Is Embassy Group a reliable builder?
14 Bengaluru projects analysed from Karnataka RERA filings, quarterly updates and the K-RERA complaint register, as of September 11, 2026.
Embassy Group in one paragraph
Embassy Group has a mixed delivery record in Karnataka RERA filings: 70% of registrations needed no extension. 3 of 12 under-construction projects are past their original RERA completion date, by 57 months on average (worst 87). The promoter entity carries 7 complaints at K-RERA across its projects. The median Embassy Group project scores 51/100 on investment merit (below the Bengaluru average); the best, Embassy East Avenue, scores 69.
Delivery is judged on extensions filed, not on handover dates, because RERA records extensions reliably and handovers late. Extensions are common across Bengaluru; compare the rate with other developers below.
Projects past their original RERA date
| Project | Months overdue | Extensions | Built · booked | Complaints | Score |
|---|---|---|---|---|---|
| Embassy Boulevard Yelahanka / Jakkur / Airport corridor | 87 | 0 | 100% of schedule · — | 0 | 45 |
| Embassy Lake Terraces Hebbal / Thanisandra / Nagawara | 42 | 3 | 100% of schedule · — | 7 | 43 |
| Embassy Springs - Phase 1, Plotted Development Devanahalli / Airport Road / Bagalur | 42 | 2 | 100% of schedule · — | 2 | 41 |
Overdue is measured against the completion date in the original registration. Many are covered by extensions, which RERA grants for up to a year at a time.
Best-scored Embassy Group projects
All 14 analysed Embassy Group projects
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Embassy East Avenue Embassy Group · Whitefield | 69 | 9.2% | 4.9% | 7.3% | ₹15,800 est. | ₹1.35 Cr | Under construction Sep 2028 |
| Embassy Grove Embassy Group · Kodihalli | 63 | 8.3% | 6.9% | 8.6% | ₹20,200 | ₹8.75 Cr | Ready |
| Embassy Verde Phase 2 Embassy Group · Devanahalli / Airport Road / Bagalur | 55 | 11.8% | 8.0% | 14.3% | ₹10,850 est. | ₹66.2 L | Under construction Jun 2031 |
| Embassy Verde Embassy Group · Devanahalli / Airport Road / Bagalur | 55 | 11.7% | 8.2% | 14.5% | ₹10,850 est. | ₹66.7 L | Under construction Dec 2030 |
| Embassy South Reserve Embassy Group · Yelahanka / Jakkur / Airport corridor | 55 | 10.8% | 8.6% | 15.6% | ₹16,300 est. | ₹2.03 Cr | Under construction Mar 2032 |
| Embassy Greenshore Embassy Group · Devanahalli / Airport Road / Bagalur | 53 | 11.6% | 8.6% | 16.0% | ₹10,850 est. | ₹1.31 Cr | Under construction Dec 2031 |
| Embassy Riverine Embassy Group · Yelahanka / Jakkur / Airport corridor | 51 | 10.7% | 8.1% | 15.0% | ₹16,300 est. | ₹6.92 Cr | Under construction Sep 2032 |
| Embassy Paradiso Embassy Group · Devanahalli / Airport Road / Bagalur | 46 | 11.1% | 7.5% | 11.4% | ₹6,150 est. | ₹2.46 Cr | Under construction Aug 2027 |
| Embassy Boulevard Embassy Group · Yelahanka / Jakkur / Airport corridor | 45 | 9.5% | 5.2% | 6.9% | ₹16,800 est. | ₹2.52 Cr | Under construction Jun 2019 |
| Embassy Lake Terraces Embassy Group · Hebbal / Thanisandra / Nagawara | 43 | 9.5% | 4.9% | 6.5% | ₹17,300 est. | ₹2.60 Cr | Under construction Mar 2023 |
| Embassy Springs - Phase 1, Plotted Development Embassy Group · Devanahalli / Airport Road / Bagalur | 41 | 11.3% | 7.2% | 10.3% | ₹6,150 est. | ₹73.8 L | Under construction Mar 2023 |
| Embassy Eden Embassy Group · Yelahanka / Jakkur / Airport corridor | 39 | 10.2% | 8.0% | 14.6% | ₹16,300 est. | ₹13.83 Cr | Under construction Dec 2031 |
| Serene Amara by Columbia Pacific Embassy Group · Devanahalli / Airport Road / Bagalur | 37 | 9.5% | 5.8% | 7.7% | ₹11,550 est. | ₹97.6 L | Ready |
| Embassy Springs - Phase 2A, Apartments Embassy Group · Devanahalli / Airport Road / Bagalur | 25 | 9.8% | 5.2% | 7.8% | ₹11,200 est. | ₹1.68 Cr | Under construction Dec 2027 |
Where Embassy Group builds
Embassy Group compared with other developers
Questions people ask
Is Embassy Group a reliable builder?
Karnataka RERA filings as of September 11, 2026: 70% of registrations needed no extension; 3 of 12 under-construction projects are past their original completion date by 57 months on average; 8 extensions filed across 3 projects; 7 complaints on the promoter entity at K-RERA; 7 projects declare litigation. That is the public record; PropertyLens does not rate builders on opinion.
Which Embassy Group project is the best investment?
Embassy East Avenue in Whitefield scores highest at 69/100 with projected growth 9.2% a year and cash-flow IRR 7.3%. The median Embassy Group project scores 51.
Is Embassy Group delaying possession?
3 under-construction Embassy Group projects are past their original RERA completion date: Embassy Boulevard (87 months), Embassy Lake Terraces (42 months), Embassy Springs - Phase 1, Plotted Development (42 months). Extensions filed with RERA are listed on each project page.
Where does Embassy Group build in Bengaluru?
Devanahalli / Airport Road / Bagalur (7), Yelahanka / Jakkur / Airport corridor (4), Whitefield (1), Kodihalli (1), Hebbal / Thanisandra / Nagawara (1). Median price ₹15,800 per sq ft across analysed projects.
Scores and projections are model outputs built from dated public evidence (Karnataka RERA filings, promoter quarterly updates, complaint registers, public ratings) and stated assumptions. They are research, not investment advice. How the numbers are built.