Embassy Developments Bengaluru Residential Projects — 2 BHK, 3 BHK, 3.5 BHK, 4 BHK — Devanahalli — Bangalore

Photo by rakesh guru via Google Places

Embassy Developments Bengaluru Residential Projects

Rahul Reddy
Senior Property Analyst (Freelancer) · 8 years experience
Developer
Embassy Group
City
Bangalore
Locality
Devanahalli
Price
₹1.27 Cr - ₹3.05 Cr
Configurations
2 BHK, 3 BHK, 3.5 BHK, 4 BHK
Possession
December 2031
Status
New Launch
Embassy Springs plots ready · Embassy Verde Phase I sold-out · Greenshore & Verde Phase II RERA approved · 4 more launches in FY26
RERA
PRM/KA/RERA/1250/303/PR/201125/008265
Project Scorecard by RealtyPromoo
4.1 / 5
Location
★★★★★ 4.2
Construction Quality
★★★★★ 4.0
Amenities
★★★★★ 4.4
Value for Money
★★★⯨★ 3.8
Builder Reputation
★★★★★ 4.3

About Embassy Developments Bengaluru Residential Projects

Embassy Developments Limited is the flagship listed real-estate arm of the Embassy Group, the company that pioneered Bengaluru's commercial skyline with Embassy Manyata, TechVillage and Golf Links. The company was renamed as Embassy Developments Limited effective February 13, 2025 following its merger with Nam Estates. The Bengaluru residential portfolio now spans roughly a dozen ongoing and upcoming developments — anchored by the 288-acre Embassy Springs township in Devanahalli (with Embassy Verde, Embassy Edge, Embassy Greenshore and Embassy Paradiso plots inside it), the new Hebbal 10-acre development next to Embassy Lake Terraces, the 17.9-acre Whitefield JDA, plus invite-only villa communities. Embassy Developments will launch six new residential projects valued at ~₹10,300 crore in North Bengaluru in FY26 alone.

Key Highlights

  • Six new residential projects valued at ~₹10,300 crore in North Bengaluru, with two RERA-approved developments — Embassy Greenshore and Embassy Verde Phase II — within the Embassy Springs township
  • Embassy Springs is a 288-acre township offering 1,024 villa plots from 2,100 to 13,000 sq. ft., 32+ parks, a 5.5-acre lake, and Embassy Edge apartments
  • Embassy Greenshore offers 800 premium apartments across 8 high-rise towers, each with 18 floors (7 units per floor) — RERA: PRM/KA/RERA/1250/303/PR/201125/008265
  • A new 10-acre Hebbal development will comprise 600+ premium residences in 3 BHK (medium and large) and 4 BHK formats , adjacent to the sold-out Embassy Lake Terraces
  • 17.9-acre Whitefield JDA with GDV of ~₹1,600 Cr, ~1.6 msf saleable area and ~1,000 apartments in 2, 2.5 and 3 BHK configurations
  • Embassy Paradiso, the luxury plotted development within Embassy Springs, recorded a complete sell-out with pre-sales of approximately ₹204 crore
  • Residential projects are designed in accordance with IGBC Green Homes Gold or Platinum ratings
  • Embassy has grown to 85 msf across commercial, residential, hospitality, services, retail, and education sectors

Location Advantages

Embassy's residential focus is overwhelmingly North Bengaluru — Devanahalli, Hebbal, Yelahanka — with a strategic Whitefield foothold in the east. The Devanahalli cluster sits 4 km before the airport toll, with NH-44 frontage and the proposed Airport Metro (Phase 2B) due to land here. Connectivity is set to improve further with the upcoming Peripheral Ring Road (PRR), Satellite Town Ring Road (STRR), and the recently launched Metro Purple Line for the Whitefield project. Honest concerns: Devanahalli is still a developing micro-market — Sundays apart, the airport-bound Bellary Road sees serious peak-hour congestion, dust from ongoing road works is a daily reality, and social infrastructure (top schools, multi-specialty hospitals) is mostly inside private townships rather than the public catchment. The Hebbal corridor by contrast is fully built-out but suffers crawling traffic at the flyover during morning rush.

What's Nearby — Schools, Hospitals, Malls

CategoryNameDistanceDrive Time
School (IB)Stonehill International School6 km12 min
School (CBSE)Vibgyor High, Yelahanka12 km22 min
School (CBSE)Delhi Public School North14 km25 min
School (ICSE)Oxford English School9 km18 min
Hospital (Multi-specialty)Aster CMI, Hebbal22 km35 min
HospitalAkash Multi-Speciality Hospital5 km10 min
HospitalSparsh Hospital, Yelahanka15 km25 min
MallElements Mall, Thanisandra20 km32 min
Mall/RetailThe Galleria Mall, Yelahanka14 km22 min
AirportKempegowda International Airport 10 km 15 min
RestaurantsCafé Eden (in-township), Decathlon F&B zone0–5 km5–10 min

Amenities

Fitness & Sports: Fully-equipped gymnasium, dedicated yoga and meditation pavilion, badminton courts, basketball half-court, jogging tracks integrated into the township boulevard, table tennis and indoor games room. Water: Two swimming pools — a lap-style adult pool and a separate kids' pool — plus the iconic 5.5 acres of man-made lake running through Embassy Springs with lakefront viewing decks. Kids: Theme play area, sand pit, dedicated children's pool, and crèche zones. Social: Multipurpose hall, terrace café with skyline views, lounge, party hall, amphitheatre, and Café Eden inside the township. Security: 24/7 manned gated entry, CCTV across common areas, boom barriers, and a fire-safety system across all towers. The 288-acre township also includes a hospital, a school, 34 acres of retail, religious spaces, 45+ acres of greenery .

Price & Configuration

Indicative pricing across Embassy Developments' active Bengaluru residential portfolio (Embassy Greenshore + Verde + Springs Plots):

TypeCarpet Area (sq.ft.)Super Built-Up Area (sq.ft.)Price (₹)Price per Sq.ft.
2 BHK (Greenshore)~820 (est.)1,200 – 1,257₹1.27 – ₹1.45 Cr~₹10,500
3 BHK (Greenshore)~1,180 (est.)1,750 – 1,850₹1.85 – ₹2.05 Cr~₹10,500
3.5 BHK (Greenshore)~1,350 (est.)2,000₹2.10 Cr*~₹10,500
4 BHK Jodi (Greenshore)~1,720 (est.)2,200 – 2,600₹2.45 – ₹2.80 Cr~₹10,500
Embassy Verde 1/2/2.5/3 BHK—628 – 1,406₹57.1 L – ₹1.30 Cr~₹9,000–9,500
Embassy Springs Plot—2,100 – 13,000 (plot)₹1.92 Cr – ₹4.59 Cr+~₹9,000 (plot)

Embassy Greenshore is priced ₹1.27 Cr – ₹2.70 Cr + charges at ₹10,500 per sq. ft., with possession starting from January 2032 per the latest broker channel data, while developer/RERA documents indicate Possession Dec 2031 . Payment plan: Construction-Linked Plan (CLP) is the default across Embassy projects, with deviation possible on case basis. Subvention is currently not active on Greenshore.

⚠️ Price Disclaimer: Prices shown are indicative and based on RealtyPromoo research. Actual cost may vary based on floor rise, PLC (Preferential Location Charge), parking, GST, registration and developer-specific charges. Contact us for the latest verified cost sheet.

Construction Progress

Embassy Springs Plots: The status of the project is ready to move, since November 2022 — internal roads, lake, central spine and utility infrastructure delivered. Embassy Verde Phase I: Under construction, sold out at launch — superstructure work progressing across towers. Embassy Verde Phase II: RERA approved, foundation/excavation stage. Embassy Greenshore: RERA registered (PRM/KA/RERA/1250/303/PR/201125/008265), launched in November 2025, currently in piling/foundation stage with possession committed by Dec 2031. Hebbal 10-acre project: RERA filing pending, slated for FY26 launch. Embassy Paradiso plots: Sold out with ₹204 Cr pre-sales; infrastructure handover in progress.

Investment Analysis

  • Current price vs locality average: Greenshore at ~₹10,500/sqft sits 8–12% above the Devanahalli average of ~₹9,200–9,500/sqft, justified by township access and brand premium.
  • 2-3 year appreciation: Devanahalli plots have appreciated ~28–35% over FY22–FY25 driven by the Aerospace SEZ, KIADB park and metro announcement; expect 7–10% CAGR going forward.
  • Rental yield: 2 BHK in this micro-market currently rents at ₹22,000–28,000/month — gross yield of ~2.0–2.3%, below Whitefield's 3.0–3.5%. Rental demand will firm up only post-2027 as metro lands.
  • Resale demand: Strong for Embassy brand, but Devanahalli resale liquidity is currently moderate — exit timeline of 5–7 years recommended.
  • Competing projects: Prestige Park Grove (~₹11,500/sqft), Brigade El Dorado (~₹8,500/sqft), Sobha Karat (~₹10,800/sqft) and Total Environment Pursuit of a Radical Rhapsody.
  • FY26 momentum: Aditya Virwani: "With RERA approval for two of our projects, we have entered an exciting phase of growth and are confident of achieving our pre-sales target of approximately Rs 5,000 crore for FY26" — a positive signal for buyers banking on continued execution.

Pros and Cons

Pros:

  • Embassy Group's three-decade delivery record in Bengaluru, including the iconic sold-out Embassy Lake Terraces and the operational 288-acre Springs township.
  • Township advantage — schools, hospitals, retail, parks already inside the gates, particularly at Embassy Springs.
  • Listed entity (NSE: EMBDL / BSE: 532832) with public disclosures, IVR A- credit rating — far better corporate-governance visibility than most private developers.
  • Strong post-merger pipeline: eight new project launches in FY 2026 spanning 7.7 msf and a gross development value of ₹15,000 crores .
  • Lake-facing units at Greenshore and large 2,500 sq.ft. 4 BHK Jodi formats are genuinely rare in Bengaluru's premium segment.

Cons:

  • Long possession horizons — Greenshore Dec 2031, Hebbal not yet RERA-filed. Buyers committing capital today wait 5–6 years for keys.
  • Maintenance charges concern — monthly maintenance charges post registration is a recurring buyer concern at Embassy Springs, with uncertainty on how much per-sft maintenance can increase in coming years even when the plot is unoccupied .
  • Premium pricing — Embassy carries a 10–15% brand premium vs Brigade/Provident comparable inventory in the same micro-market.
  • Devanahalli infrastructure still maturing — metro is years away, public-side schools/hospitals are limited, and traffic on Bellary Road during airport-bound peaks is significant.
  • Corporate transition risk — the Indiabulls Real Estate → Equinox → Embassy Developments rebranding is recent (Feb 2025); buyers should track quarterly execution updates closely.

Who Should Buy This

Ideal for: NRIs and HNIs looking for branded North Bengaluru exposure with airport proximity. End-user families willing to wait 5–6 years for a low-density, township lifestyle. IT professionals at Manyata/Kirloskar/upcoming KIADB Aerospace Park who want a 30-minute commute. Long-horizon investors betting on the metro and STRR landing by 2028–30. Not ideal for: Buyers who need immediate possession or rental income from Day 1 — Devanahalli's rental market is still 2.0–2.3% gross yield. Also not suited for value-hunters comparing on pure ₹/sqft, since Embassy is priced at a brand premium.

FAQ — Frequently Asked Questions

Q: Is Embassy Developments Bengaluru Residential Projects RERA registered?

A: Yes — Embassy Greenshore carries RERA PRM/KA/RERA/1250/303/PR/201125/008265 and Embassy Springs carries PRM/KA/RERA/1250/303/PR/171016/000633, both verifiable on the Karnataka RERA portal. Embassy Greenshore and Embassy Verde Phase II are the two RERA-approved residential developments within the Embassy Springs township .

Q: What is the possession date for Embassy Greenshore?

A: The official possession date of Embassy Greenshore is Dec, 2031 , with handover starting from January 2032 as per RERA filing.

Q: What is the price range across Embassy's Bengaluru residential projects?

A: The price of apartments at Embassy Greenshore ranges from 1.35 Crores - 3.05 Crores . Embassy Verde starts at ~₹57 lakh for 1 BHK, and Embassy Springs plots start from ~₹1.92 Cr.

Q: Is Embassy Group a reliable builder?

A: Yes — three decades of delivery, a publicly listed structure, and IGBC Gold/Platinum compliance on residential projects. Buyer reviews on the township give it ~4 out of 5, though maintenance-charge transparency is a recurring complaint.

Q: What is the nearest metro to Embassy's Devanahalli projects?

A: The currently operational nearest station is Nagasandra (Green Line) ~22 km away. The Airport Metro (Blue Line / Phase 2B) extension to Kempegowda International Airport is under construction and will land within ~5 km of Embassy Springs once commissioned.

Q: Is Embassy Greenshore good for investment?

A: Yes for long-horizon (5–7 year) investors. North Bengaluru is one of EDL's most strategic markets and infrastructure (metro, STRR, Aerospace SEZ) supports 7–10% CAGR. Short-term rental yield is modest at ~2–2.3%.

Q: Are NRIs eligible to buy in Embassy projects?

A: Yes, all Embassy Bengaluru residential projects accept NRI buyers under standard FEMA rules, with home loans approved by HDFC, SBI, ICICI, Axis and others.

Q: How does Embassy compare to Prestige, Brigade and Sobha in North Bengaluru?

A: Embassy's edge is the township scale (288 acres) and lake/green frontage; Prestige offers similar scale at slightly higher prices; Brigade is more affordable but smaller projects; Sobha leads on construction quality but its Devanahalli inventory is limited.

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How this page was written

This page was drafted by Rahul Reddy, Senior Property Analyst (Freelancer) after an on-site visit, with research support from artificial intelligence. AI assisted in compiling information from public sources, and the final content was reviewed by our editor before publishing. We update listings as new information becomes available.

Sources consulted: On-site visit by author · Developer official website · State RERA portal verification · Google Maps location data · YouTube site-visit walkthroughs · Direct broker network.

Last reviewed: 3 May 2026 · Spot an error? Let us know

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