# Embassy Riverine — Embassy Group, Yelahanka / Jakkur / Airport corridor, Bengaluru

Source: https://property-lens.ai/p/embassy-riverine-008924 (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: 51/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 10.7% per year over 5 years (likely range 7.2%–14.2%); 9.8% per year over 10 years.
- Net-wealth CAGR: 8.1% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 15.0% (all-cash 12.4%). Gross rental yield: 2.2%.
- Status: under construction, RERA handover 2032-09-30. Type: villa, luxury segment. Developer: Embassy Group (#29 in Bengaluru by RERA registrations).
- Address: EMBASSY ORIGINS, SY NO 223/1 (P), THARAHUNSE VILLAGE , JALA HOBLI. Homes: 217. Land: 50.81 acres. Launched: 2026.
- RERA registrations: PRM/KA/RERA/1251/309/PR/090926/008924.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 4 BHK | 2,829 | 4,245 | ₹16,300 (assumed) | ₹6.92 Cr | ₹1,29,000 (assumed) |
| 4.5 BHK | 3,615 | 5,420 | ₹16,300 (assumed) | ₹8.83 Cr | ₹1,65,000 (assumed) |
| 5 BHK | 4,587 | 6,880 | ₹16,300 (assumed) | ₹11.21 Cr | ₹2,09,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.8/10 (city average 6.2, −0.4 points), confidence 35%. ₹16,300 psf vs luxury comps ₹16,500 (-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: 4.7/10 (city average 6.0, −2.6 points), confidence 38%. Gross yield 2.2% (₹30 psf/month); locality rental demand 7/10.
- Resale liquidity: 6.0/10 (city average 7.6, −2.7 points), confidence 50%. Locality resale depth 7/10; ticket ₹6.92 Cr narrows the buyer pool; UC resale needs builder NOC; 217-home project.
- Employment access: 2.4/10 (city average 5.2, −5.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Manyata Tech Park 44 min, Hebbal (Kirloskar) 46 min, MG Road (CBD) 63 min, ITPL Whitefield 72 min; 0 of 7 major hubs within 30 min; 14 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 4.7/10 (city average 4.8, −0.1 points), confidence 60%. none operational (Green Line ~9 km); Jakkur Cross / Yelahanka (Blue Line) ~2027; airport ~35 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 7.0/10 (city average 7.0, +0.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 4.4/10 (city average 3.7, +1.7 points), confidence 50%. Embassy Group: 30+ projects, on-time 70% (assumed); handover 2032-09-30 (RERA); within the RERA timeline.
- Layout, size, age, amenities, maintenance: 10.0/10 (city average 7.3, +3.4 points), confidence 55%. 4 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹11,888 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.9/10 (city average 5.8, +0.2 points), confidence 50%. Airport flight path; Jakkur aerodrome noise; lake catchments
- Legal, title & approvals: 7.7/10 (city average 7.4, +0.6 points), confidence 55%. RERA registered; litigation: none reported; approvals: Plan DO3-KIADB-00078/26-27/BP dated 2026-08-13; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 7.0/10 (city average 6.0, +6.8 points), confidence 56%. Model 5-yr price CAGR 10.7% (range 7.2–14.2%).

## Why prices should grow about 10.7% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 1.3%: Add 1.3%: prices here rose 14.5% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- − 0.7%: Subtract 0.7%: at ₹16,300 per sq ft, fewer families can afford to buy here, which slows further rises.
- + 2.7%: Add 2.7%: 14 million sq ft of new offices nearby means more people wanting homes here.
- + 0.0%: Supply and demand are balanced here (18 months of unsold stock).
- + 0.2%: Add 0.2% 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).
- + 1.3%: Add 1.3% for this project itself: unfinished homes are worth more once they are complete.
- = 10.7%: Result: about 10.7% a year, so a home worth ₹7.16 Cr today would be worth about ₹11.91 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹5.06 Cr. Exit value in year 8: ₹15.45 Cr. Net sale after loan and costs: ₹9.96 Cr. Net rent after running costs: ₹6.4 L. Loan: ₹5.64 Cr (EMI ₹4.9 L per month). All-in cost: ₹8.50 Cr (other charges ₹24.2 L, GST ₹35.8 L, stamp duty and registration ₹47.3 L, interiors ₹50.9 L).

## Exit plans compared
- Sell at handover, no interiors (6 years): IRR 20.5%, net-wealth CAGR 12.3%, cash in ₹3.24 Cr, net rent ₹-2.8 L, net sale ₹7.25 Cr. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 16.2%, net-wealth CAGR 9.3%, cash in ₹4.56 Cr, net rent ₹3.8 L, net sale ₹9.80 Cr.
- Hold, do interiors, rent & sell fitted (8 years): IRR 15.0%, net-wealth CAGR 8.1%, cash in ₹5.06 Cr, net rent ₹6.4 L, net sale ₹9.96 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/309/PR/090926/008924. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2032-09-30
- [POSITIVE] No RERA complaints on this project; 0 on the promoter overall
- [POSITIVE] No litigation declared in RERA filings

### Risk meters (rule-based)
- Delivery timeline: 9/10. no extensions, no overdue dates on the RERA file
- Legal & complaints: 9/10. no litigation and no complaints on the RERA file
- Money to finish: 8/10. finance cost is 0% of the registered budget
- Developer strength: 4.5/10. Acuité BB+ (Embassy Property Developments NCDs)

### Red flags to resolve in writing
1. Joint-development land: confirm which units fall in the owners’ share.

### 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 — 2032-09-30 — and what is the per-month delay compensation?
4. Confirm there is no litigation on the land or approvals beyond the RERA declaration.
5. What is the land owners’ share of built area and is the unit in the developer’s share?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/309/PR/090926/008924 · promoter SUMMIT DEVELOPMENTS LIMITED (Company) · U70200KA2011PLC057054
- Dates: Start 2026-09-01 · original completion 2032-09-30 · no extensions [green]
- Registered cost: Total ₹1559 cr · land ₹0.00 cr · construction ₹1248 cr
- Borrowing / mortgage declared: Borrowing: Yes
- RERA bank account: KOTAK MAHINDRA BANK, M G Road (70% construction account)
- Plan sanction: DO3-KIADB-00078/26-27/BP dated 2026-08-13 · KIADB - Karnataka Industrial Areas Development Board
- Land & towers: 50.81 acres (2,05,610 sq m) · Cluster 1 14 homes, 2 floors; Cluster 2 9 homes, 2 floors; Cluster 3 5 homes, 2 floors; Cluster 4 8 homes, 2 floors; Cluster 5 10 homes, 2 floors; Cluster 6 12 homes, 2 floors; Cluster 7 10 homes, 2 floors; Cluster 8 8 homes, 2 floors; Cluster 9 11 homes, 2 floors; Cluster 10 8 homes, 2 floors; Cluster 11 10 homes, 2 floors; Cluster 12 12 homes, 2 floors; Cluster 13 10 homes, 2 floors; Cluster 14 8 homes, 2 floors; Cluster 15 5 homes, 2 floors; Cluster 16 9 homes, 2 floors; Cluster 17 14 homes, 2 floors; Cluster 18 5 homes, 2 floors; Cluster 19 6 homes, 2 floors; Cluster 20 7 homes, 2 floors; Cluster 21 4 homes, 2 floors; Cluster 22 4 homes, 2 floors; Cluster 23 12 homes, 2 floors; Cluster 24 14 homes, 2 floors; Cluster 25 2 homes, 2 floors
- Land owners / co-promoters: Total No. of Units (14%, Sy No. of Stilts); No. of Basement (0%, Sy Total No. of Parking); Total No. of Units (9%, Sy No. of Stilts); No. of Basement (0%, Sy Total No. of Parking) [amber]
- Litigation declared: None declared in filings [green]
- K-RERA complaints: 0 on this registration (0 open) · 0 on the promoter entity across all its projects [green]
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/309/PR/090926/008924 (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 ₹16,300 per sq ft × 4,245 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹1,29,000 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-riverine-008924.json; printable due-diligence report at https://property-lens.ai/dd/embassy-riverine-008924.

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