at Byatarayanapura on Bellary Road, in the Hebbal belt of North Bangalore. It forms Clusters 6 and 7 of the Raintree Boulevard development, with 566 homes in ten towers, and received its occupancy certificate in December 2024. This guide covers the location, the homes, the RERA record and the checks to run on a resale purchase.
Olivia at a Glance
Olivia is registered with Karnataka RERA as two clusters, and their main facts are set out below.
| Detail | Cluster 6 | Cluster 7 |
|---|---|---|
| Towers | Six (Towers 28 to 33) | Four (Towers 26, 27, 34 and 35) |
| Homes | 326 | 240 |
| Land | 16,081 sq m (about 3.97 acres) | 13,822 sq m (about 3.42 acres) |
| RERA number | PRM/KA/RERA/1251/309/PR/211011/004360 | PRM/KA/RERA/1251/309/PR/211011/004361 |
| Registered on | 11 October 2021 | 11 October 2021 |
| Occupancy certificate | 30 December 2024 | 30 December 2024 |
Every tower has 14 floors above two basements, with three or four homes on a floor. The promoter for both clusters is L&T Realty Developers Limited, the real estate arm of Larsen & Toubro. The developer's inventory is sold out, so homes now change hands through resale.
Who the Project Suits
The project suits a family that wants a finished 3 BHK or 4 BHK apartment on the airport road, with low-density towers and only a few neighbours on each floor. It works well for people employed around Hebbal, Manyata Tech Park and the northern Outer Ring Road. Frequent flyers gain from the direct highway to the airport.
Buyers looking for a 2 BHK will find very few in Olivia, since the plan is almost entirely three and four-bedroom homes. Those who prefer to pay in stages during construction could look at L&T Elara Celestia, the developer's newer project on the same campus. A resale purchase needs most of the money at registration, apart from the home loan.
Location and Connectivity
Olivia is located on Sy. Nos. 88/1 to 104/4 of Byatarayanapura Village, Yelahanka Hobli, Bengaluru North Taluk, pincode 560092. The campus opens on to Bellary Road, the national highway that links the city to Kempegowda International Airport. Hebbal flyover and the Outer Ring Road are a short drive to the south.
Raintree Boulevard is a 65-acre mixed-use development, with apartments, offices and retail on the same land. The Phoenix Mall of Asia adjoins the residential clusters, which puts shopping, cinemas and restaurants within walking distance. The GKVK agricultural university campus is across GKVK Road to the north, and it keeps a large green area next to the site.
The Blue Line of Namma Metro, from KR Puram to the airport through Hebbal, is under construction along Bellary Road. Once it opens, the stations on this stretch will give a rail link to the airport and to the Outer Ring Road offices. Until then, travel depends on the highway, and the Hebbal junction slows traffic towards the city centre at peak hours.
Homes and Sizes
Floor plans at Olivia come in three ranges named Superia, Luxuria and Regalia. Their sizes are shown below.
| Home Type | Size (sq ft) | RERA carpet area (sq ft) |
|---|---|---|
| 3 BHK Superia | 1,355 | about 934 |
| 3 BHK Luxuria | 1,655 | about 1,134 |
| 3 BHK Regalia | 1,935 | about 1,340 |
| 4 BHK Luxuria | 2,500 | about 1,718 |
| 4 BHK Regalia | 2,765 | about 1,810 to 1,850 |
The carpet area works out to between 65% and 69% of the super built-up size across these layouts. A buyer comparing Olivia with another project should compare carpet areas, since the loading differs from one developer to the next. The sale deed of the chosen home states its exact carpet area.
Cluster 7 is the larger-home cluster, with 118 four-bedroom apartments among its 240 homes. Its 3 BHK homes are in the Luxuria and Regalia ranges. Cluster 6 holds the 56 Superia homes, 118 Luxuria homes and most of the 3 BHK Regalia homes, along with 56 four-bedroom apartments.
Layout and Open Space
The towers in both clusters are 14 floors high, which is modest for a project on a main highway. Cluster 7 has 60 homes in each of its four towers, with four homes on every floor. About 73% of the land in Cluster 7 is open area, since the towers cover 3,773 sq m of a 13,822 sq m plot.
Parking is in the two basements, and Cluster 7 has 386 car parks registered for its 240 homes. The number of car parks differs from home to home, so the allotment letter should be read for the exact count. A clubhouse, a swimming pool, a gymnasium and sports courts serve the residential clusters.
Prices and Other Costs
Olivia prices are set by owners on the resale market, since the developer has no homes left to sell. The asking price changes with the layout, the tower, the floor, the view and the interior work. Compare current resale options before fixing a budget.
The costs to plan for above the agreed price are listed below.
- Stamp duty of 5% plus cess and surcharge, which comes to 5.6% of the registered value
- Registration fee of 2%
- Transfer charges payable to the developer or the owners' association
- Maintenance deposit or advance maintenance, where the seller has paid it
- Tax deducted at source of 1% on a purchase of Rs. 50 Lakhs or more from a resident seller
The EMI calculator gives the monthly payment for the loan amount. Stamp duty and registration are paid from the buyer's own funds, so they belong in the upfront budget.
RERA Registration and Stage
Olivia is RERA approved, with PRM/KA/RERA/1251/309/PR/211011/004360 for Cluster 6 and PRM/KA/RERA/1251/309/PR/211011/004361 for Cluster 7. The registered names are Olivia at Raintree Boulevard - Cluster 6 and Olivia at Raintree Boulevard Cluster 7. Both numbers can be checked on the Karnataka RERA portal.
The project is complete. Work began on 1 October 2021, and the occupancy certificate for both clusters was received on 30 December 2024. That is well ahead of the registered completion date of 31 March 2026.
The earlier part of the development, registered as LTCEL Raintree Boulevard CL5, received its occupancy certificate on 8 January 2024. The older clusters are occupied and give a view of how the campus is maintained. L&T Realty continues to build on the remaining land, so some construction activity will go on nearby.
Checks Before Buying
A resale in a completed project needs checks on the seller as well as the building. The points below are worth settling before the token amount is paid.
- Read the seller's registered sale deed and confirm the cluster, tower and flat number.
- Ask for a copy of the occupancy certificate dated 30 December 2024.
- Take an encumbrance certificate from the date of the seller's purchase to the present.
- If the seller has a home loan, get the outstanding amount and the bank's release process in writing.
- Check the khata and the latest property tax receipt in the seller's name.
- Confirm the car parks allotted to the home and see them in the basement.
- Ask the association for the monthly maintenance charge and a no-dues letter.
- Inspect the flat for seepage, cracks and the condition of the fittings.
A lawyer's title opinion is worth the fee on a purchase of this size. Banks run their own legal check for a loan, but it protects the lender first, so an independent review still helps.
