Embassy Springs - Phase 1, Plotted Development
Score, growth and returns below are for the highlighted home and plan. Prices, rent and possession never mix across phases.
Price edits apply to ·
All-in cost sheet this home, default assumptions
| Item | Basis | Amount |
|---|---|---|
| Base price | ₹6,150 per sq ft × 1,200 sq ft super built-up | 73.8 L |
| Other charges | 2.0% of base: floor-rise, preferred-location, car park, club, maintenance deposit, legal, corpus (edit in Assumptions) | 1.5 L |
| GST | 0.0% on an under-construction home | 0.0 L |
| Stamp duty and registration | 6.6% in Karnataka: 5% stamp duty + 1% registration + cess and surcharge on the agreement value | 5.0 L |
| All-in cost | what leaves your pocket and the bank's, before rent or resale | ₹80.2 L |
| Your own money | 75.0% loan at 8.5% for 20 years covers the rest; EMI 0.5 L a month | ₹67.2 L |
Carpet area 889 sq ft against 1,200 sq ft super built-up: you pay for 26% that is common area and walls. Price per sq ft of carpet ≈ ₹8,301. Every percentage above is editable in Assumptions; the defaults are Karnataka rates as of 2026-09.
In plain words
Each home is marked on 11 things a careful buyer checks, then compared with every project we analyse in Bengaluru: 50 is the average project, 62 beats about five in six. Here is what lifts this one and what drags it:
- +Expected price growth (5-yr CAGR model) · 12/26 pts
We expect prices here to rise about 11.3% a year for the next 5 years (explained below). - +Price vs comparables · 1/3 pts
Cheaper than similar luxury homes nearby: ₹6,150 vs about ₹11,000 per sq ft. - +Layout, size, age, amenities, maintenance · 0/3 pts
Moderately dense layout (60 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹6 per sq ft a month. - −Employment access · -8/10 pts
Drive times right now: Manyata Tech Park 51 min, Hebbal (Kirloskar) 54 min, MG Road (CBD) 71 min; Electronic City Ph-1 110 min. About 15 million sq ft of new offices are planned nearby in 3 years. - −Rental demand & yield · -6/8 pts
A plot earns no rent, so this scores low by design. - −Schools, hospitals, daily needs · -2/3 pts
Schools, hospitals and daily shopping are limited in this area.
All 11 checks
- +Price vs comparables · 1/3 pts
Cheaper than similar luxury homes nearby: ₹6,150 vs about ₹11,000 per sq ft. - −Rental demand & yield · -6/8 pts
A plot earns no rent, so this scores low by design. - •Resale liquidity · -2/4 pts
Plenty of buyers can afford a ₹73.8 L home, and homes in Devanahalli / Airport Road / Bagalur take time to resell. Reselling before handover needs the builder’s permission. - −Employment access · -8/10 pts
Drive times right now: Manyata Tech Park 51 min, Hebbal (Kirloskar) 54 min, MG Road (CBD) 71 min; Electronic City Ph-1 110 min. About 15 million sq ft of new offices are planned nearby in 3 years. - −Metro, bus, rail & airport · -1/9 pts
No working metro nearby (nearest 15 km). Airport is about 30 minutes by road right now. - •Schools, hospitals, daily needs · -2/3 pts
Schools, hospitals and daily shopping are limited in this area. - −Builder delivery & handover risk · -1/16 pts
Embassy Group has finished 30+ projects and delivered on time about 70% of the time. This phase is 89% built, with handover promised for 2023-03-31: delays would push your rent start back. - +Layout, size, age, amenities, maintenance · 0/3 pts
Moderately dense layout (60 homes per acre); about 72% of the area you pay for is usable carpet area. Maintenance ~₹6 per sq ft a month. - •Water, flooding, noise, infrastructure · -0/9 pts
Low flood risk; water supply is mostly borewell or tankers; noise is manageable. - •Legal, title & approvals · -2/5 pts
Registered with Karnataka RERA; no court cases reported; land title not yet verified by us, so get a lawyer to check. The due-diligence report below flags 2 items in red. - +Expected price growth (5-yr CAGR model) · 12/26 pts
We expect prices here to rise about 11.3% a year for the next 5 years (explained below).
We build the forecast step by step, starting from what Bengaluru homes normally do and adjusting for this area and this project:
- + 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).
- + 1.9%Add 1.9% for this project itself: unfinished homes are worth more once they are complete.
- = 11.3%Result: about 11.3% a year, so a home worth ₹75.3 L today would be worth about ₹1.29 Cr in 5 years. We are 56% confident in the evidence behind this.
Highlights
- Embassy · Devanahalli / Airport Road / Bagalur · unit count not filed on 211.6 acres
- Under construction: 89% complete, RERA completion 2023-03-31 (2 extensions)
- No litigation declared · 2 complaints on this registration
Assumptions editable
Purchase
FinancingLoan 75% · cash 25% · EMI ₹48,995/mo
Rent & running costs
Interiors & exit
Returns over 8 years · no interiors
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -80.5 L | 56.5 L | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -24.1 L |
| Yr 1 | 0.0 L | 0.0 L | 0.0 L | -0.2 L | -5.9 L | 0.0 L | -6.1 L |
| Yr 2 | 0.0 L | 0.0 L | 0.0 L | -0.2 L | -5.9 L | 0.0 L | -6.1 L |
| Yr 3 | 0.0 L | 0.0 L | 0.0 L | -0.3 L | -5.9 L | 0.0 L | -6.1 L |
| Yr 4 | 0.0 L | 0.0 L | 0.0 L | -0.3 L | -5.9 L | 0.0 L | -6.2 L |
| Yr 5 | 0.0 L | 0.0 L | 0.0 L | -0.3 L | -5.9 L | 0.0 L | -6.2 L |
| Yr 6 | 0.0 L | 0.0 L | 0.0 L | -0.3 L | -5.9 L | 0.0 L | -6.2 L |
| Yr 7 | 0.0 L | 0.0 L | 0.0 L | -0.4 L | -5.9 L | 0.0 L | -6.2 L |
| Yr 8 | 0.0 L | 0.0 L | 0.0 L | -0.4 L | -5.9 L | 1.24 Cr | 1.18 Cr |
Pre-tax unless capital-gains tax is set. Rent enters the cash flows once. Net-wealth CAGR = (cash returned incl. sale ÷ cash put in)^(1/years) − 1. IRR uses the dated cash flows.
Score factors
Bars show points added or taken away versus the average analysed Bengaluru project (score 50).
Price growth model, year by year
Nominal growth per year. Parts add up; momentum fades, infrastructure is weighted by delivery probability and dated.
| Component | Yr 1 | Yr 2 | Yr 3 | Yr 4 | Yr 5 | Yr 6 | Confidence |
|---|---|---|---|---|---|---|---|
| Bengaluru long-run nominal trend | 6.0 | 6.0 | 6.0 | 6.0 | 6.0 | 6.0 | 80% |
| Locality momentum (mean-reverting) | 2.8 | 1.5 | 0.8 | 0.5 | 0.3 | 0.1 | 45% |
| Affordability ceiling | -0.7 | -0.5 | -0.3 | -0.2 | -0.2 | -0.1 | 60% |
| Employment access & office pipeline | 2.4 | 2.4 | 2.4 | 2.4 | 2.4 | 2.4 | 55% |
| Supply–demand balance | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 | 50% |
| Infrastructure delivery (probability-weighted) | 0.4 | 0.4 | 0.3 | 0.2 | 0.2 | 0.0 | 55% |
| Project-specific adjustments | 3.3 | 1.5 | 1.5 | 1.5 | 1.5 | 1.5 | 50% |
| Total growth | 14.2% | 11.4% | 10.7% | 10.3% | 10.2% | 10.0% | 56% |
Bengaluru long-run nominal trend: City-wide 2013-25 nominal residential trend ≈ inflation + real income growth.
Locality momentum (mean-reverting): Trailing 3.0-yr locality CAGR 14.0% vs 6.0% trend; 35% carried forward, halving each year.
Affordability ceiling: Ticket at ₹6,150 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.
Employment access & office pipeline: 15 msf office pipeline (3 yr) on 8 msf stock; 30-min jobs index 0.45.
Supply–demand balance: 17 months of unsold inventory; new-launch/absorption ratio 1.36 (from 45 under-construction RERA filings in this locality: 7,627 unsold homes, 1616.1 sold per month).
Infrastructure delivery (probability-weighted): Blue Line KR Puram–Hebbal–Airport (construction, 2027, p=0.65); Satellite Town Ring Road (construction, 2028, p=0.6); Bagalur ITIR / Aerospace expansion (planned, 2030, p=0.5)
Project-specific adjustments: Remaining construction risk (11% work left) re-rates toward ready comps by handover (~0.9% over 0.5 yr). Land in expansion corridors historically outpaces built stock; no depreciation.
Locality evidence: ₹5,400 (Jun 2023) → ₹8,000 (Jun 2026) = 14.0% p.a. Sources: Platform estimate (interim, not observed).
What the public record says
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/171016/000633. 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.
Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.
- Refund of Rs.10.38 Lakhs paid as advance for purchase of plot
- Refund of Expression of Interest Amount not done despite reminders
Registration extended 2× — from 2018-08-30 to 2023-03-31 (already passed)
89% built per the latest filing
2 RERA complaints on this project (0 open); 7 on the promoter overall
No litigation declared in RERA filings
RERA file · Registration
Complaint log (K-RERA) · 2 on this project
- Feb 2023Refund of Rs.10.38 Lakhs paid as advance for purchase of plotdisposed
- Nov 2021Refund of Expression of Interest Amount not done despite remindersdisposed
Red flags to resolve in writing
Registration extended 2 times: original completion 2018-08-30, now 2023-03-31.
RERA completion date 2023-03-31 has passed without a completion application.
Questions to put to the developer before you sign
- Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
- Confirm the price list, floor-rise and other charges for the exact unit.
- Which date is contractual — 2023-03-31 — and what is the per-month delay compensation?
- Confirm there is no litigation on the land or approvals beyond the RERA declaration.
- Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line2 sections · 11 items
RERA file · Registration
Source: Karnataka RERA project record PRM/KA/RERA/1250/303/PR/171016/000633, fetched 2026-09-15. Figures are the promoter’s own filings.
Complaint log (K-RERA) · 2 on this project
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/1250/303/PR/171016/000633 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Karnataka RERA project records PRM/KA/RERA/1250/303/PR/171016/000633 (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.
Evidence
Location, jobs & transit3 hubs · metro none nearby
| Destination | Drive now | Road km |
|---|---|---|
| Kempegowda Airport (KIA) | 30 min | 9.8 |
| Manyata Tech Park | 51 min | 18.1 |
| Hebbal (Kirloskar) | 54 min | 19.3 |
| MG Road (CBD) | 71 min | 25.9 |
| ITPL Whitefield | 76 min | 27.9 |
| Koramangala (Forum) | 83 min | 30.5 |
| ORR Bellandur (Ecospace) | 88 min | 32.2 |
| Electronic City Ph-1 | 110 min | 40.7 |
Google Maps driving time with live traffic, measured Sep 2026. Refreshed monthly.
Location used: Google Maps match “”. Bus coverage and planned-station distances are still interim estimates.
Price historylocality 14.0%/yr
No dated project-level price series yet; only the latest observation is on file.
| Date | ₹ psf | Source | Confidence | Kind |
|---|---|---|---|---|
| Jun 2021 | 4,200 | Platform estimate (interim, not observed) | 40% | derived |
| Jun 2023 | 5,400 | Platform estimate (interim, not observed) | 45% | derived |
| Jun 2025 | 7,000 | Platform estimate (interim, not observed) | 50% | derived |
| Jun 2026 | 8,000 | Platform estimate (interim, not observed) | 50% | derived |
Model backtest on this locality: 1-yr hold-out (Jun 2025→Jun 2026): predicted ₹7,737 vs actual ₹8,000 (-3.3%). Longer 3-yr hold-out (Jun 2023→Jun 2026): predicted 9.7% p.a. vs actual 14% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.
Environment, legal & productflood ok · water risk · RERA yes
Plotted-development heavy; social infrastructure still thin
Sources & data gapswhat we know, from where, and what is missing
Automated analysis: unit mix and carpet areas come from the RERA inventory table; prices and rents are locality-model estimates until listings are verified.
| Field | Value | Source class | Date | Conf. | Kind | Conflicting values |
|---|---|---|---|---|---|---|
| Address | Embassy Springs, Nagamangala Village, Kundana Hobli, Devanahalli Taluk | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 211.63 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | Platform estimate (interim, not observed) | Sep 2026 | 20% | assumed | ||
| Launch year | 2016 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Possession · Registration 000633 | 2023-03-31 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · Plot · ~1,200 sq ft (assumed) | 6150 | Platform estimate (interim, not observed) | Sep 2026 | 30% | assumed | |
| Ticket · Plot · ~1,200 sq ft (assumed) | 7380000 | Platform estimate (interim, not observed) | Sep 2026 | 30% | derived | |
| Rent · Plot · ~1,200 sq ft (assumed) | 0 | Platform estimate (interim, not observed) | Sep 2026 | 30% | assumed | |
| Carpet area | 889 | Platform estimate (interim, not observed) | Sep 2026 | 30% | assumed | |
| Builder on-time rate | 0.7 | Platform estimate (interim, not observed) | Sep 2026 | 50% | assumed | |
| Litigation | none reported | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Approvals | RERA registered | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed |
Commercial listing portals are shown as “Listing portal (aggregated)”; full provenance is retained internally. Official developer and Karnataka RERA sources are named.
Other projects worth comparing
Same model, same date. Scores are out of 100, where 50 is the average analysed Bengaluru project.
More in Devanahalli / Airport Road / Bagalur All Devanahalli / Airport Road / Bagalur →
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Around ₹73.8 L elsewhere in Bengaluru All projects →
Questions people ask about Embassy Springs - Phase 1, Plotted Development
Is Embassy Springs - Phase 1, Plotted Development a good investment?
On PropertyLens's evidence-based model Embassy Springs - Phase 1, Plotted Development scores 41/100, below the average analysed Bengaluru project (50 = average, 12 points = one standard deviation). The model projects price growth of about 11.3% a year over five years and a net-wealth CAGR of 7.2% after every cost on an 8-year hold with a 75.0% loan. That is research on public filings, not advice; the factor breakdown on this page shows what drives the score.
What is the price per sq ft at Embassy Springs - Phase 1, Plotted Development?
About ₹6,150 per sq ft of super built-up area, a model estimate from Devanahalli / Airport Road / Bagalur comparables that you can edit. The Plot home costs about ₹73.8 L before other charges, GST and stamp duty, and ₹80.2 L all-in.
When is Embassy Springs - Phase 1, Plotted Development ready for possession?
The RERA registration commits to Mar 2023. The project is 42 months past its original RERA completion date with 2 extensions filed.
Is Embassy Springs - Phase 1, Plotted Development RERA registered?
Yes. Karnataka RERA registration: PRM/KA/RERA/1250/303/PR/171016/000633. 2 complaints on this registration and 7 on the promoter across projects at K-RERA as of 2026-09-15.
How reliable is Embassy Group on delivery?
70% of Embassy Group's crawled Bengaluru registrations needed no extension. 30 registrations analysed. The developer scorecard compares this with every other Bengaluru developer.
What rent can Embassy Springs - Phase 1, Plotted Development earn?
Plots earn no rent; the return is price growth alone.
Answers are generated from the filings and the model for this home and change when you edit the assumptions above. See the Embassy Group scorecard and the Devanahalli / Airport Road / Bagalur area page.