Birla Estates is a real estate company under the Aditya Birla Group, active across residential and commercial segments in Bangalore, Mumbai, and the Gurugram NCR area. The company traces its roots to Century Textiles & Industries Limited, which has a legacy of over 125 years, and formally entered real estate with the Birla Estates brand in 2016. In the nine years since, its Bangalore portfolio has grown to span both ends of the city — Birla Trimaya on 52 acres near Devanahalli in the north, Birla Tisya on Magadi Road in the west, and Birla Alokya, a completed villament enclave in Whitefield. Yet the developer's single largest concentration of active projects sits in East Bangalore's Kodathi village, off Sarjapur Road — and it is there that Birla Advaya now takes shape.
Birla Advaya is an upcoming apartment township by Birla Estates, located on Sarjapur Road in East Bangalore, with a total land extent of 30 acres and 75% of the area reserved as open green space. The project spans 30 acres and comprises 7 towers, delivering 1,700 units of 1, 2, 3, and 4 BHK apartments across 2B+G+35 floors. Home sizes run from 405 sq ft to 1,690 sq ft, making the project one of the widest-ranging township offerings in this part of Bangalore in terms of unit mix.
The project address is off Sarjapur Road in Kodathi, Varthur Hobli, Bengaluru East, Karnataka 560035. The site sits approximately 1 km from NH 44 and the Outer Ring Road. RMZ Ecoworld, one of East Bangalore's major technology campuses, is 6 km away. Hope Farm Metro Station is approximately 20 minutes from the project.
In keeping with Birla Estates' approach to sustainable development, Birla Advaya incorporates eco-friendly features including rainwater harvesting systems, solar-powered lighting in common areas, waste segregation units, and energy-efficient fixtures. Large green areas and low-density planning are designed to minimize environmental impact.
| Parameter | Detail |
|---|---|
| Land area | 30 acres |
| Towers | 7 high-rise towers (2B+G+35 floors) |
| Total units | 1,700 apartments |
| Configurations | 1, 2, 3, and 4 BHK |
| Unit size range | 405 sq ft – 1,690 sq ft |
| Open/green area | 75% of total land |
| Location | Kodathi, Varthur Hobli, Bengaluru East 560035 |
| Starting price | ₹77 lakhs onwards |
Birla Advaya is not the developer's only active commitment in this micro-market. Birla Evara, another Birla Estates township, is also located in Kodathi off Sarjapur Road. It is set on 25 acres and includes 13 high-rise towers with 1,594 apartments available as 1, 2, 3, 3.5, and 4 BHK units. The fact that two large-scale township projects from the same developer occupy adjacent land parcels in Kodathi is a meaningful signal: Birla Estates has recorded an annual growth of 77% from FY2020 to FY2025, and the Sarjapur Road corridor is central to that expansion. The developer's Bangalore portfolio also extends to Birla Ojasvi, a mixed-use development in Rajarajeshwari Nagar spread over 10 acres, featuring luxury apartments and row houses expected for completion by December 2028.
Birla Estates' choice to site two townships in Kodathi is grounded in the village's structural position within East Bangalore's employment geography. Sarjapur Road sits adjacent to major job centres including Wipro's headquarters, Embassy Tech Village, RMZ Ecoworld, and Global Tech Park. With Bangalore's IT workforce estimated at over 1.8 million professionals in 2025–26, demand for housing within commutable distance of these campuses is structural rather than cyclical.
For Kodathi specifically, road connectivity is multi-directional. The project has easy access to the Outer Ring Road, Hosur Road, and SH 35. Electronic City is 6 km away, the Outer Ring Road is 8 km from the project, and RGA Tech Park is 5 km distant. The proposed Hebbal–Sarjapur Elevated Expressway under the Strategic Road Development Programme will substantially reduce travel times, and the 17 km elevated corridor is expected to ease congestion at major chokepoints, increasing residential demand around Kodathi, Iblur, and the Agara junctions.
The Karnataka Cabinet approved Namma Metro Phase 3A on December 6, 2024, linking Sarjapur in southeastern Bengaluru with Hebbal in the north. The line will feature 28 stations with both elevated and underground sections, providing links through areas including Koramangala, KR Circle, and Hebbal. Stations along the alignment include Kodathi Gate, Carmelaram, Kaikondrahalli, and Bellandur Gate — all within close range of Birla Advaya's Kodathi address.
The Kaikondrahalli station, with localities within 1–2 km including Haralur Road and Kodathi, will bring mid-corridor metro access with strong proximity to Bellandur's tech parks and the Agara Lake belt; rental demand is projected to surge as professionals seek walkable metro access. Union Cabinet approval for the line is anticipated by end-2026, with phased commissioning estimated between 2030 and 2033. Buyers entering Birla Advaya now are positioned ahead of the pricing inflection that has historically accompanied metro approvals in Bangalore.
Over the last three years, property prices on Sarjapur Road have risen by 63%, climbing from ₹6,050 per sq ft in 2021 to ₹9,850 per sq ft by the end of 2024, according to Anarock data. Through 2025 and into early 2026, prices have continued to climb, now firmly above ₹12,000 per sq ft for gated community launches in the corridor. Rental values have also risen sharply — 2 BHK rents are up nearly 75% since 2021, with gross yields of 3.5%–4.5%, above the city average.
Compared with Whitefield, where rates range from ₹8,000–₹14,000 per sq ft, or the Outer Ring Road belt at ₹9,000–₹15,000, Sarjapur Road remains slightly more affordable at ₹6,000–₹12,000 per sq ft, while offering greener enclaves. Appreciation rates of 8–12% annually are expected over the next five years, driven by infrastructure developments and continued migration of IT talent into the corridor.
A township at this scale succeeds or fails on the daily-life infrastructure around it. Kodathi's position along Sarjapur Road gives residents access to an established social layer. Schools including TISB, Inventure Academy, and Greenwood High are easily accessible from the corridor, while Manipal Hospital and Sakra World Hospital provide healthcare within reach. The International School Bangalore, Delhi Public School, Belenus Champion Hospital, DMart, and Market Square Mall are also part of the social fabric that makes Sarjapur Road a practical address for families. Schools closer to the Kodathi address include Sri Ram Public School, Holy Cross School, and New Oxford School.
With over 125 years of legacy through Century Textiles, Birla Estates has established itself as a brand in premium and higher mid-income residential housing since its real estate division was formed in 2016. Its completed Bangalore projects — including Birla Alokya, an elegant villament community on Soukya Road near Whitefield, spread across 7.9 acres with a mix of low-rise villaments and private gardens — demonstrate a consistent design approach that prioritises open space ratios and low ground coverage. That same philosophy is visible in Birla Advaya's 75% open-area allocation across its 30-acre Kodathi site. The company's stated long-term goal is to rank among the top five real estate companies in India, and the Sarjapur Road corridor is a central plank of that ambition.
