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

Source: https://property-lens.ai/p/embassy-paradiso-007946 (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: 46/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 54%.
- Projected price growth: 11.1% per year over 5 years (likely range 7.6%–14.5%); 10.5% per year over 10 years.
- Net-wealth CAGR: 7.5% per year over an 8-year hold with a 75% loan at 8.5%. Cash-flow IRR: 11.4% (all-cash 10.5%). Gross rental yield: 0.0%.
- Status: under construction, RERA handover 2027-08-31. Type: plot, 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. Homes: not filed. Land: not filed. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1250/303/PR/220725/007946.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Plot | 4,003 | 4,005 | ₹6,150 (assumed) | ₹2.46 Cr | — |
| Plot | 4,502 | 4,500 | ₹6,150 (assumed) | ₹2.77 Cr | — |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 7.1/10 (city average 6.2, +0.7 points), confidence 35%. ₹6,150 psf vs luxury comps ₹11,000 (-44%; 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: 3.0/10 (city average 6.0, −5.9 points), confidence 38%. Gross yield 0.0% (₹0 psf/month); locality rental demand 6/10.
- Resale liquidity: 6.4/10 (city average 7.6, −2.1 points), confidence 50%. Locality resale depth 6/10; ticket ₹2.46 Cr narrows the buyer pool; UC resale needs builder NOC.
- 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 51 min, Hebbal (Kirloskar) 54 min, MG Road (CBD) 71 min, ITPL Whitefield 76 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 ~29 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: 6.8/10 (city average 3.7, +7.7 points), confidence 50%. Embassy Group: 30+ projects, on-time 70% (assumed); handover 2027-08-31 (RERA); within the RERA timeline, work on schedule (43 pts).
- Layout, size, age, amenities, maintenance: 7.5/10 (city average 7.3, +0.2 points), confidence 50%. 60 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed).
- 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: 1 case(s) declared; approvals: Plan BIAAPA/TP01/LAO/38/2014-15/25-26/1031 dated 2025-07-03; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 7.5/10 (city average 6.0, +10.0 points), confidence 56%. Model 5-yr price CAGR 11.1% (range 7.6–14.5%).

## Why prices should grow about 11.1% 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 ₹6,150 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).
- + 1.6%: Add 1.6% for this project itself: unfinished homes are worth more once they are complete.
- = 11.1%: Result: about 11.1% a year, so a home worth ₹2.51 Cr today would be worth about ₹4.25 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹2.13 Cr. Exit value in year 8: ₹5.65 Cr. Net sale after loan and costs: ₹4.00 Cr. Net rent after running costs: ₹-7.4 L. Loan: ₹1.88 Cr (EMI ₹1.6 L per month). All-in cost: ₹2.68 Cr (other charges ₹4.9 L, GST ₹0.0 L, stamp duty and registration ₹16.6 L).

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/220725/007946 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2027-08-31
- 95% built per the latest filing; 0/0 homes booked
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 9/10. project reported ≥95% complete
- Legal & complaints: 6.5/10. 1 court case declared in filings (−1.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 8/10. finance cost is 0% of the registered budget; last quarter: collected ₹45.75 cr, withdrew ₹37.20 cr
- Developer strength: 4.5/10. Acuité BB+ (Embassy Property Developments NCDs)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (566/2009); 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 — 2027-08-31 — and what is the per-month delay compensation?
4. What do the declared cases (566/2009) 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/220725/007946 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · L45101HR2006PLC095409
- Dates: Start 2025-08-31 · original completion 2027-08-31 · no extensions [green]
- Progress: 95% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 0 of 0 homes booked (0 available)
- Registered cost: Total ₹36.95 cr · land ₹0.00 cr · construction ₹31.95 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: HDFC, KASTURBA GANDHI MARG (70% construction account)
- Plan sanction: BIAAPA/TP01/LAO/38/2014-15/25-26/1031 dated 2025-07-03 · BIAPPA - Bangalore Airport Area Planning Authority
- Land owners / co-promoters: EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 73); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 76); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 117); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 118); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 120); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 121); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 123); EMBASSY DEVELOPMENTS LIMITED (100.0%, Sy 124) +12 more
- Litigation declared: Civil 566/2009, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/220725/007946 (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 ₹6,150 per sq ft × 4,005 sq ft; other charges 2.0%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹0 per month growing 5.0% a year with 5% vacancy; maintenance ₹0.3 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-paradiso-007946.json; printable due-diligence report at https://property-lens.ai/dd/embassy-paradiso-007946.

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