PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Embassy Greenshore
Embassy Group · Devanahalli / Airport Road / Bagalur · KHATA NO. 175/106/A1, 338/59/7/A2 & 338/59/8/A3, IN SY.NO. 57/3, 57/4, 58/1, 59/2, 59/3, 59/4, 59/5, 59/6, 59/7, 59/8 OF HEGGANAHALLI VILLAGE AND , SY.NOs. 94,95,96,97,99,100,103, 106,109,112,116,119&122 OF NAGAMANGALA VILLAGE , Devanahalli , Bengaluru Rural
Promoter entityEMBASSY DEVELOPMENTS LIMITED
Entity type · PANCompany · AABCI5194F
Developer brandEmbassy Group · #29 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1250/303/PR/201125/008265
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned planBIAAPA/TP/CC/277/2025-26 · 2025-11-11
Escrow bankHDFC, Kasturba Road
Land14.34 acres · 7 land owners on record
Court cases declared14
Complaints at K-RERA0 on this project · 0 on the promoter
Record fetchedSep 2026
0 red flags2 to watch4 positive
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/201125/008265 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/1250/303/PR/201125/008265 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 red2 watch4 positive
Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints3.5/10
14 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹28.43 cr, withdrew ₹13.81 cr
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/1250/303/PR/201125/008265 · EMBASSY DEVELOPMENTS LIMITED
Construction10%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked621 / 878
257 still available
Sold vs built71% vs 10%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Upto Plinth Level0%
- Sub-structure flooring 0%
- RCC or MS Framed structure0%
- Masonry Construction0%
- Plastering inside , outside & Ceiling0%
- Joinery: Doors, Windows, Ventilators etc0%
14 court cases declaredNo complaintsEscrow: HDFC
Credit ratings of the people behind it
Complaints & disputes on record
On this project00 open
On the promoter entity0all projects
Court cases declared14no stay recorded
At a glance
On its original RERA date
On its original RERA completion date: 2031-12-31
10% built, 71% booked
10% built per the latest filing; 621/878 homes booked
No complaints on this project
No RERA complaints on this project; 0 on the promoter overall
14 court cases declared
14 court cases declared in RERA filings (no stay recorded)
The record, in pictures
RERA file · Registration
Registered project cost ₹946 cr — where it goes
Land ₹0 cr · 0%Approvals ₹11.5 cr · 1%Construction & on-site ₹921.2 cr · 97%Other / taxes ₹13 cr · 1%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
Civil 350/2012 · The Senior Civil Judge , Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 774/2014 · 1 st Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth · no stayCivil 385/2019 · The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh · no stayCivil 152/2016 · Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika · no stayCivil 348/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 2259/2019 · The High Court of Karnataka Hon'ble Judge Anu Sivaraman and Hon'ble Mr.Judge Vijaykumar A Patil · no stayCivil 752/2015 · The High Court of Karnataka Hon'ble Mr.Judge D.K.Singh and Hon'ble Mr.Judge S.Rachaiah · no staySuit for Partition and Declaration O.S. 350/12/2012 · The Senior Civil Judge , Devanahalli · no staySuit for Partition O.S. 774/14/2014 · 1 st Additional Senior Civil Judge Devanahalli · no staySuit for Partition and Suit for Permanent injunction O.S. 348/15/2015 · Senior Civil Judge Devanahalli · no stayAppeal to set aside the Judgment in O.S.No.752/2015 RFA.No.1741/2018 (OS.No.752/2015)/2018 · The High Court of Karnataka · no staySuit for Partition and Declaration O.S. 385/2019/2019 · The Principal Civil Judge & JMFC, Devanahalli · no stayAppeal to set aside the Judgment passed in O.S.No.157/2010 R.F.A.No.2259/2019/2019 · The High Court of Karnataka · no staySuit for Partition O.S 152/16/2016 · Additional Civil Judge & JMFC Devanahalli · no stayBorrowing declared: NoEscrow at HDFC7 recorded land-owner sharesOwners’ association: not formed
Red flags to resolve in writing
1
Legal
14 court cases declared in RERA filings (350/2012, 774/2014); check for stays and title impact.
Questions to put to the developer before you sign
- Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
- Confirm the price list, floor-rise and other charges for the exact unit.
- Which date is contractual — 2031-12-31 — and what is the per-month delay compensation?
- What do the declared cases (350/2012, 774/2014, 385/2019, 152/2016, 348/2015, 2259/2019, 752/2015, O.S. 350/12/2012, O.S. 774/14/2014, O.S. 348/15/2015, RFA.No.1741/2018 (OS.No.752/2015)/2018, O.S. 385/2019/2019, R.F.A.No.2259/2019/2019, O.S 152/16/2016) concern and is any stay in force?
- Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line1 sections · 13 items
RERA file · Registration
Registration
PRM/KA/RERA/1250/303/PR/201125/008265 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · L45101HR2006PLC095409
Dates
Start 2026-01-01 · original completion 2031-12-31 · no extensions
Progress
10% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 621 of 878 homes booked (257 available)
Registered cost
Total ₹946 cr · land ₹0.00 cr · construction ₹921 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
HDFC, Kasturba Road (70% construction account)
Plan sanction
BIAAPA/TP/CC/277/2025-26 dated 2025-11-11 · BIAPPA - Bangalore Airport Area Planning Authority
Land & towers
14.34 acres (58,037 sq m) · Tower 1 112 homes, 16 floors; Tower 2 104 homes, 17 floors; Tower 3 131 homes, 18 floors; Tower 4 91 homes, 18 floors; Tower 5 129 homes, 18 floors; Tower 6 127 homes, 18 floors; Tower 7 129 homes, 18 floors; Tower 8 55 homes, 18 floors
Land owners / co-promoters
Embassy Developments Limited (100.0%, Sy 45/1); Embassy Developments Limited (100.0%, Sy 45/2 (P)); Embassy Developments Limited (100.0%, Sy 46); Embassy Developments Limited (100.0%, Sy 56/1 (P)); Embassy Developments Limited (100.0%, Sy 57/1 (P)); Embassy Developments Limited (100.0%, Sy 57/3 (P)); Embassy Developments Limited (100.0%, Sy 57/4 (P))
Litigation declared
Civil 350/2012, The Senior Civil Judge , Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 774/2014, 1 st Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth — no stay; Civil 385/2019, The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh — no stay; Civil 152/2016, Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika — no stay; Civil 348/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 2259/2019, The High Court of Karnataka Hon'ble Judge Anu Sivaraman and Hon'ble Mr.Judge Vijaykumar A Patil — no stay; Civil 752/2015, The High Court of Karnataka Hon'ble Mr.Judge D.K.Singh and Hon'ble Mr.Judge S.Rachaiah — no stay; Suit for Partition and Declaration O.S. 350/12/2012, The Senior Civil Judge , Devanahalli — no stay; Suit for Partition O.S. 774/14/2014, 1 st Additional Senior Civil Judge Devanahalli — no stay; Suit for Partition and Suit for Permanent injunction O.S. 348/15/2015, Senior Civil Judge Devanahalli — no stay; Appeal to set aside the Judgment in O.S.No.752/2015 RFA.No.1741/2018 (OS.No.752/2015)/2018, The High Court of Karnataka — no stay; Suit for Partition and Declaration O.S. 385/2019/2019, The Principal Civil Judge & JMFC, Devanahalli — no stay; Appeal to set aside the Judgment passed in O.S.No.157/2010 R.F.A.No.2259/2019/2019, The High Court of Karnataka — no stay; Suit for Partition O.S 152/16/2016, Additional Civil Judge & JMFC Devanahalli — no stay
K-RERA complaints
0 on this registration (0 open) · 0 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/1250/303/PR/201125/008265, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/201125/008265 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records PRM/KA/RERA/1250/303/PR/201125/008265 (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.