PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Embassy Springs - Phase 2A, Apartments
Embassy Group · Devanahalli / Airport Road / Bagalur · Embassy Springs, Embassy Springs, Nagamangala and Hegganalli Villages, Kundana Hobli, Devanahalli Taluk, , Kundana Hobli, Devanahalli Taluk
Promoter entityEMBASSY DEVELOPMENTS LIMITED
Entity type · PANCompany · AAACN6881H
Developer brandEmbassy Group · #29 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1250/303/PR/180526/001825
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned plannot filed
Escrow bankKOTAK MAHINDRA BANK, MG Road
Land7.77 acres
Court cases declared53
Complaints at K-RERA5 on this project · 7 on the promoter
Record fetchedSep 2026
2 red flags4 to watch0 positive
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/180526/001825 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/180526/001825 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.
2 red4 watch0 positive
Delivery timeline3/10
3 extensions on the registration (−6)
Legal & complaints2/10
41 court cases declared in filings (−4.5); 5 RERA complaints on the project (−2.5)
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹15.17 cr, withdrew ₹14.11 cr; 81% 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/1250/303/PR/180526/001825 · EMBASSY DEVELOPMENTS LIMITED
Construction72%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked673 / 826
153 still available
Sold vs built81% vs 72%
Sales and construction are broadly in step.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Wardrobe, Showcase, Kitchen cabinet, Puja 0%
- Internal and External work including lands0%
- Painting2%
- Elevation work3%
- Basic work of Water supply, Sanitary and E5%
- Electrification, Water supply and Sanitary5%
41 court cases declared5 complaintsEscrow: KOTAK MAHINDRA BANK
Credit ratings of the people behind it
Complaints & disputes on record
On this project5– open
On the promoter entity7all projects
Court cases declared41no stay recorded
At a glance
Registration extended 3×
Registration extended 3× — from 2023-02-28 to 2027-12-31
72% built, 81% booked
72% built per the latest filing; 673/826 homes booked
5 RERA complaints
5 RERA complaints on this project; 7 on the promoter overall
41 court cases declared
41 court cases declared in RERA filings (no stay recorded)
The record, in pictures
RERA file · Registration
Registered project cost ₹414 cr — where it goes
Land ₹73.9 cr · 18%Construction & on-site ₹339.8 cr · 82%
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 O.S.490/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.770/2016/2016 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.345/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.179/2019/2019 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.826/2020/2020 · 1 st Additional Senior Civil Judge Devanahalli · no stayCivil O.S.2122/2006/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.137/2011/2011 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.1329/2006/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.647/2014/2014 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil W.P.No.19800/2025/2025 · The Hon'ble High Court of Karnataka Hon'ble Justice R.Devdas · no staycivil O.S. 348/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S 664/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S. 354/15/2015 · Additional Civil Judge & JMFC Devanahalli · no stayCivil O.S. 385/2019/2019 · The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh · no stayCivil R.F.A.No.2259/2019/2019 · The High Court of Karnataka · no stayCivil O.S 305/15/2015 · Principal Civil Judge & JMFC Devanahalli · no stayCivil O.S 849/15/2015 · 2 Additional Senior Civil Judge Devanahalli · no staycivil O.S 334/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S. 462/13/2013 · 2 Additional Senior Civil Judge Devanahalli · no stayCivil O.S 152/16/2016 · Additional Civil Judge & JMFC Devanahalli · no staycivil O.S 753/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil O.S 466/16/2016 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S 296/15/2015 · Additional Civil Judge & JMFC Devanahalli · no stayCivil O.S 306/15/2015 · Additional Civil Judge & JMFC Devanahalli · no staycivil O.S. 349/15/2015 · Principal Civil Judge & JMFC Devanahalli Hon'ble Judge Venkatesh · no staycivil O.S. 829/08/2008 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil RSA.No.2496/2017/2017 · High court of Karnataka · no staycivil RFA.No.1741/2018 (OS.No.752/2015)/2018 · The High Court of Karnataka Hon’ble Mr. Justice D.K.Singh and Hon'ble Justice S.Rachaiah · no stayCivil O.S.No.455/2025/2025 · The Additional Civil Judge, Devanahalli · no staycivil O.S.No.143/2025/2025 · III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth · no staycivil O.S.No.101/2019/2019 · The Senior Civil Judge, Devanahalli Judge Praveen Nayak · no staycivil O.S.685/2021/2021 · 2 Additional Senior Civil Judge Devanahalli Yeshwanth · no stayCivil 685/2021 · Additional Senior Civil Judge Devanahalli · no staycivil 490/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 770/2016 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.675/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.No.1144/2022/2022 · The Principal Senior Civil Judge, Devanahalli Praveen Nayak · no stayCivil O.S.759/2020/2020 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S. 349/15/2014 · Principal Civil Judge & JMFC Devanahalli · no stayCivil RFA.No.1741/2018 (OS.No.752/2015)/2015 · The High Court of Karnataka · no stayCivil O.S.No.31/2026/2026 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayBorrowing declared: not statedEscrow at KOTAK MAHINDRA BANKOwners’ association: not formed
Red flags to resolve in writing
1
Timeline
Registration extended 3 times: original completion 2023-02-28, now 2027-12-31.
2
Legal
53 court cases declared in RERA filings (O.S.490/2015/2015, O.S.770/2016/2016); 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 — 2027-12-31 — and what is the per-month delay compensation?
- What do the declared cases (O.S.490/2015/2015, O.S.770/2016/2016, O.S.345/2015/2015, O.S.179/2019/2019, O.S.826/2020/2020, O.S.2122/2006/2006, O.S.137/2011/2011, O.S.1329/2006/2006, O.S.647/2014/2014, W.P.No.19800/2025/2025, O.S. 348/15/2015, O.S 664/15/2015, O.S. 354/15/2015, O.S. 385/2019/2019, R.F.A.No.2259/2019/2019, O.S 305/15/2015, O.S 849/15/2015, O.S 334/15/2015, O.S. 462/13/2013, O.S 152/16/2016, O.S 753/15/2015, O.S 466/16/2016, O.S 296/15/2015, O.S 306/15/2015, O.S. 349/15/2015, O.S. 829/08/2008, RSA.No.2496/2017/2017, RFA.No.1741/2018 (OS.No.752/2015)/2018, O.S.No.455/2025/2025, O.S.No.143/2025/2025, O.S.No.101/2019/2019, O.S.685/2021/2021, 685/2021, 490/2015, 770/2016, O.S.675/2015/2015, O.S.826/2020/2020, O.S.No.1144/2022/2022, O.S.759/2020/2020, W.P.No.19800/2025/2025, O.S. 354/15/2015, R.F.A.No.2259/2019/2019, O.S 305/15/2015, O.S 849/15/2015, O.S. 462/13/2013, O.S 152/16/2016, O.S 296/15/2015, O.S 306/15/2015, O.S. 349/15/2014, RSA.No.2496/2017/2017, RFA.No.1741/2018 (OS.No.752/2015)/2015, O.S.No.455/2025/2025, O.S.No.31/2026/2026) 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 · 10 items
RERA file · Registration
Registration
PRM/KA/RERA/1250/303/PR/180526/001825 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · EX/PRM/KA/RERA/1250/303/PR/231207/001825
Dates
Start 2018-02-20 · original completion 2023-02-28 · 3 extensions: Covid Extension → 2023-11-28, Section 6 Extension → 2024-11-28, Further Extension → 2027-12-31
Progress
72% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 673 of 826 homes booked (153 available)
Registered cost
Total ₹414 cr · land ₹73.93 cr · construction ₹340 cr
RERA bank account
KOTAK MAHINDRA BANK, MG Road (70% construction account)
Land & towers
7.77 acres (31,461 sq m) · Gardenia 252 homes, 14 floors; Hibiscus 112 homes, 14 floors; Fucshia 112 homes, 14 floors; Daisy 196 homes, 14 floors; Elderberry 154 homes, 14 floors
Litigation declared
Civil O.S.490/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.770/2016/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.345/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.179/2019/2019, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.826/2020/2020, 1 st Additional Senior Civil Judge Devanahalli — no stay; Civil O.S.2122/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.137/2011/2011, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.1329/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.647/2014/2014, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil W.P.No.19800/2025/2025, The Hon'ble High Court of Karnataka Hon'ble Justice R.Devdas — no stay; civil O.S. 348/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S 664/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S. 354/15/2015, Additional Civil Judge & JMFC Devanahalli — no stay; Civil O.S. 385/2019/2019, The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh — no stay; Civil R.F.A.No.2259/2019/2019, The High Court of Karnataka — no stay; Civil O.S 305/15/2015, Principal Civil Judge & JMFC Devanahalli — no stay; Civil O.S 849/15/2015, 2 Additional Senior Civil Judge Devanahalli — no stay; civil O.S 334/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S. 462/13/2013, 2 Additional Senior Civil Judge Devanahalli — no stay; Civil O.S 152/16/2016, Additional Civil Judge & JMFC Devanahalli — no stay; civil O.S 753/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil O.S 466/16/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S 296/15/2015, Additional Civil Judge & JMFC Devanahalli — no stay; Civil O.S 306/15/2015, Additional Civil Judge & JMFC Devanahalli — no stay; civil O.S. 349/15/2015, Principal Civil Judge & JMFC Devanahalli Hon'ble Judge Venkatesh — no stay; civil O.S. 829/08/2008, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil RSA.No.2496/2017/2017, High court of Karnataka — no stay; civil RFA.No.1741/2018 (OS.No.752/2015)/2018, The High Court of Karnataka Hon’ble Mr. Justice D.K.Singh and Hon'ble Justice S.Rachaiah — no stay; Civil O.S.No.455/2025/2025, The Additional Civil Judge, Devanahalli — no stay; civil O.S.No.143/2025/2025, III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth — no stay; civil O.S.No.101/2019/2019, The Senior Civil Judge, Devanahalli Judge Praveen Nayak — no stay; civil O.S.685/2021/2021, 2 Additional Senior Civil Judge Devanahalli Yeshwanth — no stay; Civil 685/2021, Additional Senior Civil Judge Devanahalli — no stay; civil 490/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 770/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.675/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.No.1144/2022/2022, The Principal Senior Civil Judge, Devanahalli Praveen Nayak — no stay; Civil O.S.759/2020/2020, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S. 349/15/2014, Principal Civil Judge & JMFC Devanahalli — no stay; Civil RFA.No.1741/2018 (OS.No.752/2015)/2015, The High Court of Karnataka — no stay; Civil O.S.No.31/2026/2026, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay
K-RERA complaints
5 on this registration · 7 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/180526/001825, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/180526/001825 (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/180526/001825 (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.