Embassy Verde

Published: 14 October 2026 | Updated on: 14 October 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property. 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

What is Embassy Verde in Devanahalli, North Bangalore?

Embassy Verde is a high-rise apartment project by Embassy Group inside Embassy Springs, a 288-acre township in Devanahalli on the airport side of North Bangalore. The promoter on the RERA record is Embassy Developments Limited. Embassy's own page is titled "Premium Apartments in North Bangalore", shows the status as "Phase 1, Ongoing", and lists an arrival plaza, swimming pool, sports courts, pet park and a clubhouse. Portals describe 1, 2, 2.5 and 3 BHK homes of roughly 600 to 1,390 sq ft in towers of about 18 floors above basement parking. Embassy's page gives no tower count, sizes, price or possession date.

The project has two registrations: Phase 1 ends in 007284 and Phase 2 ends in 008263, and Embassy's project website lists both. This page compares Embassy's pages and press releases, a stock exchange release of 11 March 2026, a site that mirrors RERA data, and several listing portals. They disagree on land area, unit count, price and possession, so this page shows the range and names the source each time. I could not run a search on the Karnataka RERA portal, so the RERA details below are second-hand.

What are the key facts about Embassy Verde at a glance?

The table gives the facts as reported, with a note on each disagreement. Treat every price and date as indicative until you hold a signed agreement and have checked the RERA record yourself.

Who is the developer, and what should a buyer ask about it?

The developer is Embassy Group. A release on Embassy Group's site, dated 30 January 2025, says the NCLAT approved the merger of Equinox India Developments with NAM Estates, part of Embassy Group, on 7 January 2025, that Embassy Group became promoter with a 41.4 percent stake, and that the listed company planned to take the name Embassy Developments Ltd. The March 2026 exchange release uses that name.

With a large developer the questions change. What matters is which registration your tower sits under, the delivery date in your agreement, and how closely the payment plan follows construction. Ask for the delivery date in the agreement for sale and compare it with the RERA page. If they differ, ask which one governs and get the answer in writing. Our checklist of builder-buyer agreement clauses in Karnataka lists the other terms to read.

On track record, Embassy's Springs page says the plotted part of the township is complete with an occupancy certificate. That is the developer's own statement and I could not check it. I did not research Embassy's apartment delivery history, so this page makes no claim about it. Visit a completed Embassy community and speak to residents about handover and maintenance.

Why would anyone buy in Devanahalli and Embassy Springs?

The main reasons are the township and the position near Kempegowda International Airport. Embassy describes Springs as having 32 community and link parks, a man-made lake, an 18 km internal road network, more than 45 acres of green space and a CBSE school, Embassy Academy. Those are the developer's figures. For the wider market, read our article on Devanahalli as an investment destination.

Is the project in Devanahalli, Sadahalli, Chowdenahalli or Navarathna Agrahara?

All four names appear. Embassy says only "Embassy Springs" in North Bengaluru. JLL Homes gives Embassy Springs, 12 Chowdenahalli, PIN 562110, at Sadahalli Gate on the airport road. Housiey says near Sadahalli Junction. PropNewz gives Navarathna Agrahara, PIN 562157. The RERA mirror gives survey numbers in Heggananahalli village, Kundana Hobli, PIN 562157, and adds Nagamangala village for Phase 2. They probably name the same area, but I cannot confirm that. Use Embassy's map coordinates when you search maps.

How far is it from the airport, Hebbal and NH44?

Embassy's Verde page lists the airport and the Hyderabad highway at 7 km each. Its Springs page gives the highway as 4 km, and its meta description says the township is "4 km before Airport toll plaza" while the same page lists the airport at 7 km. Embassy's releases say a 15-minute drive to the airport. PropNewz gives 20 minutes in one table, 30 to 40 minutes in another section, and about 45 minutes on its review page.

I found no source that gives a distance to Hebbal, so this page gives none. Test the drive from your workplace at your own peak hour before you pay anything.

How is the master plan arranged, and how many towers are there?

Each phase is reported with three towers, but the sources disagree on the rest. The RERA mirror shows 3 towers and 1,044 units for Phase 1 and 3 towers and 702 units for Phase 2. Housiey shows 2 basements, ground and 18 floors. PropNewz shows basement, stilt and 18 floors. Ghar.tv shows 4 buildings. JLL Homes shows 19 floors for Phase 1 and 18 for Phase 2.

What do the two RERA numbers mean?

Embassy's microsite lists PRM/KA/RERA/1250/303/PR/101224/007284 as Phase 1 and PRM/KA/RERA/1250/303/PR/201125/008263 as Phase 2. The date codes read as 10 December 2024 and 20 November 2025, and the RERA mirror gives the same approval dates. It shows a proposed completion of 31 December 2030 for Phase 1. For Phase 2 it shows 30 June 2031 in one place and 31 December 2030 in another part of the same page. The mirror itself warns its data may be wrong.

The phase story needs care. Embassy's release of 30 January 2025 said the project had 1,044 units across 2 phases, that Phase 1 was 700 units, launched and fully sold, and that a third tower was planned for March 2025. In March 2026 a separate "Phase II" of 702 units was reported. The 2024 registration may cover all three first-phase towers and the 2025 one new towers, but no source says so. Before you pay, find out which registration covers your exact tower and unit. Start with our RERA project lookup tool or go to the official portal.

How big is the site and the open space?

Embassy's January 2025 release gives 12 acres and 1.1 million sq ft saleable. Square Yards, ghar.tv and a broker post give 9.53 acres. For Phase 2, Housiey and JLL Homes say 9 acres while Square Yards says 4.76. Portals put open space at 70, 76 or 80 percent. I cannot reconcile these figures, so ask for the sanctioned plan and compare it with the RERA page.

Is there any litigation on the land?

A RERA data mirror and one portal mention land-related litigation entries. I could not open the RERA records to confirm what they are or which phase they relate to, so I draw no conclusion from it. Ask the developer for the disclosure and have your lawyer search for litigation on the land before you pay.

What unit sizes and layouts does Embassy Verde offer?

Embassy's microsite lists 1, 2, 2.5 and 3 BHK homes without areas. Embassy's January 2025 release gives 628 to 1,389 sq ft for the first phase, and the March 2026 release gives 601 to 1,344 sq ft for Phase 2. The breakdown below is from portals.

What are the reported areas by home type?

• Phase 1 (Housiey, page updated 27 July 2025): 1 BHK at 628 to 688 sq ft built-up (417 and 463 carpet), 2 BHK at 971 to 1,032 (672 and 714 carpet), 2.5 BHK at 1,082 to 1,110 (751 and 774 carpet), 3 BHK at 1,228 to 1,389 (843 and 961 carpet).
• Phase 2 (Housiey, page updated 7 August 2026): 1 BHK at 601 to 663 built-up (396 and 437 carpet), 2 BHK at 946 to 948 (624 and 625 carpet), 2.5 BHK at 1,108 (731 carpet), 3 BHK at 1,274 to 1,344 (840 and 887 carpet).
• One JLL Homes Phase 1 page: a 2 BHK of 948 sq ft and 3 BHK homes of 1,082 to 1,389 sq ft, which do not match the other Phase 1 lists.

The ranges describe different phases and listing dates. Ask for the carpet area, built-up area and saleable area in writing for the exact unit, and match them against the RERA filing. Carpet area is the figure RERA recognises, so use it for price-per-sq-ft comparisons. Our area converter helps with unit conversions.

What does Embassy Verde cost, and why do the prices differ?

There is no single confirmed price, and Embassy's page publishes none. Its microsite carries two conflicting starting prices: a banner reading "Starting from Rs 1.11cr*" and a description reading "starting from 62* Lacs onwards", with the asterisks unexplained.

What do the different sources quote?

• PropNewz, prices dated 19 December 2024 (page updated 20 July 2026): 1 BHK Rs 53.43 to 62 lakh, 2 BHK Rs 81.60 to 90 lakh, 2.5 BHK Rs 90.05 to 99 lakh, 3 BHK Rs 1.02 to 1.23 Cr.
• Housiey Phase 1, updated 27 July 2025, all-inclusive: Rs 61.59 lakh to Rs 1.47 Cr. The smaller 1 BHK is marked sold out, and the page says stamp duty and registration are excluded.
• Housiey Phase 2, updated 7 August 2026, all-inclusive: Rs 66.00 lakh to Rs 1.45 Cr, with both 1 BHK sizes marked sold out.
• Square Yards, undated: Phase 2 from Rs 59.20 lakh (601 sq ft) to Rs 1.32 Cr (1,344 sq ft); Phase 1 from Rs 68.97 lakh.
• JLL Homes, undated: a 2 BHK of 948 sq ft at Rs 99.5 lakh and 3 BHK homes at Rs 1.14 to 1.46 Cr, though its description says "starting at Rs 57.10 lakhs". PropertyPistol, undated: from Rs 49.58 lakh.

As a worked example only, Housiey's Phase 1 sheet puts a 2 BHK of 672 sq ft carpet at Rs 98.81 lakh, about Rs 14,700 per carpet sq ft. Its Phase 2 sheet puts a 2 BHK of 624 sq ft carpet at Rs 1.01 Cr, about Rs 16,200. This is arithmetic on one portal's figures from two dates, not a published rate.

How should I get a price I can rely on?

Ask for the current, dated cost sheet for your exact unit. Check what it includes: floor rise, parking, club membership, GST, stamp duty and registration. Availability matters too. Embassy's January 2025 release said Phase 1 was fully sold, and the March 2026 release said more than 500 of the 702 Phase 2 homes sold in four days, so the choice of floor and facing may now be narrow. I found no published launch price list, so I cannot say how prices have moved.

What amenities does Embassy Verde have?

Embassy's project page lists an arrival plaza, swimming pool, sports courts, driveways, pet park, a curated clubhouse, landscaped lawns, community spaces, walkways, yoga and meditation spaces and a fitness centre. Portals give totals of "20+", "22+" and "50+". None of this is delivered yet, since the project is under construction.

What do portals add to the clubhouse and outdoor list?

Housiey adds a kids' pool, creche, jogging track, squash court, skating rink, shopping galleria, party lawn and sky cafeteria. JLL Homes lists a spa, steam and sauna and a vehicle-free podium for Phase 2. Square Yards describes a 1,00,000 sq ft clubhouse for Phase 2, but Embassy's pages give no clubhouse size, so treat that as one portal's claim until Embassy confirms it in writing.

Is the clubhouse ready, and what will upkeep cost?

A broker post describes the clubhouse as planned. Ask when it opens, which towers get access, and whether membership carries a separate fee. Housiey quotes monthly maintenance of Rs 2,500 to 2,800 for a 1 BHK and Rs 4,900 to 5,600 for a 3 BHK in Phase 1. That is one portal's estimate, so ask for the rate and deposits before booking.

How well connected is Embassy Verde?

Connectivity rests on the road to the airport, the Blue Line metro under construction toward it, and jobs that may come to the Devanahalli belt. Only the road exists today.

Which landmarks and distances are reported?

From Embassy's page: Stonehill International Riding 6 km, Phoenix Mall of Asia 22 km and Manipal Hospital 23 km, besides the 7 km figures above. Housiey gives Prestige Tech Cloud at 3.6 km and Doddajala metro station at 4.0 km. Using Embassy's map coordinates and the station coordinates on Wikipedia, the straight-line distance to Doddajala works out to about 3.9 km, which fits Housiey's figure. Road distance will be longer, and the straight-line figure is arithmetic, not a published number.

When will the metro reach this area?

A Construction World report of 28 August 2026 says full opening of the 58.19 km Blue Line has slipped to March 2028 from December 2027, and that contractors want until March 2027 to finish a delayed Yelahanka to airport section. Wikipedia gives March 2028 for Phase 2B (Hebbal to the airport terminals, 8 stations), and says Doddajala station is slated around June 2027. A PropNewz blog updated on 26 August 2026 says June 2027 for the Hebbal to airport stretch, while another PropNewz teaser gives late 2026 to early 2027.

The same blog says a Bettahalasuru station is funded by Embassy Group at Rs 140 crore. Wikipedia says Bettahalasur appears only as a station proposed in an Embassy Group MoU and is not in its station table. I cannot settle which is right. Dates have already slipped, so treat the metro as a likely benefit during your holding period, not on handover day. Official updates are on the Bangalore Metro Rail Corporation website, though its home page showed no Phase 2B status figures when I opened it.

What about Foxconn and other employers?

Reports from 2023 say Foxconn planned a plant of Rs 8,000 crore in one article and Rs 8,800 crore in another, on 300 acres in the Devanahalli investment region, with about 50,000 jobs. I could not confirm that construction has started, so this page does not count it as a local employer. I did not research the aerospace park or other employment zones.

What are schools, hospitals and daily life like around Embassy Verde?

The township has one named school. Hospitals and malls named by Embassy are 17 to 23 km away, so daily life depends on the township itself and on the drive.

Which schools are nearby?

Embassy's Springs page lists Embassy Academy, a CBSE school inside the township. I did not check its admissions or fees, so ask the school. PropNewz says Delhi Public School is 10 minutes away and St. Francis School 15, which are portal claims to confirm yourself.

Which hospitals and malls can I reach?

Embassy lists Sparsh Hospital at 17 km and Manipal Hospital at 23 km, with Phoenix Mall of Asia at 22 km. PropNewz names Sri Sathya Sai Hospital at 20 minutes and Narayana Multispeciality Hospital at 25 minutes, and local markets at 10 to 15 minutes. If you have older parents or young children, time the trip to the nearest emergency-capable hospital at peak hour, since 17 km or more is not short.

Who is Embassy Verde suitable for?

Embassy Verde suits buyers who want a planned township near the airport, can wait until about 2030 or 2031, and accept that the metro and some amenities will arrive in stages. It is a weaker fit for buyers who need a home soon, commute daily to central, south or east Bangalore, or would stretch their finances to reach the entry price.

Which buyers fit best?

• Families who want green space and a gated community with a school on site.
• Buyers who work near the airport or can work from home most days.
• First-time buyers eyeing 1 and 2 BHK homes, if the loan comfortably covers construction-linked payments.
• Investors with a long holding period who accept that rent and resale depend on infrastructure still being built.

Who should think twice?

If the loan leaves little room, or you need a home within two years, look at ready homes instead. Our article on ready-to-move apartments versus ongoing construction sets out the trade-offs. A construction-linked plan means interest on each disbursement, and usually rent elsewhere, until delivery.

How should I plan the financing and the extra costs?

Plan for the base price plus GST, stamp duty, registration, parking, club membership, deposits, loan fees and interiors. Several points below are unverified.

What are the stamp duty and registration charges?

In Karnataka, a sale deed attracts stamp duty and a registration fee, and a cess or surcharge may apply. I have not verified the current percentages, so treat any figure you hear, including one from a sales team, as unverified until you see the current rate. Use our stamp duty and registration calculator and confirm with your lawyer.

Is GST payable on an under-construction flat?

GST applies to under-construction residential property, and the rate has differed for affordable and other homes. I have not verified the current rate. Ask for GST to be shown separately on the cost sheet.

How do I estimate the home loan EMI?

Loan size, interest rate and tenure drive the EMI. On a construction-linked plan you pay interest only on the amount disbursed. Run a few scenarios in our EMI calculator. Housiey lists several approving banks for Phase 2 and says loans of up to 90 percent are possible. I could not verify either claim, so confirm approval and the loan-to-value limit with your own lender before you book.

What is the resale and rental outlook?

I do not have verified resale or rental statistics for Embassy Verde, because no home has been delivered. What follows is a list of the factors that drive outcomes.

What drives rents near the airport corridor?

Rents here depend on hiring around the airport and on how many comparable new homes reach the market in the same years. PropertyPistol shows 6 resale listings and no rentals for the project, undated, a thin signal. Check live rents for similar ready homes nearby before you assume any yield. Our rental yield calculator lets you test different rent and price pairs.

What could help or hurt resale value?

Helpful factors include a large developer, a Blue Line station near the township, a working clubhouse and a clean title. Hurting value: late possession, unresolved litigation, heavy competing supply in the township and a long drive to the city. No honest advisor can promise appreciation, and this page quotes no percentage.

What due-diligence checks should I run before paying?

Before you pay a booking amount, check the RERA record, the title, the approvals, the payment plan and the agreement terms. Buyers skip this step most often, and it is where costly mistakes happen.

How do I verify the RERA registration?

Open the Karnataka RERA portal, search by registration number and read the project page. Check the promoter, survey details, towers and units registered, the completion date, quarterly progress reports and any disclosed litigation. The portal's home page showed no search box when I opened it, so you may need to find the search under its registered projects section. Because the tower count, unit count and date vary so much across sources, ask the developer which registration your unit falls under and ask for the registered plan.

What should I read in the agreement?

Read the delivery date, delay compensation, cancellation terms, carpet and saleable areas, parking allotment, specifications, the construction-linked payment schedule and maintenance handover terms. Ask for the draft agreement before you pay. The RERA mirror shows a development schedule for each phase, but a schedule is a plan, not progress. Housiey reports 10 percent complete as of 9 September 2025 for Phase 1, yet that page is dated 27 July 2025, so the dates do not fit. Ask for the latest quarterly progress report.

Which documents should I collect?

Collect these before you commit funds.

• RERA registration certificate and the project page printout for your tower.
• Sanctioned building plan and commencement certificate.
• Title documents and an encumbrance certificate, ideally reviewed by an independent lawyer.
• Details of the disclosed litigation and any court orders on the land.
• Land conversion order, environmental clearance and fire clearance where applicable.
• The draft agreement for sale, the cost sheet and the payment schedule.
• The specification annexure and the unit floor plan with areas stated.
• Bank approval letter from your lender for this project.
• Receipts for every payment, naming the developer's RERA account.

What about property tax, khata and civic administration?

Property tax and khata for a new apartment come from the civic body that has jurisdiction over the land. One portal, PropNewz, names BIAAPA as the approving authority for this project. I could not confirm that from an official source, and I have not verified which body will collect tax or issue the khata at possession.

Which authority issues the khata?

Ask the developer in writing which authority approved the plan and which will issue the khata at possession. Our explanation of the khata certificate and khata extract covers the types of khata and why lenders ask for them.

How does Embassy Verde compare with other options nearby?

The nearest comparison is inside the same township. Embassy's release of 8 December 2025 describes Embassy Greenshore as about 14 acres with 878 apartments in 2, 3 and 4 BHK layouts, with bookings of about Rs 860 crore in five days. Square Yards lists it from Rs 1.69 Cr with possession in December 2031, undated. I have not researched other projects along the airport road, so I list no competing prices.

How should I compare it with other projects?

Compare the same items for each project: carpet area, all-inclusive price per carpet sq ft, RERA delivery date, the developer's record, distance to work and school access. Our property comparison tool lays these side by side. Fill it in from written cost sheets and not from portal summaries, since portal prices here differ widely for similar homes.

What are the common questions about Embassy Verde?

Is Embassy Verde RERA registered?

Embassy's project website lists PRM/KA/RERA/1250/303/PR/101224/007284 for Phase 1 and PRM/KA/RERA/1250/303/PR/201125/008263 for Phase 2. I could not confirm them on the RERA portal, so check the one that covers your tower before paying.

Where exactly is Embassy Verde located?

It is inside the 288-acre Embassy Springs township in Devanahalli, North Bangalore. Portals name Sadahalli, Chowdenahalli, Navarathna Agrahara or Hegganahalli.

How many towers and homes does Embassy Verde have?

The RERA mirror shows 3 towers with 1,044 homes for Phase 1 and 3 towers with 702 homes for Phase 2. One portal says 4 buildings. This is unresolved, so ask for the registered figures.

What is the starting price of Embassy Verde?

Embassy publishes none. Its microsite shows both "Starting from Rs 1.11cr*" and "62* Lacs onwards". Portals quote starting points between Rs 49.58 lakh and Rs 68.97 lakh. The only reliable figure is the written cost sheet for your unit.

When is possession of Embassy Verde expected?

Portals give December 2030 for Phase 1 and June or December 2031 for Phase 2. Embassy's own page states no date. Read the delivery date in your agreement and compare it with the RERA page.

What is the difference between Phase 1 and Phase 2?

They are separate RERA registrations, approved on 10 December 2024 and 20 November 2025 according to the date codes and a RERA data mirror. Phase 2 is reported at 702 units of 601 to 1,344 sq ft, Phase 1 at 1,044 units of 628 to 1,389 sq ft. Ask which tower belongs to which phase.

How far is Embassy Verde from the airport?

Embassy's page says 7 km, and its releases say a 15-minute drive. PropNewz gives 20 minutes and 30 to 40 minutes in different places. Test the drive at your own commute time.

Will the metro reach Embassy Verde?

The Blue Line is being built to the airport, with Doddajala station reported about 4 km away by Housiey. A report dated 28 August 2026 puts the full line at March 2028. Treat the metro as expected, not guaranteed.

Is Embassy Verde a good investment?

I cannot promise returns for any project. Verde has a large developer and a planned township, but the unit count, price and dates are unclear across sources and key infrastructure has slipped before. Buy only if the home suits your own use, the numbers work on your budget and the paperwork passes your checks.

What should I do next?

If Embassy Verde is on your shortlist, start with three steps. Request the written cost sheet and the draft agreement for your exact unit. Look up both RERA registrations on the official portal and note which one covers your tower. Run your numbers through the EMI and rental tools. You can reach the team through the contact details on this site for a second review of the agreement or a comparison with other North Bangalore projects.

Note: The legal and financial points on this page have not been reviewed by a named legal professional. Figures for price, area, tower and unit count, possession and RERA coverage are taken from public sources that disagree, and several could not be confirmed. Verify the RERA number on rera.karnataka.gov.in before paying any booking amount. Developer information is available on the official Embassy Verde page.