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

Embassy Paradiso

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

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/220725/007946
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned planBIAAPA/TP01/LAO/38/2014-15/25-26/1031 · 2025-07-03
Escrow bankHDFC, KASTURBA GANDHI MARG
Landarea not filed · 20 land owners on record
Court cases declared1
Complaints at K-RERA0 on this project · 0 on the promoter
Record fetchedSep 2026
0 red flags2 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/220725/007946 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/220725/007946 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 watch3 positive
Delivery timeline9/10
project reported ≥95% complete
Legal & complaints6.5/10
1 court case declared in filings (−1.5); land litigation declared “Yes” on a registration (−1)
Money to finish8/10
finance cost is 0% of the registered budget; last quarter: collected ₹45.75 cr, withdrew ₹37.20 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/220725/007946 · EMBASSY DEVELOPMENTS LIMITED
On original date
RegisteredAug 2025TodaySep 2026Original completionAug 2027
Construction95%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Money through the RERA account
Collected ₹9.53 CrWithdrawn ₹1.67 CrQ3 2025-269.53 Cr1.67 CrCollected ₹56.40 CrWithdrawn ₹37.66 CrQ4 2025-2656.40 Cr37.66 CrCollected ₹45.75 CrWithdrawn ₹37.20 CrQ1 2026-2745.75 Cr37.20 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Power Supply Work
    0%
  • Plantation Work
    50%
  • Other Miscellaneous Work
    50%
  • Formation Of Road, Footpath, drainange, er
    85%
  • Formation Of Plots
    95%
1 court case declaredNo complaintsEscrow: HDFC
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeAcuité BB+ · Embassy Property Developments NCDs · May 2024
Complaints & disputes on record
On this project00 open
On the promoter entity0all projects
Court cases declared1no stay recorded
At a glance
On its original RERA date

On its original RERA completion date: 2027-08-31

95% built, NaN% booked

95% built per the latest filing; 0/0 homes booked

No complaints on this project

No RERA complaints on this project; 0 on the promoter overall

1 court case declared

1 court case declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹36.95 cr — where it goes
Land ₹0 cr · 0%Approvals ₹0.3 cr · 1%Construction & on-site ₹31.9 cr · 86%Other / taxes ₹4.7 cr · 13%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
20262027Formation Of Plots95%Formation Of Road, Footpath, drainange85%Power Supply Work0%Plantation Work50%Other Miscellaneous Work50%today
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
Civil 566/2009 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayBorrowing declared: NoEscrow at HDFC20 recorded land-owner sharesOwners’ association: not formed

Red flags to resolve in writing

1
Legal

1 court case declared in RERA filings (566/2009); check for stays and title impact.

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 — 2027-08-31 — and what is the per-month delay compensation?
  4. What do the declared cases (566/2009) concern and is any stay in force?
  5. Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line1 sections · 11 items

RERA file · Registration

Registration
PRM/KA/RERA/1250/303/PR/220725/007946 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · L45101HR2006PLC095409
Dates
Start 2025-08-31 · original completion 2027-08-31 · no extensions
Progress
95% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 0 homes booked (0 available)
Registered cost
Total ₹36.95 cr · land ₹0.00 cr · construction ₹31.95 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
HDFC, KASTURBA GANDHI MARG (70% construction account)
Plan sanction
BIAAPA/TP01/LAO/38/2014-15/25-26/1031 dated 2025-07-03 · BIAPPA - Bangalore Airport Area Planning Authority
Land owners / co-promoters
EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 73); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 76); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 117); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 118); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 120); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 121); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 123); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 124) +12 more
Litigation declared
Civil 566/2009, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay
Owners’ association
Not yet formed
Completion applied
19/12/2020

Source: Karnataka RERA project record PRM/KA/RERA/1250/303/PR/220725/007946, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1250/303/PR/220725/007946 (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/220725/007946 (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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