Raheja Vivarea in Koramangala: Buyer's Guide (October 2026)
Raheja Vivarea is a luxury gated apartment project by K Raheja Corp on Sarjapur Road in Koramangala, South Bangalore. This guide explains its two phases, who the homes suit, the location, sizes and prices, the RERA record of each phase and the checks to finish before buying. It is useful for buyers of the remaining developer homes and for anyone looking at a resale apartment in the campus.
Raheja Vivarea at a glance
The project was built in two phases, and the facts of both are listed below.
- Promoter: Chalet Hotels Limited, a K Raheja Corp group company, with K Raheja Corp Homes as the residential brand
- Location: No. 21, Koramangala Industrial Layout, Jakkasandra, Sarjapur Road, Bangalore 560034
- Land: 8.25 acres, with 7.44 acres for the homes and 0.81 acres for commercial space
- Phase 1: nine wings (A to H and J) with 153 apartments of 3, 3.5, 4 and 5 bedrooms
- Phase 2: wings K, L and G Annex with 168 apartments
- Prices: from Rs. 4.52 Crore
- Phase 1 RERA number: PRM/KA/RERA/1251/310/PR/171125/000528
- Phase 2 RERA number: PRM/KA/RERA/1251/310/PR/041123/006369
Who the project suits
Raheja Vivarea suits a family that wants a large home in central Koramangala and prefers a gated campus to a standalone building. Phase 1 is built, and the promoter applied for its completion in July 2025. A buyer is able to walk through a finished apartment and see the common areas before deciding. The budget starts above Rs. 4.5 Crore and goes past Rs. 15 Crore for the largest homes.
The campus is a poor fit for a first-time buyer on a tight budget or for someone who wants a compact two-bedroom home. Maintenance in a low-density luxury campus is also higher than in a large mid-range project. Ask for the monthly charge per sq ft before comparing it with other options.
Location and neighbourhood
The campus has Sarjapur Road on its south side and St. Francis School and Junior College on its west side. Raheja Residency is to the north and Floriana Estate is to the east. This part of Koramangala is close to the Nexus mall (earlier Forum) on Hosur Road and to the offices along the Koramangala and Outer Ring Road belts.
Sarjapur Road and Hosur Road carry heavy traffic at peak hours, so drive the route to work before deciding. The Pink Line of Namma Metro, with a station planned at Dairy Circle, is under construction to the west of Koramangala. Daily travel from the campus is by road for now.
Homes, sizes and prices
Raheja Vivarea prices start from Rs. 4.52 Crore for a 3 BHK of 1,285 sq ft and go up to Rs. 15.79 Crore for a 5 BHK of 4,487 sq ft. The homes on offer and their starting prices are shown below, with sizes as built-up area.
| Home Type | Size (sq ft) | Price |
|---|---|---|
| 3 BHK | 1,285 to 1,619 | Rs. 4.52 Crore to Rs. 5.67 Crore |
| 3 BHK Large | 1,827 to 1,883 | Rs. 6.37 Crore to Rs. 6.58 Crore |
| 3.5 BHK | 2,880 to 2,966 | Rs. 9.85 Crore to Rs. 10.15 Crore |
| 4 BHK | 3,705 | Rs. 12.75 Crore |
| 5 BHK | 4,332 to 4,487 | Rs. 15.27 Crore to Rs. 15.79 Crore |
The price per sq ft is about Rs. 35,200 for the smallest 3 BHK. The 1 BHK homes of 481 sq ft and some of the mid-sized plans are sold out. Phase 1 apartments were planned with a floor-to-floor height of 10.8 ft and decks up to 6.8 ft wide, and the largest has a carpet area of 4,006 sq ft.
Phase 2 has a different mix. Its 168 homes are made up of 129 three-bedroom apartments, 35 one-bedroom apartments, one two-bedroom apartment and three four-bedroom duplexes. The three-bedroom homes in this phase have a carpet area of 107 to 160 sq m, which is about 1,150 to 1,720 sq ft.
RERA record and stage of each phase
Raheja Vivarea is RERA approved, with one registration for each phase, and the two are at different stages. A buyer should know which phase and wing the apartment belongs to, because the dates differ.
Phase 1
Phase 1 carries the number PRM/KA/RERA/1251/310/PR/171125/000528, granted on 25 November 2017. Construction began in August 2010 and was held up for about 30 months when a height clearance from HAL was cancelled. The registration was extended to 10 July 2025, and the promoter applied for completion on 9 July 2025.
Phase 2
Phase 2 carries the number PRM/KA/RERA/1251/310/PR/041123/006369, granted on 4 November 2023, with a completion date of 31 December 2026. The building plan was approved by the BBMP in January 2023. The quarterly update filed in July 2026 puts the phase at 79% complete, with wing K at 93% and wing L at 87%.
The same update shows every apartment in wings K and L booked, and one of the three duplexes in G Annex open. Both numbers can be checked on the Karnataka RERA portal. Water for the campus comes from BWSSB supply and borewells.
Amenities
Amenities at Raheja Vivarea number more than 40 and are set around a central courtyard that is kept free of vehicles. The main groups are listed below.
- Sports and fitness: gym, swimming pool, tennis and badminton courts, indoor games
- Wellness and leisure zones with landscaped gardens
- Community spaces: clubhouse, library and creche
- Children's play area
- Covered car parking, lifts and round-the-clock security
Checks before buying
Most purchases here are now completed homes or resales, and the checks reflect that.
- Ask for the occupancy certificate of the wing the apartment is in
- Match the phase, wing and RERA number on the Karnataka RERA portal
- For a resale, read the seller's sale deed, the khata and the latest property tax receipt
- Get an encumbrance certificate and check that any earlier home loan is closed
- Confirm the carpet area, the car parks and the monthly maintenance charge in writing
- For a Phase 2 home, read the possession date and the delay clause in the agreement
Stamp duty in Karnataka is 5% above Rs. 45 Lakhs, which comes to 5.6% with cess and surcharge, and registration is 2%. Our EMI calculator shows the monthly payment and the upfront cash for a chosen price. We will share current availability and the latest price list on request.
