Embassy Sky Terraces Hebbal Bengaluru

About Embassy Sky Terraces Hebbal Bengaluru

Embassy Sky Terraces — also marketed in early broker channels as Embassy Astra — is Embassy Developments Limited's most ambitious new residential launch in North Bengaluru. The project is spread across 10.5 acres in a prime location in Hebbal and is being positioned as the spiritual sequel to the iconic, sold-out Embassy Lake Terraces that sits directly adjacent to it. The development spans a saleable area of approximately 1.5 million sq ft and will offer 615 ultra-luxury 3 and 4 BHK residences across 4 towers, each rising to 23 floors (2 basement + Ground + 23). The project is planned for buyers preferring contemporary, space-efficient residences in 3 BHK (medium and large) and 4 BHK formats. RERA is yet to be filed — construction has not commenced.

Key Highlights

• 10.5-acre campus, 4 towers, 615–620 homes — that's roughly 58 apartments per acre, a genuinely low-density ratio for a high-rise community in North Bengaluru.
• 4 towers, each 2B + G + 23 floors, offering 3 BHK, 3 BHK + Study + SR, and 4 BHK + SR layouts with expansive sky terraces and modern architecture.
• Apartment sizes from 2,050 to 3,000 sq ft — 3 BHK homes (2,050–2,100 sq ft) are indicatively priced between ₹3.95–₹4.25 Cr.
• 75% open space, a vehicle-free podium of approximately 2.4 acres, and proper tower spacing for an airy, uncompressed environment.
• 27+ amenities including a 32,000 sq ft clubhouse, gymnasium, swimming pool, indoor recreation rooms, multiple sports courts, children's play areas, party hall, and a health club.
• Connectivity powerhouse — Airport Road (NH7) and the upcoming Metro are next door, with Manyata Tech Park, Nagavara, and Outer Ring Road all within a 10–20 minute drive.
• EOI booking at 10% — buyers can reserve a unit by paying just 10% of the apartment value as an Expression of Interest, with the balance payable through a construction-linked plan.
• Part of Embassy Developments' broader ₹10,300 crore, six-project North Bengaluru launch pipeline representing 5.6 million sq ft of development in FY26.

Location Advantages

Embassy Sky Terraces sits right behind Esteem Mall, next to the Embassy Lake Terraces township, at the heart of Hebbal. The site is positioned at the junction of NH 44, Bellary Road, and the Outer Ring Road in Hebbal — arguably the best-connected intersection in North Bengaluru.

Landmarks like Manyata Tech Park, Nagavara, Outer Ring Road, Jakkur, Yelahanka, Bhartiya SEZ, and dozens of other business hubs are just a short 10–20 minute drive away. The airport drive takes around 35 minutes , and the upcoming Airport Metro line (Yellow Line, Phase 2) will further slash travel times once operational. A long-delayed flyover ramp linking Nagavara to Ballary Road is under execution, and a 1.5 km underground tunnel from Esteem Mall to the Veterinary College is planned to reduce surface congestion significantly.

One genuine concern worth flagging: you can expect major traffic bottlenecks while accessing the Hebbal Flyover, Manyata Tech Park, Nagawara, Yelahanka, Palace Road, Hennur Road, and Yeshwanthpur during peak hours. Hebbal bus stand also faces waterlogging during monsoon months. These are area-level issues, not project-specific, but buyers should factor commute time honestly into their decision.

What's Nearby — Schools, Hospitals, Malls

Amenities

Embassy Sky Terraces will feature 27+ amenities anchored by a fully equipped 32,000 sq ft clubhouse — one of the largest club formats planned for a Hebbal residential project.

• Fitness & Sports: Gymnasium, basketball court, tennis court, squash court, and badminton court.
• Water & Wellness: Swimming pool, steam room, and sauna.
• Kids & Family: Dedicated children's play areas, toddler zones, and indoor recreation rooms.
• Social & Entertainment: Banquet hall and landscaped gardens. Party hall and multipurpose community hall within the clubhouse.
• Outdoor Landscape: A vehicle-free podium of approximately 2.4 acres and 65% open spaces with lush gardens and a 4+ acre recreation zone.
• Security: CCTV at entry and all shared spaces for 24×7 monitoring , three-tier access control at towers and main gate.
• Sustainability: Embassy projects integrate rainwater harvesting and solar lighting as standard features across their residential portfolio.

Price & Configuration

Pricing below is based on current broker channel data circulated at the pre-launch stage. RERA filings, which will confirm final prices and floor-rise premiums, are expected ahead of the formal launch.

Note: Areas quoted are super built-up area (SBU). Carpet area will be confirmed at RERA filing stage. Pricing does not include floor rise, PLC charges, parking, or GST.

Payment Plan: Buyers can reserve a unit by paying just 10% of the apartment value as an Expression of Interest (EOI), with the balance payable through a construction-linked plan.

Investment Analysis

Current pricing vs. area average: Hebbal apartment prices currently range from ₹12,500 to ₹20,000 per sq ft depending on tower age, floor, view, and brand. Embassy Sky Terraces' indicative ask of ₹19,000–₹20,200/sq ft for the 3 BHK puts it at the very top of the area band — a clear brand premium. The adjacent Embassy Lake Terraces resale market now trades at ₹20,000+ per sq ft on average, suggesting Sky Terraces buyers should see meaningful appreciation once RERA is filed and construction milestones are met.

Rental yield outlook: Hebbal gross rental yields typically sit in the 3.0%–3.8% range , higher for units near hospital and office corridors. For a 3 BHK priced at ₹4 Cr, expected monthly rent at maturity is ₹80,000–₹1,10,000. Hebbal's proximity to Manyata Tech Park, Kirloskar Tech Park, and Karle SEZ means a consistent tenant pool of senior professionals, expats, and CXO-level executives.

Appreciation track record: Hebbal apartment prices appreciated 10.7% in the last 1 year alone. North Bengaluru, particularly the Hebbal–Devanahalli corridor, is leading in capital appreciation due to its proximity to the airport and upcoming Metro lines.

Comparable competition in the ₹4–6 Cr range:

• Embassy Lake Terraces (ready-to-move, adjacent): Resale 3 BHK at ₹6 Cr+ — Sky Terraces offers entry at a lower price for the same corridor, but with a 5-year wait.
• Prestige projects, Hebbal/Nagavara: Similar ₹18,000–₹20,000/sq ft band. Brand equity comparable.
• Century Liva, Yelahanka–Doddaballapura Road: A 3-acre under-construction project offering 247 homes in 2, 3, and 4 BHK formats sized from 1,650 sq ft — more compact, lower price point, but less prestigious location.

Pros and Cons

Pros

• Pedigree location: Situated directly next to the sold-out Embassy Lake Terraces on Bellary Road — the project benefits from validated demand at this exact pincode.
• Genuinely large apartments: 2,050–3,000 sq ft formats at a time when most Bengaluru launches are shrinking unit sizes. Rare for this price band.
• Trusted developer: Embassy Group, founded in 1993, has successfully developed over 54 million sq ft of commercial, residential, retail, and hospitality space — and has no major public record of abandoned projects in Bengaluru.
• Infrastructure tailwind: Upcoming Airport Metro (Yellow Line), new flyover ramp, and proposed tunnel roads all point to improving connectivity from this exact junction over the 2026–2030 period.
• Low density: Approximately 58 homes per acre across 10.5 acres — significantly more breathing room than most Hebbal high-rises.

Cons

• No RERA yet — commitment risk: Booking at pre-RERA stage means no statutory protection on timelines or specifications. Buyers have limited legal recourse until RERA is filed. EOI amounts should be treated as at-risk until registration.
• Price premium is real: At ₹19,000+ per sq ft, this is priced at the top of the Hebbal band. If the market softens or RERA-confirmed carpet areas come in lower, effective per-sqft cost could be materially higher.
• Long possession horizon: Completion is scheduled for December 2030 — a 4.5-year wait from today. Capital will be locked for a significant period.
• Traffic bottlenecks around Hebbal Flyover and access to Manyata Tech Park during peak hours remain a persistent daily pain point for residents, despite upcoming infrastructure upgrades.

Who Should Buy This

Ideal for: Senior IT professionals and CXOs working at Manyata Tech Park or Karle SEZ who want a large-format home within 10 minutes of work. NRIs seeking a credible Bengaluru luxury asset backed by a brand with commercial grade track record. HNI investors with a 5–7 year horizon looking for capital appreciation in North Bengaluru's best-connected micro-market.

Not ideal for: First-time buyers or those who need to move in within 2–3 years — the December 2030 timeline and pre-RERA status make this unsuitable for near-term occupancy. Budget-conscious buyers will also find better value-per-sq-ft options in Devanahalli or Thanisandra at this price band.

FAQ — Frequently Asked Questions

Q: Is Embassy Sky Terraces Hebbal RERA registered?

A: As of mid-2026, RERA registration for Embassy Sky Terraces has not been publicly confirmed. The project is currently in the pre-launch phase. For the RERA number and registration details, buyers are advised to contact the developer directly, as all RERA documentation will be made available as part of the formal booking process. Do not pay more than a refundable EOI amount until RERA is filed.

Q: What is the possession date for Embassy Sky Terraces?

A: Completion is scheduled for December 2030. However, this is based on broker channel data. The possession date will be formally confirmed at the time of RERA filing. Buyers should build in a buffer of 6–12 months beyond the stated date as a prudent planning assumption.

Q: What is the price range for Embassy Sky Terraces Hebbal?

A: Prices are indicatively starting from ₹3.95 Cr and go up to ₹5.70 Cr , depending on configuration and floor. These are pre-launch indicative prices. Final pricing will be confirmed at RERA stage and may include floor-rise charges, PLCs, parking, and GST on top of base price.

Q: What configurations are available?

A: The project offers a mix of 3 BHK + SR, 3 BHK + Study + SR, and 4 BHK + SR residences , with sizes ranging from 2,050 sq ft to 3,000 sq ft (super built-up area).

Q: Is Embassy a reliable builder? Any delivery delays?

A: Embassy Group Bangalore is known to deliver high construction quality and complete projects in a punctual and structured manner , according to resident feedback. The predecessor project, Embassy Lake Terraces, was delivered and is now ready-to-move. That said, this project has not yet started construction, and no builder history guarantees future performance — RERA filing will be the key milestone to watch.

Q: What is the nearest metro station to Embassy Sky Terraces?

A: The upcoming Airport Metro line (Yellow Line, Phase 2) is planned in close proximity to Hebbal and Bellary Road. Currently, the nearest operational metro station is Yeshwantpur (Green Line), approximately 4–5 km away. The Airport Metro corridor, once complete, would dramatically improve public transit access from this project.

Q: Is Embassy Sky Terraces a good investment?

A: The fundamentals are strong — its prime Hebbal location, limited high-rise supply, proximity to IT hubs, and strong rental yields make it ideal for long-term capital appreciation. However, the pre-RERA status, 4.5-year possession timeline, and top-of-market pricing mean this is best suited for patient, high-risk-capacity investors. Short-term flippers and buyers needing quick possession should look elsewhere.

Q: How does booking work at the pre-launch stage?

A: Buyers can take advantage of a special launch sales offer with just a 10% down payment (EOI booking amount) to secure their preferred home. It is strongly advisable to have a legal review of the allotment letter before submitting any EOI, and to confirm with the developer when RERA filing is expected — that is the point at which the project gains statutory enforceability.