PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Embassy Verde
Embassy Group · Devanahalli / Airport Road / Bagalur · Sy. No. 44/1 (P),44/2 (P), 44/3 (P), 45/2 (P), 57/3 (P), 57/4 (P), 58/1 (P), 58/2 (P) & 58/3 (P) OF HEGGANAHALLI VILLAGE , KUNDANA HOBLI , DEVANAHALLI TALUK , DEVANAHALLI , Bengaluru Rural
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/101224/007284
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned plan228/2023-24 · 2024-10-30
Escrow bankKOTAK MAHINDRA BANK, MG Road
Land9.53 acres · 22 land owners on record
Court cases declared52
Complaints at K-RERA0 on this project · 7 on the promoter
Record fetchedSep 2026
0 red flags3 to watch4 positive
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/101224/007284 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/101224/007284 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 & complaints3.5/10
37 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹44.07 cr, withdrew ₹55.52 cr; 99% 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/101224/007284 · EMBASSY DEVELOPMENTS LIMITED
Construction20%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked1034 / 1044
10 still available
Sold vs built99% vs 20%
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
- Masonry Construction0%
- Plastering inside , outside & Ceiling0%
- Joinery: Doors, Windows, Ventilators etc0%
- Basic work of Water supply, Sanitary and E0%
- Dadoing, Skirting, Flooring, Tiles work 0%
- Railing and Grill fixing0%
37 court cases declaredNo complaintsEscrow: KOTAK MAHINDRA BANKJoint-development land
Credit ratings of the people behind it
Complaints & disputes on record
On this project00 open
On the promoter entity7all projects
Court cases declared37no stay recorded
At a glance
On its original RERA date
On its original RERA completion date: 2030-12-31
20% built, 99% booked
20% built per the latest filing; 1034/1044 homes booked
No complaints on this project
No RERA complaints on this project; 7 on the promoter overall
37 court cases declared
37 court cases declared in RERA filings (no stay recorded)
The record, in pictures
RERA file · Registration
Registered project cost ₹540 cr — where it goes
Approvals ₹3 cr · 1%Construction & on-site ₹463.4 cr · 86%Other / taxes ₹74 cr · 14%
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 case O.S.685/2021/2021 · 2 Additional Senior Civil Judge Devanahalli Yeshwanth · no staycivil case O.S.490/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.770/2016/2016 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.675/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.345/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case 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 case O.S.No.1144/2022/2022 · The Principal Senior Civil Judge, Devanahalli Praveen Nayak · no staycivil case O.S.759/2020/2020 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.2122/2006/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.137/2011/2011 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.1329/2006/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case 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 case O.S. 348/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case 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 · 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 C · 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 case O.S 753/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case 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 · no staycivil case 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 case 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 case O.S.No.143/2025/2025 · III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth · no staycivil case O.S.No.101/2019/2019 · The Senior Civil Judge, Devanahalli Judge Praveen Nayak · 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: NoEscrow at KOTAK MAHINDRA BANK22 recorded land-owner sharesOwners’ association: not formed
Red flags to resolve in writing
1
Legal
52 court cases declared in RERA filings (O.S.685/2021/2021, O.S.490/2015/2015); 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 — 2030-12-31 — and what is the per-month delay compensation?
- What do the declared cases (O.S.685/2021/2021, O.S.490/2015/2015, O.S.770/2016/2016, O.S.675/2015/2015, O.S.345/2015/2015, O.S.179/2019/2019, O.S.826/2020/2020, O.S.No.1144/2022/2022, O.S.759/2020/2020, 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.826/2020/2020, W.P.No.19800/2025/2025, 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. 462/13/2013, O.S 152/16/2016, O.S 296/15/2015, O.S 306/15/2015, O.S. 349/15/2015, 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, O.S 334/15/2015) 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/101224/007284 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · 08/17950
Dates
Start 2025-01-01 · original completion 2030-12-31 · no extensions
Progress
20% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 1034 of 1044 homes booked (10 available)
Registered cost
Total ₹540 cr · construction ₹463 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
KOTAK MAHINDRA BANK, MG Road (70% construction account)
Plan sanction
228/2023-24 dated 2024-10-30 · BIAPPA - Bangalore Airport Area Planning Authority
Land & towers
9.53 acres (38,570 sq m) · Tower A1 396 homes, 18 floors; Tower A2 252 homes, 18 floors; Tower A3 396 homes, 18 floors
Land owners / co-promoters
M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 57/4); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 58/1); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/2); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/3); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/4); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/5); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/6); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/7) +14 more
Litigation declared
civil case O.S.685/2021/2021, 2 Additional Senior Civil Judge Devanahalli Yeshwanth — no stay; civil case O.S.490/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.770/2016/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.675/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.345/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 case O.S.No.1144/2022/2022, The Principal Senior Civil Judge, Devanahalli Praveen Nayak — no stay; civil case O.S.759/2020/2020, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.2122/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.137/2011/2011, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.1329/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 case O.S. 348/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 — 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 C — 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 case O.S 753/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 — no stay; civil case 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 case 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 case O.S.No.143/2025/2025, III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth — no stay; civil case O.S.No.101/2019/2019, The Senior Civil Judge, Devanahalli Judge Praveen Nayak — 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
0 on this registration (0 open) · 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/101224/007284, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/101224/007284 (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/101224/007284 (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.