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PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026

Embassy East Avenue

Embassy Group · Whitefield (Hoodi / Varthur Road) · KATHA NO. 272, OLD NO. 401/245, SY NO. 197 OF HOODI VILLAGE , K R PURAM, WARD NO. 82

Promoter entityVIGOR DEVELOPMENTS LIMITED
Entity type · PANCompany · AAICV0119N
Developer brandEmbassy Group · #29 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/446/PR/200224/006649
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planBBMP/Addlr.Dir/JDNORTH/0037/23-24 · 2024-02-01
Escrow bankKarnataka Bank Ltd., Minerva Circle
Land3.75 acres · 2 land owners on record
Court cases declared0
Complaints at K-RERA1 on this project · 1 on the promoter
Record fetchedSep 2026
0 red flags3 to watch4 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/200224/006649 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings. This report records what the Karnataka RERA file, the promoter’s quarterly filings, the complaint register, public credit ratings and company filings say. It states facts and flags them; it does not judge the investment. Prices, returns and the investment score live in the separate full report.

Financial & legal due diligence

What the public record says

Automated from the Karnataka RERA file PRM/KA/RERA/1251/446/PR/200224/006649 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings. Compiled Sep 2026 from the Karnataka RERA file, company registers, rating agencies, tribunal records and press. Facts only; anything that deserves a written answer before signing is flagged.

0 red3 watch4 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints8.5/10
1 RERA complaint on the project (−0.5)
Money to finish9/10
finance cost is 8% of the registered budget; last quarter: collected ₹8.67 cr, withdrew ₹6.90 cr; 96% of homes booked (+1)
Developer strength4.5/10
Acuité BB+ (Embassy Property Developments NCDs)

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Registration
PRM/KA/RERA/1251/446/PR/200224/006649 · VIGOR DEVELOPMENTS LIMITED
On original date
RegisteredMar 2024TodaySep 2026Original completionSep 2028
Construction78%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked379 / 393
14 still available
Sold vs built96% vs 78%
Sales and construction are broadly in step.
Money through the RERA account
Collected ₹94.65 CrWithdrawn ₹17.00 CrQ3 2025-2694.65 Cr17.00 CrCollected ₹20.85 CrWithdrawn ₹0Q4 2025-2620.85 Cr0.0 LCollected ₹8.67 CrWithdrawn ₹6.90 CrQ1 2026-278.67 Cr6.90 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Sub-structure flooring
    0%
  • Elevation work
    1%
  • Painting
    10%
  • Internal and External work including lands
    10%
  • Plastering inside , outside & Ceiling
    14%
  • Masonry Construction
    15%
No litigation declared1 complaints · 0 openEscrow: Karnataka Bank Ltd.Joint-development land
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeAcuité BB+ · Embassy Property Developments NCDs · May 2024
Complaints & disputes on record
On this project10 open
On the promoter entity1all projects
Court cases declared0no stay recorded
What complainants raise
  • unfair trade practice
At a glance
On its original RERA date

On its original RERA completion date: 2028-09-30

78% built, 96% booked

78% built per the latest filing; 379/393 homes booked

1 RERA complaints, 0 open

1 RERA complaints on this project (0 open); 1 on the promoter overall

No litigation declared

No litigation declared in RERA filings

The record, in pictures

RERA file · Registration

Registered project cost ₹399 cr — where it goes
Approvals ₹5.4 cr · 1%Construction & on-site ₹275 cr · 69%Finance (bank) ₹30 cr · 8%Other / taxes ₹88.5 cr · 22%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
2025202620272028Earth work and other leveling preparat95%Foundation footing work95%Upto Plinth Level95%Sub-structure flooring0%RCC or MS Framed structure98%Masonry Construction15%Plastering inside , outside & Ceiling14%Joinery: Doors, Windows, Ventilators e25%Basic work of Water supply, Sanitary a40%Dadoing, Skirting, Flooring, Tiles wor45%Railing and Grill fixing80%Electrification, Water supply and Sani50%Painting10%Fire prevention and fire fighting fitt60%Weather Proof work60%Elevation work1%Internal and External work including l10%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
No litigation declaredBorrowing declared: YesEscrow at Karnataka Bank Ltd.2 recorded land-owner sharesOwners’ association: not formed

Complaint log (K-RERA) · 1 on this project

  • Sep 2025unfair trade practicedisposed
Complaints by status
Disposed (Authority)
1

Red flags to resolve in writing

1
Legal

Joint-development land: confirm which units fall in the owners’ share.

Questions to put to the developer before you sign

  1. Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
  2. Confirm the price list, floor-rise and other charges for the exact unit.
  3. Which date is contractual — 2028-09-30 — and what is the per-month delay compensation?
  4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
  5. What is the land owners’ share of built area and is the unit in the developer’s share?
Full record: every filed number, line by line2 sections · 14 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/446/PR/200224/006649 · promoter VIGOR DEVELOPMENTS LIMITED (Company) · U70109KA2021PTC146385
Dates
Start 2024-03-01 · original completion 2028-09-30 · no extensions
Progress
78% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 379 of 393 homes booked (14 available)
Registered cost
Total ₹399 cr · construction ₹275 cr · bank principal+interest ₹30.00 cr
Borrowing / mortgage declared
Borrowing: Yes
RERA bank account
Karnataka Bank Ltd., Minerva Circle (70% construction account)
Plan sanction
BBMP/Addlr.Dir/JDNORTH/0037/23-24 dated 2024-02-01 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
3.75 acres (15,175 sq m) · Tower 1 131 homes, 22 floors; Tower 2 131 homes, 22 floors; Tower 3 131 homes, 22 floors
Land owners / co-promoters
Y Kalpana (16.0%, Sy 197); No. of Basement (2%, Sy Total No. of Parking)
Litigation declared
None declared in filings
K-RERA complaints
1 on this registration (0 open) · 1 on the promoter entity across all its projects
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/200224/006649, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2025-09-06 · 01133/2025
unfair trade practice — DISPOSED AUTHORITY BENCH4 (AUTHORITY)

Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/446/PR/200224/006649 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/446/PR/200224/006649 (registration file, quarterly updates, complaint register), fetched Sep 2026.

Caveats. Automated analysis: prices, rents and travel times are estimates until listings and Maps data are verified. RERA figures are the promoter’s own filings. Nothing here is legal, tax or investment advice.

PropertyLens · property-lens.ai · Facts are transcribed from public records as filed by the promoter and the regulator; figures on RERA certificates are promoter numbers certified on unaudited books. Absence of a court case or insolvency filing in these sources is not proof that none exists. Verify title, approvals and encumbrances with a lawyer before you sign. Nothing here is legal, tax or investment advice.
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