Birla Trimaya Phase-4 Devanahalli: 1 to 4 BHK Homes

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Key takeaways

Birla Trimaya Phase-4 Devanahalli, also searched as Birla Trimaya Phase 4, has 548 homes in seven towers of 14 floors, sold by Birla Estates as The Bay, 8.2 km by road from Kempegowda International Airport Terminal 1.
Karnataka RERA lists 1, 2, 3 and 4 BHK homes with carpet areas from 445.03 to 2,332.69 sq ft.
Birla Estates shows "₹90 lakh onwards" on its website with no flat size, and the BestProp estimate on 18 October 2026 is about ₹13,000 to ₹15,500 per sq ft of saleable area, roughly ₹1.20 crore to ₹4.52 crore for a 2, 3 or 4 BHK; confidence is medium and the real quote will differ.
RERA possession is 15 December 2031, while Houssed shows 30 June 2029, so confirm the date in the agreement.

Project at a glance

City

Bengaluru

Project type

Residential/Group Housing

Project Status

New project launch in our recordHoussed lists it as Pre Launch (checked 18 October 2026)

Project approved by

BIAPPA - Bangalore Airport Area Planning Authority (plan BIAAPA/TP/CC/428/2025-26/2851)

Total Land Area

About 3.07 lakh sq ft (7.05 acres) in our approved figures for this phaseBirla Estates and Houssed give 52 acres for the whole township

Address

Shettigere area, Devanahalli, Bengaluru Rural

Floors

14 floors

No of Towers/Blocks

7 towers (Tower-1, 2, 3, 4, 5A, 5B and 6)

Nearest landmark

Devanahalli, Bengaluru Rural

Expected Launch Date

20 November 2026 (project start date in the RERA record)

Developer Track Record

Four Karnataka RERA registrations under Birla Arnaa LLP (Phase 1 to Phase 4), none with a recorded extension or listed complaint, none due before 31 October 2028 (our RERA data, checked 28 August 2026)

Possession Date

15 December 2031

Amenities

Electricity, Club House, Outdoor Sports facility, Indoor Sports facility, Swimming Pool, Gym, Power Backup, Water and Sanitation

Quick Overview

BIRLA TRIMAYA PHASE-4 is the fourth registered phase of the Birla Trimaya township at Devanahalli, promoted by Birla Arnaa LLP. It has 548 homes in seven towers of 14 floors over two basements.

Birla Estates calls this phase The Bay and shows a man-made water body of 2.5 acres at the centre of the township.

About

Birla Arnaa LLP is the promoter on the RERA record. Birla Estates markets the township and says it is developed jointly by Birla Estates Private Limited and MSR Realty (builder website, checked 18 October 2026).

The Birla Estates site names the township's stages The Hill, The Park and The Bay, and puts Phase 3 under The Park and Phase 4 under The Bay.

Our Karnataka RERA data lists four registrations under Birla Arnaa LLP, all in Devanahalli: Phase 1 (registered 30 August 2023, due 31 October 2028), Phase 2 (4 September 2024, due 20 June 2029), Phase 3 (30 January 2025, due 31 August 2030) and this one (29 January 2026, due 15 December 2031).

None has a recorded extension or a listed complaint, and every completion date is still ahead, as of our data on 28 August 2026.

The BIRLA TRIMAYA PHASE-4 RERA number is PRM/KA/RERA/1250/303/PR/290126/008436. RERA registered the project on 29 January 2026, and BIAPPA approved the plan under BIAAPA/TP/CC/428/2025-26/2851.

The filing names ICICI Bank for the project account and gives the water source as the local authority. It puts the total project cost at ₹640.76 crore, of which land is ₹43.74 crore.

The name appears three ways. RERA and our record say BIRLA TRIMAYA PHASE-4, searchers type Birla Trimaya Phase 4, and the builder writes Phase 4 - The Bay. They are one project.

Houssed lists 547 units and Birla Estates lists 548 residences; the RERA tower rows add to 548.

It suits someone who wants a large township near the airport and can wait for a December 2031 handover. The nearby projects listed under Location all have earlier RERA dates.

Master Plan

Master plan image unavailable

Source evidence
Master plan element	Recorded detail	Spatial reading
Total land area	About 3.07 lakh sq ft (7.05 acres) for this phase; 52 acres for the township	Confirm the parcel in the agreement
Towers	7 towers: 104, 74, 59, 103, 59, 74 and 75 homes	The largest tower has 19% of the homes
Floors	14 floors above 2 basements in every tower	Same height across the phase
Planning approval	BIAPPA plan BIAAPA/TP/CC/428/2025-26/2851	Ask for the sanctioned drawing
Water body	A man-made water body of 2.5 acres at the township centre (builder website)	Not shown in the RERA filing; confirm which phase fronts it

Master Plan Summary

The land is about 3.07 lakh sq ft (7.05 acres) in our approved figures, which works out to about 78 homes per acre. The township as a whole is 52 acres on the Birla Estates site, with 73% open space and landscaped amenities.

The 7.05 acres is the Phase 4 parcel, so ask which area the agreement uses when it states open space.

More master plan detail

The rows are Tower-1, 2, 3, 4, 5A, 5B and 6. Tower-1 (104 homes) and Tower-4 (103) are the largest, and Tower-3 and Tower-5A (59 each) are the smallest. The towers differ in size, so ask for the tower-wise plan before choosing a home.

The filing lists the basement at 343,160 sq ft, staircases at 25,131 sq ft and corridors and lobbies at 82,914 sq ft. Parking is filed two ways: the tower rows list 548 spaces, one per home, while the plan section lists 0 open and 0 covered.

Get the allotted slot and its level written into the agreement.

Before you book — verify from the approved plan

Land AreaAbout 3.07 lakh sq ft (7.05 acres) for this phase in our approved figures; 52 acres for the township per Birla Estates
Tower Details7 towers; 14 floors above 2 basements; 548 units
Open Space73% for the township per the builder; verify the Phase 4 share on the sanctioned plan
Landscape FeaturesThe RERA amenity schedule marks parks as "No", while the builder shows landscaped greens and a 2.5 acre water body
Sustainability FeaturesRainwater harvesting, sewage treatment plant, renewable energy and energy management are listed in the RERA filing
Infrastructure HighlightsLocal authority water supply, storm-water drains, street lighting, fire protection, a transformer and substation and internal roads and footpaths are listed in the RERA filing
Parking StrategyTwo basements; 548 spaces in the tower rows, 0 open and 0 covered in the plan section
Buyer CheckAsk for the BIAPPA sanctioned plan BIAAPA/TP/CC/428/2025-26/2851 and the tower-wise floor plan

Floor Plans

1B+1T

Area

445.03 sq ft carpet area

Notes: 58 homes. About 41 sq ft of balcony. Builder website shows 1 BHK at 485 to 489 sq ft.

4B+4T+PWD+STUDY+MAID

Area

2,332.69 sq ft carpet area

Notes: 14 homes. About 218 sq ft of balcony. Builder website shows 4 BHK at 2,551 sq ft.

Location

Location Preview

BIRLA TRIMAYA PHASE-4

Devanahalli, Bengaluru

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Location Snapshot

BIRLA TRIMAYA PHASE-4

Devanahalli, Bengaluru

BIRLA TRIMAYA PHASE-4 is at Akalenahalli-Mallenahalli village near Shettigere, Devanahalli, off the Shettigere Main Road. The Birla Estates site says the township is before KIAL on that road.

Houssed gives the address as near Dodjala Station, BK Halli Road, and says the airport is 6.5 km away; OpenStreetMap routing from the approved pin gives 8.2 km to Terminal 1, though the straight-line distance is only 4.5 km.

More location detail

You can open the location on Google Maps.

Road distances from the site, from OpenStreetMap routing checked on 18 October 2026:

Amenities

The RERA filing gives areas for eight facilities and marks six others "No".

Club house (21,493 sq ft)
outdoor sports area (38,266 sq ft)
indoor sports area (6,857 sq ft)
swimming pool (5,274 sq ft) and gym (2,045 sq ft) in the RERA amenity schedule
Club house
Lifestyle
Buyer Value: 21,493 sq ft
Verify Before Booking: Rooms inside it and the monthly charge
Outdoor sports facility
Sports
Buyer Value: 38,266 sq ft
Verify Before Booking: Which games, and lighting hours
Indoor sports facility
Sports
Buyer Value: 6,857 sq ft
Verify Before Booking: Game mix and booking rules
Swimming pool
Fitness
Buyer Value: 5,274 sq ft
Verify Before Booking: Depth profile, lifeguard cover and timings
Gym
Fitness
Buyer Value: 2,045 sq ft
Verify Before Booking: Equipment list and whether it serves all towers
Power backup
Utilities
Buyer Value: 2,583 sq ft
Verify Before Booking: Whether backup covers the whole home
Water and sanitation
Utilities
Buyer Value: 12,529 sq ft
Verify Before Booking: Whether local-authority supply, the source the filing names, covers 548 homes
Electricity
Utilities
Buyer Value: 2,765 sq ft
Verify Before Booking: Sanctioned load per home

Pricing

Cost Sheet

Birla Estates shows "Price From ₹90 Lakhs*" on its Birla Trimaya Devanahalli page, with "T&C Apply" and no flat size (checked 18 October 2026).

Homznspace puts about ₹90 lakh on the 1 BHK, which the builder lists at 485 to 489 sq ft; that would be about ₹18,400 to ₹18,600 per sq ft of the builder's stated area. The builder page shows no cost sheet, rate per sq ft or payment plan.

Price by configuration
Cost Component	Amount / Basis	Notes
Builder website price	₹90 lakh onwards	Birla Estates, checked 18 October 2026"T&C apply", no flat size stated
BestProp estimate per sq ft (not a builder rate)	18 October 2026: about ₹13,000 to ₹15,500 per sq ft of saleable area	Not a builder ratesaleable area taken as carpet area times 1.25
Total price by home	₹1.20 crore to ₹4.52 crore	BestProp estimate across 2, 3 and 4 BHK, before taxes and charges
Portal prices	₹1.3 to ₹4.22 crore (Houssed)	Checked 18 October 2026portal figures, not builder quotes
Registered project cost	₹640.76 crore (land ₹43.74 crore)	From the RERA filingabout ₹13,700 per sq ft of carpet area
GST, stamp duty, registration, maintenance and project-specific add-ons	See current cost sheet	The builder has not published an itemised schedule

More pricing guidance

The BestProp estimate on 18 October 2026 is about ₹13,000 to ₹15,500 per sq ft of saleable area, taking saleable area as RERA carpet times 1.25 because the builder has not published it. That is the midpoint ₹14,250 plus or minus ₹1,250 (8.8%).

The band is rounded from the portal-implied rates below and sits above the lowest 4 BHK rate. It gives about ₹1.20 to ₹1.43 crore for a 2B+2T, ₹1.60 to ₹1.91 crore for a 3B+3T and ₹3.79 to ₹4.52 crore for the 4B+4T+PWD+STUDY+MAID. Confidence is medium.

Dividing the portal prices by RERA carpet times 1.25 (matching the ₹1.97 crore 3 BHK to the 3B+3T+STUDY) gives ₹14,120 to ₹15,178 per sq ft for the 2 and 3 BHK and ₹12,346 to ₹14,541 for the 4 BHK, so the Houssed 4 BHK price of ₹3.6 crore falls below the band.

The ₹90 lakh on the builder's site works out to about ₹16,200 per saleable sq ft for a 1 BHK on the same basis, above the band, so the 1 BHK is not priced from it. The real quote will differ, and it moves with floor, tower and view.

Portals show these prices, checked 18 October 2026:

- Houssed: 2 BHK at ₹1.3 crore (789 sq ft) and ₹1.34 crore (813 sq ft); 3 BHK at ₹1.87 crore (1,127 sq ft) and ₹1.97 crore (1,193 sq ft); 4 BHK duplex at ₹3.6 crore (2,170 sq ft), ₹3.8 crore (2,291 sq ft) and ₹4.22 crore (2,549 sq ft).

On the areas Houssed lists, that is ₹16,477 to ₹16,593 per sq ft.

- Homznspace, from its search listing: 1 BHK about ₹90 lakh, 2 BHK ₹1.34 crore, 3 BHK ₹1.75 crore and 4 BHK duplex ₹4.24 crore, with parking, clubhouse, maintenance and utility charges said to be included and GST, registration and stamp duty extra.

The RERA filing puts the total project cost at ₹640.76 crore. Spread over the 4.69 lakh sq ft of total carpet area, that is about ₹13,700 per sq ft of carpet area in cost. It is a cost figure.

We found no payment plan on the Birla Estates page. Ask for the milestone schedule in writing, and for the amounts of GST, stamp duty, registration, maintenance deposit, parking and any clubhouse or utility charges.

Pros & Cons

Pros and watchouts

Strengths5

Tower-wise homes, floors and parking are filed with RERA
Six home types from 445.03 to 2,332.69 sq ft carpet area, including 1 BHK, which the earlier phase lacks
No recorded extension or listed complaint on the four Birla Arnaa LLP registrations in our data
The RERA schedule gives areas for a club house, sports areas, pool and gym
The site is about 4.5 km in a straight line from Terminal 1

Watch-outs5

RERA possession is 15 December 2031, more than five years away
3 BHK and 2 BHK are 87% of the homes, so choice at the 1 BHK and 4 BHK ends is narrow
All four Trimaya phases have completion dates still ahead (our data of 28 August 2026)
The schedule marks parks, CCTV and a community hall "No", though the builder advertises more
By road it is 8.2 km, and the planned Airport City metro station is 9.5 km by road and not open

FAQ

What is the Birla Trimaya Phase-4 price?

Birla Estates shows ₹90 lakh onwards on its website with no flat size. BestProp estimates about ₹13,000 to ₹15,500 per sq ft of saleable area on 18 October 2026, or roughly ₹1.20 crore to ₹4.52 crore for a 2, 3 or 4 BHK, at medium confidence. Houssed shows ₹1.3 to ₹4.22 crore.

What is the Birla Trimaya Phase-4 possession date?

15 December 2031, per Karnataka RERA. Houssed shows 30 June 2029. The RERA schedule runs the framed structure to 1 June 2030, so a June 2029 handover is hard to reconcile with the filing.

What is the Birla Trimaya Phase-4 launch date?

20 November 2026 in our record, which is the project start date, and the RERA schedule starts earthwork that day. RERA registered the project on 29 January 2026, Houssed shows 1 March 2026, and a report of 15 April 2026 says bookings had reached about ₹650 crore.

What is the Birla Trimaya Phase-4 RERA number?

PRM/KA/RERA/1250/303/PR/290126/008436, registered on 29 January 2026 for Birla Arnaa LLP. The status is Approved.

Where is Birla Trimaya Phase-4 Devanahalli located?

At Akalenahalli-Mallenahalli village near Shettigere, Devanahalli, Bengaluru Rural, 8.2 km by road from Kempegowda International Airport Terminal 1. Houssed describes it as near Dodjala Station on BK Halli Road.

What are the Birla Trimaya Phase-4 floor plans and flat sizes?

RERA lists 1 BHK at 445.03 sq ft, 2 BHK at 736.55 sq ft, 3 BHK from 985.62 to 1,350.87 sq ft and 4 BHK at 2,332.69 sq ft, all carpet area. The builder quotes larger sizes that appear to include the balcony. Ask for the plan of the exact home.

Is there a Birla Trimaya Phase-4 payment plan?

We found none on the Birla Estates page (checked 18 October 2026). Ask for the construction-linked schedule in writing before you pay a booking amount.

Are there Birla Trimaya Phase-4 reviews?

BestProp does not publish star ratings or resident reviews, and possession is due in December 2031. The record shows a filed construction schedule and no recorded extension or listed complaint on the builder's four registrations (our data of 28 August 2026).

How is Phase-4 different from Birla Trimaya Phase-3?

Phase-4 has 548 homes including 1 BHK and RERA possession on 15 December 2031. Phase-3 has 463 homes from 2 BHK and RERA possession on 31 August 2030. The two sites are 0.2 km apart.

Is there a metro station near Birla Trimaya Phase-4?

The Blue Line is not open. Airport City is 2.3 km away in a straight line and 9.5 km by road, and Wikipedia lists the Blue Line as under construction, with opening dates that do not agree.

Who is the builder of Birla Trimaya Phase-4?

Birla Arnaa LLP is the promoter on the RERA record, and Birla Estates markets the township, which it says is developed jointly with MSR Realty. Our RERA data shows four registrations under Birla Arnaa LLP with no extensions and no listed complaints (28 August 2026).

Does Birla Trimaya Phase-4 have a water body?

The builder website shows a man-made water body of 2.5 acres at the township centre. The RERA amenity schedule has no water body item, so ask for its position, depth and fencing on the sanctioned plan.

Trust and disclosure

AI-assisted research/drafting. See the Editorial Policy.

Editorial owner: BestProp editorial team
Published: 13 Sept 2026
Updated: 20 Oct 2026
Purpose: Buyer research and due-diligence support

Source basis

Uploaded project data

Fact verification: 20 Oct 2026

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Birla Trimaya Phase-4 Devanahalli: 1 to 4 BHK Homes

Key takeaways

Project at a glance

Quick Overview

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