Buying a Ready Flat at L&T Raintree Boulevard Olivia, Hebbal (October 2026)
Anyone shopping for a ready apartment off the airport road in Hebbal should look at L&T Raintree Boulevard Olivia, a finished community from L&T Realty in Byatarayanapura. Ten towers hold the 566 homes, filed as the sixth and seventh clusters of Raintree Boulevard, and an occupancy certificate arrived in December 2024. Here are the key details, the neighbourhood, and the steps to take when purchasing a resale flat.
RERA Status and Progress
Olivia is registered with the state authority in two parts: PRM/KA/RERA/1251/309/PR/211011/004360 covers Cluster 6, while PRM/KA/RERA/1251/309/PR/211011/004361 covers Cluster 7. Each filing carries the name Olivia, and the state authority's online search lets a buyer confirm both.
Building is over. Site work commenced in October 2021 (the 1st), and the occupancy certificates for both clusters came through on 30 December 2024, before the March 2026 completion date on record. An older part of the township, LTCEL Raintree Boulevard CL5, was certified in January 2024 (the 8th).
Those earlier clusters are lived in, so visiting them shows how the campus is looked after. L&T Realty keeps building on the remaining acreage, which means work will go on close by.
Towers and Clusters
Cluster 6 comprises Towers 28 to 33, six in all, with 326 homes spread over 16,081 sq m (near 3.97 acres). Cluster 7 holds 240 homes in Towers 26, 27, 34 and 35 over 13,822 sq m (close to 3.42 acres). The registration date for both is 11 October 2021.
Fourteen floors stand above two basements in every tower, and a floor has three or four flats. The promoter is the Larsen & Toubro subsidiary, L&T Realty Developers Limited. The builder has sold out, so only resale is possible now.
Sizes of the Flats
Three plan families called Superia, Luxuria and Regalia are offered, and the figures run (super built-up, then carpet):
- Superia 3 BHK: 1,355 sq ft and about 934 sq ft
- Luxuria 3 BHK: 1,655 sq ft and about 1,134 sq ft
- Regalia 3 BHK: 1,935 sq ft super built-up, about 1,340 sq ft carpet
- Luxuria 4 BHK: 2,500 sq ft and about 1,718 sq ft
- Regalia 4 BHK: 2,765 sq ft and about 1,810 up to 1,850 sq ft
Carpet space amounts to 65% to 69% of super built-up space in these plans. When setting Olivia beside other projects, look at carpet area, as loading varies by builder. The sale deed lists the precise carpet figure for the flat in question.
Cluster 7 holds the larger homes: four bedrooms in 118 of its 240, with Luxuria and Regalia making up the smaller ones. The first cluster has Superia (56 flats), Luxuria (118), a majority of the three-bedroom Regalia and 56 four-bedroom flats.
Space, Parking and Facilities
Towers of 14 floors are fairly low for a highway-facing project. Every Cluster 7 tower has 60 flats, with four to a floor. Towers cover only 3,773 sq m out of the cluster's 13,822 sq m, which keeps around 73% open.
Cars go to the basements, and the Cluster 7 filing shows 386 bays for 240 homes. The count differs by flat, so the letter of allotment gives the real number. Residents also share a gymnasium, sports courts, a clubhouse and a swimming pool.
Where It Is
Land records place the site in Byatarayanapura Village (survey numbers 88/1 to 104/4), under Yelahanka Hobli and Bengaluru North Taluk (560092). Its frontage is Bellary Road, which is also the NH to Kempegowda International Airport. Minutes to the south you reach the Hebbal flyover, then the Outer Ring Road.
The 65-acre township mixes offices, shops and homes. A mall, Phoenix Mall of Asia, abuts the residential clusters, so shopping, cinemas and restaurants are a walk away. Northwards, past GKVK Road, the agricultural university campus forms a big green belt.
Construction of Namma Metro's Blue Line is going on along Bellary Road, for a route that joins KR Puram, Hebbal and the airport. Once stations open, rail will serve the airport and workplaces on the ring road. Today only the road works, and the Hebbal junction crawls towards the centre at peak times.
Is It for You
Families wanting a completed home with three or four bedrooms on the airport side, in towers where few households share a floor, fit best. Employees in Hebbal, at Manyata Tech Park or along the northern ring road benefit most, and so do frequent flyers.
Two-bedroom flats are almost absent, since plans start at three bedrooms. Anyone wanting staged payments during construction can turn to L&T Elara Celestia, a later launch on this campus. A resale needs the bulk of the funds on registration day, loan apart.
What It Will Cost
Owners set prices on the resale market, so there is no builder price list. Asking rates vary with layout, tower, floor, view and how the flat has been fitted out. Compare present listings before settling on a budget.
Besides the agreed price, expect:
- Registration fee of 2%
- Stamp duty of 5%, which turns into 5.6% when cess and surcharge are added
- Any maintenance advance the seller paid, to be reimbursed
- Transfer charges, collected by the owners' association or the developer
- TDS at 1% when a resident seller receives Rs. 50 Lakhs and above
Try the EMI calculator for the monthly payment on a loan. Registration and duty are paid out of the buyer's own savings, so budget for them at the start.
Due Diligence for a Resale
Vetting the seller matters as much as inspecting the building. Complete these steps before handing over any token:
- Read the seller's own purchase deed and match it to the cluster, tower and flat number.
- Request the OC issued on 30 December 2024.
- Obtain an encumbrance certificate running from the seller's purchase date to now.
- If a loan is outstanding, get its balance on paper along with how the bank releases the documents.
- Look at the khata and the most recent tax receipt for the seller.
- Check which car parks go with the flat and visit them below ground.
- Get the monthly maintenance figure from the association, plus a no-dues letter.
- Walk through the flat looking for damp, cracks and worn fittings.
On a purchase this large, a title opinion from a lawyer is money well spent. A bank's legal check exists mainly for its own protection.
