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

Source: https://property-lens.ai/p/embassy-verde-007284 (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: 55/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 55%.
- Projected price growth: 11.7% per year over 5 years (likely range 8.3%–15.2%); 10.1% per year over 10 years.
- Net-wealth CAGR: 8.2% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 14.5% (all-cash 12.1%). Gross rental yield: 3.0%.
- Status: under construction, RERA handover 2030-12-31. Type: apartment, luxury segment. Developer: Embassy Group (#29 in Bengaluru by RERA registrations).
- Address: Sy. No. 44/1 (P),44/2 (P), 44/3 (P), 45/2 (P), 57/3 (P), 57/4 (P), 58/1 (P), 58/2 (P) & 58/3 (P) OF HEGGANAHALLI VILLAGE , KUNDANA HOBLI , DEVANAHALLI TALUK , DEVANAHALLI , Bengaluru Rural. Homes: 1044. Land: 9.53 acres. Launched: 2025.
- RERA registrations: PRM/KA/RERA/1250/303/PR/101224/007284.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| 1 BHK | 409 | 615 | ₹10,850 (assumed) | ₹66.7 L | ₹17,000 (assumed) |
| 2 BHK | 648 | 970 | ₹10,850 (assumed) | ₹1.05 Cr | ₹24,000 (assumed) |
| 2 BHK | 700 | 1,050 | ₹10,850 (assumed) | ₹1.14 Cr | ₹25,500 (assumed) |
| 2.5 BHK | 703 | 1,055 | ₹10,850 (assumed) | ₹1.14 Cr | ₹25,500 (assumed) |
| 3 BHK | 813 | 1,220 | ₹10,850 (assumed) | ₹1.32 Cr | ₹28,500 (assumed) |
| 3 BHK | 863 | 1,295 | ₹10,850 (assumed) | ₹1.41 Cr | ₹30,000 (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: 6.3/10 (city average 6.0, +0.8 points), confidence 38%. Gross yield 3.1% (₹28 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 ₹0.67 Cr narrows the buyer pool; UC resale needs builder NOC; 1044-home project gives deep resale comps; RERA sales pace ratio 3.48.
- 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 50 min, Hebbal (Kirloskar) 53 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: 4.9/10 (city average 3.7, +3.0 points), confidence 50%. Embassy Group: 30+ projects, on-time 70% (assumed); handover 2030-12-31 (RERA); within the RERA timeline, work on schedule (-8 pts).
- Layout, size, age, amenities, maintenance: 7.8/10 (city average 7.3, +0.6 points), confidence 55%. 110 units/acre; carpet/SBA ~72%; maintenance ~₹6 psf/month (assumed); filed construction cost ₹4,925 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: 52 case(s) declared; approvals: Plan 228/2023-24 dated 2024-10-30; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 8.4/10 (city average 6.0, +15.2 points), confidence 56%. Model 5-yr price CAGR 11.7% (range 8.3–15.2%).

## Why prices should grow about 11.7% 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).
- + 2.2%: Add 2.2% for this project itself: unfinished homes are worth more once they are complete.
- = 11.7%: Result: about 11.7% a year, so a home worth ₹69.1 L today would be worth about ₹1.20 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹52.0 L. Exit value in year 8: ₹1.53 Cr. Net sale after loan and costs: ₹1.02 Cr. Net rent after running costs: ₹3.6 L. Loan: ₹54.4 L (EMI ₹0.5 L per month). All-in cost: ₹84.5 L (other charges ₹2.3 L, GST ₹3.5 L, stamp duty and registration ₹4.6 L, interiors ₹7.4 L).

## Exit plans compared
- Sell at handover, no interiors (5 years): IRR 24.6%, net-wealth CAGR 15.0%, cash in ₹28.2 L, net rent ₹0.3 L, net sale ₹64.0 L. Best IRR.
- Hold bare, rent unfurnished (8 years): IRR 16.5%, net-wealth CAGR 9.8%, cash in ₹45.1 L, net rent ₹2.8 L, net sale ₹99.9 L.
- Hold, do interiors, rent & sell fitted (8 years): IRR 14.5%, net-wealth CAGR 8.2%, cash in ₹52.0 L, net rent ₹3.6 L, net sale ₹1.02 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1250/303/PR/101224/007284 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] On its original RERA completion date: 2030-12-31
- 20% built per the latest filing; 1034/1044 homes booked
- [POSITIVE] No RERA complaints on this project; 7 on the promoter overall
- [WATCH] 37 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. 37 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹44.07 cr, withdrew ₹55.52 cr; 99% of homes booked (+1)
- Developer strength: 4.5/10. Acuité BB+ (Embassy Property Developments NCDs)

### Red flags to resolve in writing
1. 52 court cases declared in RERA filings (O.S.685/2021/2021, O.S.490/2015/2015); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 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 — 2030-12-31 — and what is the per-month delay compensation?
4. What do the declared cases (O.S.685/2021/2021, O.S.490/2015/2015, O.S.770/2016/2016, O.S.675/2015/2015, O.S.345/2015/2015, O.S.179/2019/2019, O.S.826/2020/2020, O.S.No.1144/2022/2022, O.S.759/2020/2020, 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.826/2020/2020, W.P.No.19800/2025/2025, 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. 462/13/2013, O.S 152/16/2016, O.S 296/15/2015, O.S 306/15/2015, O.S. 349/15/2015, 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, O.S 334/15/2015) 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/101224/007284 · promoter EMBASSY DEVELOPMENTS LIMITED (Company) · 08/17950
- Dates: Start 2025-01-01 · original completion 2030-12-31 · no extensions [green]
- Progress: 20% complete per quarterly filing Q1 2026-27 (submitted 2026-07-15) · 1034 of 1044 homes booked (10 available)
- Registered cost: Total ₹540 cr · construction ₹463 cr
- Borrowing / mortgage declared: Borrowing: No
- RERA bank account: KOTAK MAHINDRA BANK, MG Road (70% construction account)
- Plan sanction: 228/2023-24 dated 2024-10-30 · BIAPPA - Bangalore Airport Area Planning Authority
- Land & towers: 9.53 acres (38,570 sq m) · Tower A1 396 homes, 18 floors; Tower A2 252 homes, 18 floors; Tower A3 396 homes, 18 floors
- Land owners / co-promoters: M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 57/4); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 58/1); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/2); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/3); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/4); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/5); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/6); M/s NAM ESTATES PRIVATE LIMITED (100.0%, Sy 59/7) +14 more [amber]
- Litigation declared: civil case O.S.685/2021/2021, 2 Additional Senior Civil Judge Devanahalli Yeshwanth — no stay; civil case O.S.490/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.770/2016/2016, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.675/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.345/2015/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 case O.S.No.1144/2022/2022, The Principal Senior Civil Judge, Devanahalli Praveen Nayak — no stay; civil case O.S.759/2020/2020, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.2122/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.137/2011/2011, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case O.S.1329/2006/2006, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 case O.S. 348/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 — 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 C — 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 case O.S 753/15/2015, Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak — no stay; civil case 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 — no stay; civil case 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 case 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 case O.S.No.143/2025/2025, III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth — no stay; civil case O.S.No.101/2019/2019, The Senior Civil Judge, Devanahalli Judge Praveen Nayak — 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: 0 on this registration (0 open) · 7 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/101224/007284 (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 × 615 sq ft; other charges 3.5%; GST 5%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹17,000 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-verde-007284.json; printable due-diligence report at https://property-lens.ai/dd/embassy-verde-007284.

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