# Embassy Greenshore — Embassy Group, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/embassy-greenshore-008265 (PropertyLens). Analysis generated 2026-10-18 from Karnataka RERA filings, quarterly promoter updates, public ratings and dated locality evidence. Figures marked "assumed" are model estimates that visitors can edit on the page; "observed" figures come from a named source.

## Summary
- Investment score: 53/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 11.6% per year over 5 years (likely range 8.1%–15.0%); 10.1% per year over 10 years.
- Net-wealth CAGR: 8.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 16.0% (all-cash 13.0%). Gross rental yield: 2.5%.
- Status: under construction, RERA handover 2031-12-31. Type: apartment, luxury segment. Developer: Embassy Group (#29 in Bengaluru by RERA registrations).
- Address: 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. Homes: 878. Land: 14.34 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1250/303/PR/201125/008265.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 2 BHK | 803 | 1,205 | ₹10,850 (assumed) | ₹1.31 Cr | ₹28,500 (assumed) |
| 3 BHK | 1,208 | 1,810 | ₹10,850 (assumed) | ₹1.96 Cr | ₹38,500 (assumed) |
| 4 BHK | 1,663 | 2,495 | ₹10,850 (assumed) | ₹2.71 Cr | ₹49,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.4 points), confidence 35%. ₹10,850 psf vs luxury comps ₹11,000 (-1%; under-construction should price ~8% below ready). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 5.6/10 (city average 6.0, −0.7 points), confidence 38%. Gross yield 2.6% (₹24 psf/month); locality rental demand 6/10.
- Resale liquidity: 8.2/10 (city average 7.6, +1.1 points), confidence 60%. Locality resale depth 6/10; ticket ₹1.31 Cr narrows the buyer pool; UC resale needs builder NOC; 878-home project gives deep resale comps; RERA sales pace ratio 4.72.
- Employment access: 1.5/10 (city average 5.2, −7.6 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 52 min, Hebbal (Kirloskar) 54 min, MG Road (CBD) 72 min, ITPL Whitefield 77 min; 0 of 7 major hubs within 30 min; 15 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.3/10 (city average 4.8, −0.8 points), confidence 60%. none; Blue Line airport terminal station under construction; Airport City (Blue Line) ~2027; airport ~31 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.0/10 (city average 7.0, −2.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 4.6/10 (city average 3.7, +2.3 points), confidence 50%. Embassy Group: 30+ projects, on-time 70% (assumed); handover 2031-12-31 (RERA); within the RERA timeline, work on schedule (-2 pts).
- Layout, size, age, amenities, maintenance: 8.5/10 (city average 7.3, +1.5 points), confidence 55%. 61 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹6,548 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.8/10 (city average 5.8, −0.1 points), confidence 50%. Plotted-development heavy; social infrastructure still thin
- Legal, title & approvals: 5.2/10 (city average 7.4, −4.5 points), confidence 55%. RERA registered; litigation: 14 case(s) declared; approvals: Plan BIAAPA/TP/CC/277/2025-26 dated 2025-11-11; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 8.2/10 (city average 6.0, +14.1 points), confidence 56%. Model 5-yr price CAGR 11.6% (range 8.1–15.0%).

## Why prices should grow about 11.6% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.2%: Add 1.2%: prices here rose 14.0% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.4%: Subtract 0.4%: at ₹10,850 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.4%: Add 2.4%: 15 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (17 months of unsold stock).
- + 0.3%: Add 0.3% for new roads, metro and water lines, weighted by how likely they are to actually finish: Blue Line KR Puram–Hebbal–Airport (construction, 2027); Satellite Town Ring Road (construction, 2028); Bagalur ITIR / Aerospace expansion (planned, 2030).
- + 2.1%: Add 2.1% for this project itself: unfinished homes are worth more once they are complete.
- = 11.6%: Result: about 11.6% a year, so a home worth ₹1.35 Cr today would be worth about ₹2.34 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹98.5 L. Exit value in year 8: ₹3.02 Cr. Net sale after loan and costs: ₹2.00 Cr. Net rent after running costs: ₹3.4 L. Loan: ₹1.07 Cr (EMI ₹0.9 L per month). All-in cost: ₹1.65 Cr (other charges ₹4.6 L, GST ₹6.8 L, stamp duty and registration ₹8.9 L, interiors ₹14.5 L).

## Exit plans compared
- Sell at handover, no interiors (6 years): IRR 23.0%, net-wealth CAGR 13.9%, cash in ₹61.2 L, net rent ₹0.3 L, net sale ₹1.47 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 17.8%, net-wealth CAGR 10.3%, cash in ₹84.6 L, net rent ₹2.6 L, net sale ₹1.95 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 16.0%, net-wealth CAGR 8.6%, cash in ₹98.5 L, net rent ₹3.4 L, net sale ₹2.00 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/201125/008265 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2031-12-31
- 10% built per the latest filing; 621/878 homes booked
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [WATCH] 14 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 3.5/10. 14 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 8/10. finance cost is 0% of the registered budget; last quarter: collected ₹28.43 cr, withdrew ₹13.81 cr
- Developer strength: 4.5/10. Acuité BB+ (Embassy Property Developments NCDs)

### Red flags to resolve in writing
1. 14 court cases declared in RERA filings (350/2012, 774/2014); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 0 on the promoter entity across projects.

### Credit ratings
- Embassy Property Developments NCDs: Acuité BB+ (2024-05)

### Questions to put to the developer
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. Which date is contractual — 2031-12-31 — and what is the per-month delay compensation?
4. What do the declared cases (350/2012, 774/2014, 385/2019, 152/2016, 348/2015, 2259/2019, 752/2015, O.S. 350/12/2012, O.S. 774/14/2014, O.S. 348/15/2015, RFA.No.1741/2018 (OS.No.752/2015)/2018, O.S. 385/2019/2019, R.F.A.No.2259/2019/2019, O.S 152/16/2016) concern and is any stay in force?
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1250/303/PR/201125/008265 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · L45101HR2006PLC095409
- Dates: Start 2026-01-01 · original completion 2031-12-31 · no extensions [green]
- Progress: 10% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 621 of 878 homes booked (257 available)
- Registered cost: Total ₹946 cr · land ₹0.00 cr · construction ₹921 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: HDFC, Kasturba Road (70% construction account)
- Plan sanction: BIAAPA/TP/CC/277/2025-26 dated 2025-11-11 · BIAPPA - Bangalore Airport Area Planning Authority
- Land & towers: 14.34 acres (58,037 sq m) · Tower 1 112 homes, 16 floors; Tower 2 104 homes, 17 floors; Tower 3 131 homes, 18 floors; Tower 4 91 homes, 18 floors; Tower 5 129 homes, 18 floors; Tower 6 127 homes, 18 floors; Tower 7 129 homes, 18 floors; Tower 8 55 homes, 18 floors
- Land owners / co-promoters: Embassy Developments Limited (100.0%, Sy 45/1); Embassy Developments Limited (100.0%, Sy 45/2 (P)); Embassy Developments Limited (100.0%, Sy 46); Embassy Developments Limited (100.0%, Sy 56/1 (P)); Embassy Developments Limited (100.0%, Sy 57/1 (P)); Embassy Developments Limited (100.0%, Sy 57/3 (P)); Embassy Developments Limited (100.0%, Sy 57/4 (P))
- Litigation declared: Civil 350/2012, The Senior Civil Judge , Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 774/2014, 1 st Additional Senior Civil Judge Devanahalli Hon'ble Judge Yeshwanth — no stay; Civil 385/2019, The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh — no stay; Civil 152/2016, Additional Civil Judge & JMFC Devanahalli Hon'ble Judge Chandrika — no stay; Civil 348/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 2259/2019, The High Court of Karnataka Hon'ble Judge Anu Sivaraman and Hon'ble Mr.Judge Vijaykumar A Patil — no stay; Civil 752/2015, The High Court of Karnataka Hon'ble Mr.Judge D.K.Singh and Hon'ble Mr.Judge S.Rachaiah — no stay; Suit for Partition and Declaration O.S. 350/12/2012, The Senior Civil Judge , Devanahalli — no stay; Suit for Partition O.S. 774/14/2014, 1 st Additional Senior Civil Judge Devanahalli — no stay; Suit for Partition and Suit for Permanent injunction O.S. 348/15/2015, Senior Civil Judge Devanahalli — no stay; Appeal to set aside the Judgment in O.S.No.752/2015 RFA.No.1741/2018 (OS.No.752/2015)/2018, The High Court of Karnataka — no stay; Suit for Partition and Declaration O.S. 385/2019/2019, The Principal Civil Judge & JMFC, Devanahalli — no stay; Appeal to set aside the Judgment passed in O.S.No.157/2010 R.F.A.No.2259/2019/2019, The High Court of Karnataka — no stay; Suit for Partition O.S 152/16/2016, Additional Civil Judge & JMFC Devanahalli — no stay [amber]
- K-RERA complaints: 0 on this registration (0 open) · 0 on the promoter entity across all its projects [green]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/201125/008265 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- 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.

## Assumptions used
- Price ₹10,850 per sq ft × 1,205 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹28,500 per month growing 5.0% a year with 5% vacancy; maintenance ₹6 per sq ft per month; hold 8 years; selling costs 1.5%.

Related: index of all analysed projects at https://property-lens.ai/llms.txt; JSON for this project at https://property-lens.ai/data/p/embassy-greenshore-008265.json; printable due-diligence report at https://property-lens.ai/dd/embassy-greenshore-008265.

PropertyLens scores and projections are model outputs built from dated public evidence and stated assumptions; they are not investment advice.