PropertyLensBengaluru · invest
Financial & legal due diligence · public record · 18 Oct 2026
Embassy Verde Phase 2
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, Karnataka
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/201125/008263
Planning authorityBIAPPA - Bangalore Airport Area Planning Authority
Sanctioned planBIAAPA/TP/CC/278/2025-26/1882 · 2025-09-30
Escrow bankHDFC, Kasturba Road
Land4.77 acres · 11 land owners on record
Court cases declared71
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/201125/008263 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/201125/008263 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
69 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 withdrew ₹40.83 cr against ₹21.61 cr collected (−1); 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/201125/008263 · EMBASSY DEVELOPMENTS LIMITED
Construction3%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked696 / 702
6 still available
Sold vs built99% vs 3%
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
- Foundation footing work0%
- Upto Plinth Level0%
- Sub-structure flooring 0%
- RCC or MS Framed structure0%
- Masonry Construction0%
- Plastering inside , outside & Ceiling0%
69 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 declared69no stay recorded
At a glance
On its original RERA date
On its original RERA completion date: 2031-06-30
3% built, 99% booked
3% built per the latest filing; 696/702 homes booked
No complaints on this project
No RERA complaints on this project; 0 on the promoter overall
69 court cases declared
69 court cases declared in RERA filings (no stay recorded)
The record, in pictures
RERA file · Registration
Registered project cost ₹388 cr — where it goes
Land ₹0 cr · 0%Approvals ₹5 cr · 1%Construction & on-site ₹379.1 cr · 98%Other / taxes ₹3.9 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 685/2021 · 2 Additional Senior Civil Judge Devanahalli Yeshwanth · 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 675/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 345/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 179/2019 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 826/2020 · 1 st Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth · no stayCivil 1144/2022 · The Principal Senior Civil Judge, Devanahalli Praveen Nayak · no stayCivil 759/2020 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 2122/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 137/2011 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivl 1329/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 647/2014 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 19800/2025 · The Hon'ble High Court of Karnataka Hon'ble Judge Mr.Sunil Dutt Yadav · no stayCivil 348/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 664/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 354/2015 · Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika · no stayCivil 385/2019 · The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh · no stayCivil 2259/2019 · The High Court of Karnataka Hon’ble Mr. Justice Anu Sivaraman and Hon'ble Justice Vijaykumar A Patil · no stayCivil 305/2015 · Principal Civil Judge & JMFC Devanahalli Hon'ble Judge Venkatesh · no stayCivil 849/2015 · 2 Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth · no stayCivil 334/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 462/2013 · 2 Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth · no stayCivil 152/2016 · Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika · no stayCivil 753/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 466/2016 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 296/2015 · Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika · no stayCivil 306/2015 · Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika · no stayCivil 349/2015 · Principal Civil Judge & JMFC Devanahalli Hon'ble Judge Venkatesh · no stayCivil 829/2008 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil 2496/2017 · High court of Karnataka Hon'ble Justice Ashok.S.Kinagi · no stayCivil 752/2015 · The High Court of Karnataka Hon’ble Mr. Justice D.K.Singh and Hon'ble Justice S.Rachaiah · no stayCivil 455/2025 · The Additional Civil Judge, Devanahalli Judge Chandrika · no stayCivil 143/2025 · III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth · no stayCivil 101/2019 · The Senior Civil Judge, Devanahalli Judge Praveen Nayak · no stayCivil O.S.685/2021/2021 · 2 Additional Senior Civil Judge Devanahalli · no stayCivil 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.675/2015/2015 · 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.No.1144/2022/2022 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.759/2020/2020 · 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 · 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 · 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 · 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)/2015 · The High Court of Karnataka · 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 Yeshawant · no stayCivil O.S.No.31/2026/2026 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayBorrowing declared: NoEscrow at HDFC11 recorded land-owner sharesOwners’ association: not formed
Red flags to resolve in writing
1
Legal
71 court cases declared in RERA filings (685/2021, 490/2015); 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 — 2031-06-30 — and what is the per-month delay compensation?
- What do the declared cases (685/2021, 490/2015, 770/2016, 675/2015, 345/2015, 179/2019, 826/2020, 1144/2022, 759/2020, 2122/2006, 137/2011, 1329/2006, 647/2014, 19800/2025, 348/2015, 664/2015, 354/2015, 385/2019, 2259/2019, 305/2015, 849/2015, 334/2015, 462/2013, 152/2016, 753/2015, 466/2016, 296/2015, 306/2015, 349/2015, 829/2008, 2496/2017, 752/2015, 455/2025, 143/2025, 101/2019, 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.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)/2015, O.S.No.455/2025/2025, O.S.No.143/2025/2025, O.S.No.31/2026/2026, O.S.No.1144/2022/2022, O.S.No.143/2025/2025) 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/201125/008263 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · L45101HR2006PLC095409
Dates
Start 2026-01-01 · original completion 2031-06-30 · no extensions
Progress
3% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 696 of 702 homes booked (6 available)
Registered cost
Total ₹388 cr · land ₹0.00 cr · construction ₹379 cr
Borrowing / mortgage declared
Borrowing: No
RERA bank account
HDFC, Kasturba Road (70% construction account)
Plan sanction
BIAAPA/TP/CC/278/2025-26/1882 dated 2025-09-30 · BIAPPA - Bangalore Airport Area Planning Authority
Land & towers
4.77 acres (19,303 sq m) · TOWER B2 234 homes, 18 floors; TOWER B3 234 homes, 18 floors; TOWER B4 234 homes, 18 floors
Land owners / co-promoters
EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 59/2); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 93); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 94); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 99); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 102); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 103); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 105); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 109) +3 more
Litigation declared
Civil 685/2021, 2 Additional Senior Civil Judge Devanahalli Yeshwanth — 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 675/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 345/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 179/2019, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 826/2020, 1 st Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth — no stay; Civil 1144/2022, The Principal Senior Civil Judge, Devanahalli Praveen Nayak — no stay; Civil 759/2020, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 2122/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 137/2011, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civl 1329/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 647/2014, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 19800/2025, The Hon'ble High Court of Karnataka Hon'ble Judge Mr.Sunil Dutt Yadav — no stay; Civil 348/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 664/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 354/2015, Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika — no stay; Civil 385/2019, The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh — no stay; Civil 2259/2019, The High Court of Karnataka Hon’ble Mr. Justice Anu Sivaraman and Hon'ble Justice Vijaykumar A Patil — no stay; Civil 305/2015, Principal Civil Judge & JMFC Devanahalli Hon'ble Judge Venkatesh — no stay; Civil 849/2015, 2 Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth — no stay; Civil 334/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 462/2013, 2 Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth — no stay; Civil 152/2016, Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika — no stay; Civil 753/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 466/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 296/2015, Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika — no stay; Civil 306/2015, Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika — no stay; Civil 349/2015, Principal Civil Judge & JMFC Devanahalli Hon'ble Judge Venkatesh — no stay; Civil 829/2008, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 2496/2017, High court of Karnataka Hon'ble Justice Ashok.S.Kinagi — no stay; Civil 752/2015, The High Court of Karnataka Hon’ble Mr. Justice D.K.Singh and Hon'ble Justice S.Rachaiah — no stay; Civil 455/2025, The Additional Civil Judge, Devanahalli Judge Chandrika — no stay; Civil 143/2025, III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth — no stay; Civil 101/2019, The Senior Civil Judge, Devanahalli Judge Praveen Nayak — no stay; Civil O.S.685/2021/2021, 2 Additional Senior Civil Judge Devanahalli — no stay; 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.675/2015/2015, 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.No.1144/2022/2022, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.759/2020/2020, 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 — 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 — 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 — 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)/2015, The High Court of Karnataka — 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 Yeshawant — 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) · 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/201125/008263, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/201125/008263 (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/201125/008263 (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.