# Embassy Springs - Phase 2A, Apartments — Embassy Group, Devanahalli / Airport Road / Bagalur, Bengaluru

Source: https://property-lens.ai/p/embassy-springs-phase-2a-apartments-001825 (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: 25/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 9.8% per year over 5 years (likely range 6.4%–13.3%); 9.1% per year over 10 years.
- Net-wealth CAGR: 5.2% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 7.9% (all-cash 8.6%). Gross rental yield: 2.3%.
- Status: under construction, RERA handover 2027-12-31. Type: apartment, luxury segment. Developer: Embassy Group (#29 in Bengaluru by RERA registrations).
- Address: Embassy Springs, Embassy Springs, Nagamangala and Hegganalli Villages, Kundana Hobli, Devanahalli Taluk, , Kundana Hobli, Devanahalli Taluk. Homes: 826. Land: 7.77 acres. Launched: 2018.
- RERA registrations: PRM/KA/RERA/1250/303/PR/180526/001825.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 3 BHK | 1,111 | 1,500 | ₹11,200 (assumed) | ₹1.68 Cr | ₹33,500 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 5.7/10 (city average 6.2, −0.4 points), confidence 30%. ₹11,200 psf vs luxury comps ₹11,000 (2%; 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: 4.3/10 (city average 6.0, −3.3 points), confidence 34%. Gross yield 2.4% (₹22 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.0/10 (city average 7.6, −1.1 points), confidence 60%. Locality resale depth 6/10; ticket ₹1.68 Cr narrows the buyer pool; UC resale needs builder NOC; 826-home project gives deep resale comps; RERA sales pace ratio 0.81.
- 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 ~30 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: 3.9/10 (city average 3.7, +0.3 points), confidence 50%. Embassy Group: 30+ projects, on-time 70% (assumed); handover 2027-12-31 (RERA); within the RERA timeline, 3 extensions, work behind schedule (-28 pts).
- Layout, size, age, amenities, maintenance: 6.8/10 (city average 7.3, −0.7 points), confidence 50%. 106 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: 2.9/10 (city average 7.4, −9.1 points), confidence 55%. RERA registered; litigation: 53 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 2 red flags (−3.1 pts).
- Expected price growth (5-yr CAGR model): 5.9/10 (city average 6.0, −0.2 points), confidence 56%. Model 5-yr price CAGR 9.8% (range 6.4–13.3%).

## Why prices should grow about 9.8% 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 ₹11,200 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).
- + 0.3%: Add 0.3% for this project itself: unfinished homes are worth more once they are complete.
- = 9.8%: Result: about 9.8% a year, so a home worth ₹1.74 Cr today would be worth about ₹2.78 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹1.49 Cr. Exit value in year 8: ₹3.54 Cr. Net sale after loan and costs: ₹2.34 Cr. Net rent after running costs: ₹13.6 L. Loan: ₹1.37 Cr (EMI ₹1.2 L per month). All-in cost: ₹2.12 Cr (other charges ₹5.9 L, GST ₹8.7 L, stamp duty and registration ₹11.5 L, interiors ₹18.0 L).

## Exit plans compared
- Sell at handover, no interiors (2 years): IRR 8.9%, net-wealth CAGR 6.3%, cash in ₹41.0 L, net rent ₹0.4 L, net sale ₹75.5 L.
- Hold bare, rent unfurnished (8 years): IRR 10.0%, net-wealth CAGR 6.4%, cash in ₹1.33 Cr, net rent ₹10.7 L, net sale ₹2.32 Cr. Best IRR.
- Hold, do interiors, rent & sell fitted (8 years): IRR 7.9%, net-wealth CAGR 5.2%, cash in ₹1.49 Cr, net rent ₹13.6 L, net sale ₹2.34 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/180526/001825 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [RED FLAG] Registration extended 3× — from 2023-02-28 to 2027-12-31
- 72% built per the latest filing; 673/826 homes booked
- [WATCH] 5 RERA complaints on this project; 7 on the promoter overall
- [WATCH] 41 court cases declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 3/10. 3 extensions on the registration (−6)
- Legal & complaints: 2/10. 41 court cases declared in filings (−4.5); 5 RERA complaints on the project (−2.5)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹15.17 cr, withdrew ₹14.11 cr; 81% of homes booked (+1)
- Developer strength: 4.5/10. Acuité BB+ (Embassy Property Developments NCDs)

### Red flags to resolve in writing
1. Registration extended 3 times: original completion 2023-02-28, now 2027-12-31.
2. 53 court cases declared in RERA filings (O.S.490/2015/2015, O.S.770/2016/2016); check for stays and title impact.

### Complaints and disputes
- 5 complaints on this project at K-RERA (null open); 7 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 — 2027-12-31 — and what is the per-month delay compensation?
4. What do the declared cases (O.S.490/2015/2015, O.S.770/2016/2016, O.S.345/2015/2015, O.S.179/2019/2019, O.S.826/2020/2020, O.S.2122/2006/2006, O.S.137/2011/2011, O.S.1329/2006/2006, O.S.647/2014/2014, W.P.No.19800/2025/2025, O.S. 348/15/2015, O.S 664/15/2015, O.S. 354/15/2015, O.S. 385/2019/2019, R.F.A.No.2259/2019/2019, O.S 305/15/2015, O.S 849/15/2015, O.S 334/15/2015, O.S. 462/13/2013, O.S 152/16/2016, O.S 753/15/2015, O.S 466/16/2016, O.S 296/15/2015, O.S 306/15/2015, O.S. 349/15/2015, O.S. 829/08/2008, RSA.No.2496/2017/2017, RFA.No.1741/2018 (OS.No.752/2015)/2018, O.S.No.455/2025/2025, O.S.No.143/2025/2025, O.S.No.101/2019/2019, O.S.685/2021/2021, 685/2021, 490/2015, 770/2016, O.S.675/2015/2015, O.S.826/2020/2020, O.S.No.1144/2022/2022, O.S.759/2020/2020, W.P.No.19800/2025/2025, O.S. 354/15/2015, R.F.A.No.2259/2019/2019, O.S 305/15/2015, O.S 849/15/2015, O.S. 462/13/2013, O.S 152/16/2016, O.S 296/15/2015, O.S 306/15/2015, O.S. 349/15/2014, RSA.No.2496/2017/2017, RFA.No.1741/2018 (OS.No.752/2015)/2015, O.S.No.455/2025/2025, O.S.No.31/2026/2026) 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/180526/001825 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · EX/PRM/KA/RERA/1250/303/PR/231207/001825
- Dates: Start 2018-02-20 · original completion 2023-02-28 · 3 extensions: Covid Extension → 2023-11-28, Section 6 Extension → 2024-11-28, Further Extension → 2027-12-31 [red]
- Progress: 72% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 673 of 826 homes booked (153 available)
- Registered cost: Total ₹414 cr · land ₹73.93 cr · construction ₹340 cr
- RERA bank account: KOTAK MAHINDRA BANK, MG Road (70% construction account)
- Land & towers: 7.77 acres (31,461 sq m) · Gardenia 252 homes, 14 floors; Hibiscus 112 homes, 14 floors; Fucshia 112 homes, 14 floors; Daisy 196 homes, 14 floors; Elderberry 154 homes, 14 floors
- Litigation declared: Civil O.S.490/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.770/2016/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.345/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.179/2019/2019, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.826/2020/2020, 1 st Additional Senior Civil Judge Devanahalli — no stay; Civil O.S.2122/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.137/2011/2011, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.1329/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.647/2014/2014, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil W.P.No.19800/2025/2025, The Hon'ble High Court of Karnataka Hon'ble Justice R.Devdas — no stay; civil O.S. 348/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S 664/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S. 354/15/2015, Additional Civil Judge & JMFC Devanahalli — no stay; Civil O.S. 385/2019/2019, The Principal Civil Judge & JMFC, Devanahalli Hon'ble Judge Venkatesh — no stay; Civil R.F.A.No.2259/2019/2019, The High Court of Karnataka — no stay; Civil O.S 305/15/2015, Principal Civil Judge & JMFC Devanahalli — no stay; Civil O.S 849/15/2015, 2 Additional Senior Civil Judge Devanahalli — no stay; civil O.S 334/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S. 462/13/2013, 2 Additional Senior Civil Judge Devanahalli — no stay; Civil O.S 152/16/2016, Additional Civil Judge & JMFC Devanahalli — no stay; civil O.S 753/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil O.S 466/16/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S 296/15/2015, Additional Civil Judge & JMFC Devanahalli — no stay; Civil O.S 306/15/2015, Additional Civil Judge & JMFC Devanahalli — no stay; civil O.S. 349/15/2015, Principal Civil Judge & JMFC Devanahalli Hon'ble Judge Venkatesh — no stay; civil O.S. 829/08/2008, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil RSA.No.2496/2017/2017, High court of Karnataka — no stay; civil RFA.No.1741/2018 (OS.No.752/2015)/2018, The High Court of Karnataka Hon’ble Mr. Justice D.K.Singh and Hon'ble Justice S.Rachaiah — no stay; Civil O.S.No.455/2025/2025, The Additional Civil Judge, Devanahalli — no stay; civil O.S.No.143/2025/2025, III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth — no stay; civil O.S.No.101/2019/2019, The Senior Civil Judge, Devanahalli Judge Praveen Nayak — no stay; civil O.S.685/2021/2021, 2 Additional Senior Civil Judge Devanahalli Yeshwanth — no stay; Civil 685/2021, Additional Senior Civil Judge Devanahalli — no stay; civil 490/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil 770/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.675/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S.No.1144/2022/2022, The Principal Senior Civil Judge, Devanahalli Praveen Nayak — no stay; Civil O.S.759/2020/2020, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; Civil O.S. 349/15/2014, Principal Civil Judge & JMFC Devanahalli — no stay; Civil RFA.No.1741/2018 (OS.No.752/2015)/2015, The High Court of Karnataka — no stay; Civil O.S.No.31/2026/2026, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay [amber]
- K-RERA complaints: 5 on this registration · 7 on the promoter entity across all its projects [amber]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1250/303/PR/180526/001825 (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 ₹11,200 per sq ft × 1,500 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹33,500 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-springs-phase-2a-apartments-001825.json; printable due-diligence report at https://property-lens.ai/dd/embassy-springs-phase-2a-apartments-001825.

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