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

Serene Amara by Columbia Pacific

Embassy Group · Devanahalli / Airport Road / Bagalur · Sy Nos 131(3/233), 134(3/232), 135(3/226), 136(3/227), 142(3/225), 143(3/223), 124(3/222) and 145(3/218) of NAVRATHNA AGRAHARA VILLAGE , JALA HOBLI, YELAHANKA TALUK

Promoter entityEmbassy-Columbia Pacific ASL Pvt Ltd
Entity type · PANCompany · AAGCE4439A
Developer brandEmbassy Group · #29 in Bengaluru by RERA registrations
RERA registrationsRegistration: PRM/KA/RERA/1251/309/PR/160223/005724
Planning authorityBBMP - Bruhat Bengaluru Mahanagara Palike
Sanctioned planNA · 2022-09-27
Escrow bankINDIAN OVERSEAS BANK, Bangalore City Branch
Land2.44 acres · 8 land owners on record
Court cases declared14
Complaints at K-RERA1 on this project · 1 on the promoter
Record fetchedSep 2026
0 red flags6 to watch3 positive

Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/160223/005724 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/1251/309/PR/160223/005724 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 red6 watch3 positive
Delivery timeline8/10
delivered on the original registration
Legal & complaints3/10
7 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1); 1 RERA complaint on the project (−0.5); 1 still open
Money to finish9/10
finance cost is 2% of the registered budget; last quarter: collected ₹19.82 cr, withdrew ₹14.12 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/1251/309/PR/160223/005724 · Embassy-Columbia Pacific ASL Pvt Ltd
Delivered
RegisteredJan 2023TodaySep 2026Original completionDec 2026
Money through the RERA account
Collected ₹21.54 CrWithdrawn ₹15.10 CrQ3 2025-2621.54 Cr15.10 CrCollected ₹23.92 CrWithdrawn ₹18.50 CrQ4 2025-2623.92 Cr18.50 CrCollected ₹19.82 CrWithdrawn ₹14.12 CrQ1 2026-2719.82 Cr14.12 Cr
Collected from buyersWithdrawn for construction
Latest milestones
  • Earth work and other leveling preparation
    100%
  • Foundation footing work
    100%
  • Upto Plinth Level
    100%
  • Sub-structure flooring
    100%
  • Retaining wall
    100%
  • RCC or MS Framed structure
    100%
7 court cases declared1 complaints · 1 openNBFC finance 2% of budgetEscrow: INDIAN OVERSEAS BANKJoint-development land
Credit ratings of the people behind it
AAAAAABBBBBBCDinvestment grade ◀▶ speculative gradeAcuité BB+ · Embassy Property Developments NCDs · May 2024
Complaints & disputes on record
On this project11 open
On the promoter entity1all projects
Court cases declared7no stay recorded
What complainants raise
  • Not Registering the Agreement for Sale
At a glance
Delivered

Delivered. RERA registration ran 2023-01-01 → 2026-12-31

1 RERA complaints, 1 open

1 RERA complaints on this project (1 open); 1 on the promoter overall

7 court cases declared

7 court cases declared in RERA filings (no stay recorded)

The record, in pictures

RERA file · Registration

Registered project cost ₹163 cr — where it goes
Approvals ₹4.7 cr · 3%Construction & on-site ₹121.1 cr · 74%Finance (NBFC) ₹3.4 cr · 2%Other / taxes ₹34 cr · 21%
Civil O.S.989/2021/2021 · The Civil Judge (Sr.Division), Devanahalli · no stayCivil O.S 471/2015/2015 · The Senior Civil Judge , Devanahalli · no stayCivil O.S 399/2018/2018 · The Senior Civil Judge , Devanahalli · no stayCivil O.S. 365/15/2015 · The Senior Civil Judge , Devanahalli · no stayCivil W.A.No.5127/17/2017 · High Court of Karnataka Hon’ble Mr. Justice Jayanth Banerjee Hon’ble Mr. Justice Rajesh Rai.K" · no stayCivil R.F.A.No. 1316/2018/2018 · The Hon'ble High Court of Karnataka Hon'ble Mr.Justice Anant Ramnath Hegde · no stayCivil W.P.No. 20987/2025/2025 · The Hon'ble High Court of Karnataka Hon'ble Mr. Justice R.Devdas · no stayBorrowing declared: NoEscrow at INDIAN OVERSEAS BANK8 recorded land-owner sharesOwners’ association: not formed

Complaint log (K-RERA) · 1 on this project

  • Sep 2024Not Registering the Agreement for Saleopen
Complaints by status
Open / under enquiry
1

Red flags to resolve in writing

1
Legal

14 court cases declared in RERA filings (O.S.989/2021/2021, O.S 471/2015/2015); check for stays and title impact.

2
Legal

Joint-development land: confirm which units fall in the owners’ share.

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. Provide the occupancy certificate, khata and title chain for the unit.
  4. What do the declared cases (O.S.989/2021/2021, O.S 471/2015/2015, O.S 399/2018/2018, O.S. 365/15/2015, W.A.No.5127/17/2017, R.F.A.No. 1316/2018/2018, W.P.No. 20987/2025/2025, O.S 471/2015/2015, O.S 399/2018/2018, O.S. 365/15/2015, W.A.No.5127/17/2017, R.F.A.No. 1316/2018/2018, W.P.No. 20987/2025/2025, W.A.No.5127/17/2017) concern and is any stay in force?
  5. What is the land owners’ share of built area and is the unit in the developer’s share?
Full record: every filed number, line by line2 sections · 14 items

RERA file · Registration

Registration
PRM/KA/RERA/1251/309/PR/160223/005724 · promoter Embassy-Columbia Pacific ASL Pvt Ltd (Company) · U70109KA2021PTC146952
Dates
Start 2023-01-01 · original completion 2026-12-31 · no extensions
Status
Completed and occupied (per project status); RERA progress fields below are historical
Registered cost
Total ₹163 cr · construction ₹121 cr · NBFC principal+interest ₹3.37 cr (2%)
Borrowing / mortgage declared
Borrowing: No · mortgage: No
RERA bank account
INDIAN OVERSEAS BANK, Bangalore City Branch (70% construction account)
Plan sanction
NA dated 2022-09-27 · BBMP - Bruhat Bengaluru Mahanagara Palike
Land & towers
2.44 acres (9,892 sq m) · Wing A 120 homes, 17 floors; Wing B 119 homes, 17 floors
Land owners / co-promoters
Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 134); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 135); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 136); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 142); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 143); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 124); Embassy-Columbia Pacific ASL Pvt Ltd (100.0%, Sy 145); No. of Basement (1%, Sy Total No. of Parking)
Litigation declared
Civil O.S.989/2021/2021, The Civil Judge (Sr.Division), Devanahalli — no stay; Civil O.S 471/2015/2015, The Senior Civil Judge , Devanahalli — no stay; Civil O.S 399/2018/2018, The Senior Civil Judge , Devanahalli — no stay; Civil O.S. 365/15/2015, The Senior Civil Judge , Devanahalli — no stay; Civil W.A.No.5127/17/2017, High Court of Karnataka Hon’ble Mr. Justice Jayanth Banerjee Hon’ble Mr. Justice Rajesh Rai.K" — no stay; Civil R.F.A.No. 1316/2018/2018, The Hon'ble High Court of Karnataka Hon'ble Mr.Justice Anant Ramnath Hegde — no stay; Civil W.P.No. 20987/2025/2025, The Hon'ble High Court of Karnataka Hon'ble Mr. Justice R.Devdas — no stay
K-RERA complaints
1 on this registration (1 open) · 1 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/1251/309/PR/160223/005724, fetched 2026-09-15. Figures are the promoter’s own filings.

Complaint log (K-RERA) · 1 on this project

2024-09-12 · 00881/2024
Not Registering the Agreement for Sale — UNDER ENQUIRY AUTHORITY FULLBENCH

Complaint subjects are as filed by complainants; a disposed complaint may have been decided either way.

Sources & caveats2 sources
  • Karnataka RERA project record PRM/KA/RERA/1251/309/PR/160223/005724 (registration file, quarterly updates, complaint register), fetched 2026-09-15
  • PropertyLens locality model (market-level estimates)
  • Karnataka RERA project records PRM/KA/RERA/1251/309/PR/160223/005724 (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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