Birla Estates did not arrive on Sarjapur Road tentatively. The company, the real estate arm of the Aditya Birla Group housed under Century Textiles and Industries, purchased a 28.6-acre prime land parcel on Sarjapur Road in Bengaluru — a transaction that immediately signalled an intent to build at meaningful scale in southeast Bangalore's most active residential corridor. The planned residential development on that acquired land is anticipated to generate approximately ₹3,000 crore in revenue.
With over 125 years of legacy, the Aditya Birla Group entered real estate in 2016 through Aditya Birla Real Estate Limited, the holding company of Birla Estates Private Limited, and in a short span of time Birla Estates established itself as a brand of choice in the real estate industry. Aditya Birla Real Estate reported booking value of ₹8,000 crore for FY 2025, driven primarily by its projects in Gurugram and Bengaluru. With annual growth of 77% from FY2020 to FY2025, Birla has become one of the fastest-growing real estate developer companies in India.
Since its founding in 2016, the company has provided homes to over 3,100 families and developed nearly 30 million square feet of space, with an additional 9.3 million square feet currently under construction. The company is headquartered in Mumbai and currently has regional offices in NCR, Bengaluru, and Pune, and also has a well-established commercial portfolio with two grade-A commercial buildings located in Worli, Mumbai, with around 6 lakh square feet of leasable area.
Sarjapur Road is not Birla Estates' first address in Bengaluru — it is their most recent and largest one. The developer built its Bengaluru footprint methodically, city quadrant by city quadrant. Birla Tisya in Rajajinagar, Birla Alokya in Whitefield, and Birla Trimaya in Devanahalli represent the three foundational residential projects in the city. Birla Estates sold out Phase 1 of Birla Trimaya within 36 hours of its launch; the project sits on a 52-acre land parcel in North Bengaluru. Phase 2 of Birla Trimaya — The Park — was 95% sold within 24 hours of launch, with an approximate booking value of ₹600 crore.
Before the Sarjapur Road acquisition, Birla Estates had also acquired a 10-acre land parcel at Raja Rajeshwari Nagar in South Bengaluru. The acquisition of 28.6 acres on Sarjapur Road therefore represents the company's largest single site in the city — and their first major move into East Bangalore's IT-residential belt.
Birla Evara is an ultra-luxury residential township by Birla Estates, located at Kodathi, off Sarjapur Road in East Bangalore, spanning approximately 27 acres and featuring 1,600 premium 1, 2, 3, and 4 BHK apartments across 13 elegant towers soaring up to 27 floors.
Birla Evara features Vastu-compliant 1, 2, 3, and 4 BHK apartments ranging from 677 sq ft to 2,500 sq ft, and is designed by the architectural firm Broadway Malyan. The project covers 25 acres, with more than 21 acres dedicated to open space and greenery. Birla Sarjapur's RERA number is PR/060225/007487. The project received approvals on 6 February 2025, with construction commencing 25 May 2025.
Birla Evara in East Bangalore spans 25 acres and has 1,594 homes in 13 towers; prices start at ₹77 lakhs; the project is RERA approved and features 80% open space, a marble temple, and design by Broadway Malyan.
The unit mix — spanning 677 sq ft compact apartments through to 2,500 sq ft four-bedroom residences — is designed to serve the full range of Sarjapur Road's demand profile: the single IT professional on a first buy, the growing family upgrading from a smaller flat, and the senior professional looking for a larger footprint with a long-term view.
The most significant development tied to Birla Estates' Sarjapur Road position is a cross-border institutional partnership. Birla Estates, a subsidiary of Aditya Birla Real Estate Ltd, has partnered with Mitsubishi Estate Co Ltd (MEC) to develop a residential project in Bengaluru, with the collaboration involving a ₹560 crore investment through a special purpose vehicle.
This venture marks MEC's first foray into India's residential real estate market. Under the partnership, Birla Estates and MJR Investment Pte Ltd (MIPL), an affiliate of MEC, share a 51:49 economic interest in the SPV. This SPV is tasked with developing a premium residential project covering 40 lakh square feet of built-up area. The new project is located in southeast Bengaluru.
Mitsubishi Estate is among Japan's largest listed real estate developers, with a portfolio spanning commercial towers in Tokyo's Marunouchi district to residential developments across Asia. Its decision to make India's residential sector debut in Bengaluru — and specifically on Sarjapur Road through Birla Estates — is a data point that extends well beyond one project. It reflects institutional confidence in both the developer's execution track record and the micro-market's structural demand.
Sarjapur Road stretches from the Outer Ring Road junction near Marathahalli down to Sarjapur town and sits at the intersection of three major IT employment zones, making it a natural magnet for homebuyers and investors. Sarjapur Road is positioned near major job centres including Wipro HQ, Embassy Tech Village, RMZ EcoWorld, and Global Tech Park.
The corridor saw property prices surge from ₹6,050 per sq ft in 2021 to ₹10,193 by end-2024 — a 73.5% rise in three years, corroborated by Anarock research data. 2025 and early 2026 have continued the climb, now firmly above ₹12,000 per sq ft. Rentals are also soaring — 2BHK rents are up nearly 75% since 2021, with gross yields of 3.5%–4.5%, above the city average.
The infrastructure pipeline further underpins Birla's timing. The 37-km Sarjapur–Hebbal metro corridor, with 28 stations through Agara, Koramangala, and Central Bangalore, was approved by Karnataka's Cabinet in December 2024. The corridor will pass through Carmelaram, Agara, Koramangala 2nd Block, Dairy Circle, Central College, and Armane Nagar, with interchange stations at Agara and Ibbalur on the Blue Line. Construction is expected to begin in 2027 and complete by approximately 2033.
The Hebbal to Sarjapur Elevated Expressway under the Strategic Road Development Programme will substantially reduce travel times between north tech parks and Sarjapur, with the 17 km elevated corridor easing congestion at major chokepoints including Kodathi, Iblur, and the Agara junctions — precisely where Birla Evara's address sits.
Sarjapur Road now has Greenwood High School, Inventure Academy, Narayana Hrudayalaya, Columbia Asia Hospital, and multiple Grade-A malls — the social infrastructure that families need before committing to an address for 10 or more years. Additional institutions within reach include The International School Bangalore, Delhi Public School, Manipal Hospital, Belenus Champion Hospital, DMart, and Market Square Mall.
The location offers close access to major IT parks including ITPL, RMZ Ecoworld, Global Technology Park, and Pritech Park SEZ. Kempegowda International Airport is accessible via Bellary Road, NH 44, SH 35, and the ORR, at a distance of approximately 52 km.
Every Birla Estates project is designed around the LifeDesigned concept, a philosophy that prioritises how people live, feel, and interact within their homes — going beyond building houses to creating a better everyday life for residents. Under this approach, each home targets IGBC or LEED certification, incorporates rainwater harvesting, and follows Vastu principles. The brand has received the Golden Peacock Award 2025 and a 5-star GRESB rating.
At Birla Evara specifically, the appointment of Broadway Malyan as architect — a practice with offices across the UK, Europe, and Asia — signals an ambition in design language that is consistent with the Mitsubishi Estate partnership's institutional expectations. The combination of over 80% open space on a 25-acre site and a RERA-registered project with construction already underway from May 2025 gives buyers a verified timeline to work with.
| Project | Location | Land Area | Unit Types | Towers / Floors | RERA |
|---|---|---|---|---|---|
| Birla Evara | Kodathi, off Sarjapur Road, East Bangalore | ~27 acres | 1, 2, 3, 4 BHK (677–2,500 sq ft) | 13 towers, up to 27 floors | PR/060225/007487 |
| Birla Estates × Mitsubishi Estate JV | Southeast Bengaluru (Sarjapur Road corridor) | 40 lakh sq ft built-up | Premium residential | Details awaited | Pre-launch |
