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PropertyLensBengaluru · invest

Investment & due-diligence report · 18 Oct 2026

Embassy Grove

Embassy Group · Kodihalli (Old Airport Road / Indiranagar)

DeveloperEmbassy Group

LocalityKodihalli (Old Airport Road / Indiranagar)

AddressRustumbagh, Kodihalli, off Old Airport Road, Bengaluru 560017

Typeapartment · luxury

StatusReady to move in

Homes106 units

Land7.93 acres

Launched2013

RERAPRM/KA/RERA/1251/446/PR/171019/000614

Home analysed: 4 BHK duplex villament · 4,337 sq ft. Financing: 75% loan at 8.5% over 20 years, 8-year hold, interiors fitted before letting. Every number states whether it was observed from a source or assumed. Score of 50 = the average analysed Bengaluru project; 12 points = one standard deviation.

Investment score

63/100

Evidence confidence60%

4 BHK duplex villament · 4,337 sq ft

Price growth per year, next 5 yrs model

8.3%

likely range 4.8%–11.7% · over 10 yrs 7.8%/yr

Net-wealth CAGR, 8-yr hold

6.9%

your cash in → cash back incl. sale, per year

Cash-flow IRR, 8-yr hold

8.6%

with 75% loan · all-cash 8.6% · with interiors

Three numbers, three questions. Price growth: what will the home be worth? Net-wealth CAGR: what will my money have earned after every cost? Cash-flow IRR: the same, but counting when each rupee moves. Tap i on any of them.

Price · edit here or below derived

Total price in crore₹Cr

Price per sq ft₹ psf × 4,337 sq ft · as of Jun 2026
Price edits apply to · · ▲ 24% since Sep 2025

All-in cost

₹10.10 Cr

+ other charges 30.7 L, GST 0.0 L, stamp/reg 59.8 L, interiors 34.7 L

Gross rental yield observed

4.2%

rent starts in ~0.3 yr

In plain words

Why 63 out of 100

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:

+
Price vs comparables · 8/9 pts
Cheaper than similar luxury homes nearby: ₹20,200 vs about ₹25,000 per sq ft.
+
Rental demand & yield · 5/8 pts
Rent pays back 4.2% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is very strong.
+
Layout, size, age, amenities, maintenance · 2/3 pts
Spacious layout (13 homes per acre); about 75% of the area you pay for is usable carpet area. Maintenance ~₹6 per sq ft a month.
−
Legal, title & approvals · -3/5 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 3 items in red.
−
Expected price growth (5-yr CAGR model) · -12/24 pts
We expect prices here to rise about 8.3% a year for the next 5 years (explained below).
•
Resale liquidity · -1/4 pts
A limited pool of buyers can afford a ₹8.75 Cr home, and homes in Kodihalli resell quickly.

All 11 checks

+
Price vs comparables · 8/9 pts
Cheaper than similar luxury homes nearby: ₹20,200 vs about ₹25,000 per sq ft.
+
Rental demand & yield · 5/8 pts
Rent pays back 4.2% of the price every year, better than the usual 3% in Bengaluru. Tenant demand here is very strong.
+
Resale liquidity · -1/4 pts
A limited pool of buyers can afford a ₹8.75 Cr home, and homes in Kodihalli resell quickly.
+
Employment access · 4/9 pts
Drive times right now: MG Road (CBD) 24 min, Koramangala (Forum) 25 min, ORR Bellandur (Ecospace) 31 min; Hebbal (Kirloskar) 49 min. About 4 million sq ft of new offices are planned nearby in 3 years.
•
Metro, bus, rail & airport · 0/9 pts
The nearest working metro, Indiranagar, is 3.7 km away. Airport is about 75 minutes by road right now.
+
Schools, hospitals, daily needs · 0/3 pts
Schools: St. Joseph's Boys' High School, Bishop Cotton Boys' School, Neev Academy. Hospitals: Manipal Hospitals (0.4 km), Chinmaya Mission Hospital (2.6 km). Daily needs: More Supermarket (1.2 km), MK Retail Supermarket (2.7 km); malls: Nexus Koramangala Mall (4.6 km), 1 MG (3.7 km).
•
Builder delivery & handover risk · 8/15 pts
Embassy Group has finished 30+ projects and delivered on time about 70% of the time. This home is ready, so there is no waiting risk.
+
Layout, size, age, amenities, maintenance · 2/3 pts
Spacious layout (13 homes per acre); about 75% of the area you pay for is usable carpet area. Maintenance ~₹6 per sq ft a month.
•
Water, flooding, noise, infrastructure · 2/8 pts
Low flood risk; water supply is reliable piped supply; noticeable traffic or aircraft noise.
•
Legal, title & approvals · -3/5 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 3 items in red.
−
Expected price growth (5-yr CAGR model) · -12/24 pts
We expect prices here to rise about 8.3% a year for the next 5 years (explained below).

Why prices should grow ~8.3% a year for the next 5 years

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.
+ 1.8%Add 1.8%: prices here rose 18.0% a year recently (2023-06 to 2026-08). Some of that pace continues, but it fades each year.
− 1.7%Subtract 1.7%: at ₹20,200 per sq ft, fewer families can afford to buy here, which slows further rises.
+ 1.3%Add 1.3%: 4 million sq ft of new offices nearby means more people wanting homes here.
+ 0.9%Add 0.9%: few unsold homes in the area (10 months of stock), so sellers have the upper hand.
+ 0.1%Add 0.1% for new roads, metro and water lines, weighted by how likely they are to actually finish: Old Airport Road widening / Domlur–Marathahalli works (planned, 2028); Blue Line KR Puram–Hebbal (ORR access) (construction, 2027).
+ 0.0%No extra project-level adjustment.
= 8.3%Result: about 8.3% a year, so a home worth ₹9.07 Cr today would be worth about ₹13.49 Cr in 5 years. We are 56% confident in the evidence behind this.

Which exit suits you?

Interiors change both the rent you get and what you recover at sale. Same price, same loan; only the strategy changes:

Strategy	Hold	IRR / yr	Wealth CAGR / yr	Cash you put in	Net rent	Net sale	Apply
No interiors, rent unfurnished best IRR Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value.	8 yrs	9.0%	6.9%	₹6.23 Cr	₹2.03 Cr	₹11.05 Cr
Do interiors, rent & sell fitted selected Spend ₹800/sq ft on interiors, earn full rent, recover ~40% of interiors cost at sale (fading over 10 yrs).	8 yrs	8.6%	6.9%	₹6.29 Cr	₹2.37 Cr	₹11.08 Cr

IRR and CAGR are per year over the hold shown. A short hold can show a high IRR on a small absolute gain; compare the net-sale column too. Selling before registration usually needs the builder’s transfer NOC and a fee.

Homes on offer

Every unit type on the RERA inventory or price list. Prices marked “assumed” are locality-model estimates until a listing is verified.

Home	Carpet	Super built-up	Price / sq ft	Price	Rent / month	Units
4 BHK duplex villament 4,337 sq ft	3,250 sq ft	4,337 sq ft	₹20,200 derived	₹8.75 Cr	₹3,20,000 observed	—
4 BHK duplex villament 4,900 sq ft	3,675 sq ft	4,900 sq ft	₹20,180 derived	₹9.89 Cr	₹3,80,000 observed	—
4 BHK villament 5,614 sq ft	4,200 sq ft	5,614 sq ft	₹20,180 derived	₹11.33 Cr	₹4,00,000 observed	—
5 BHK triplex villament 6,346 sq ft	4,750 sq ft	6,346 sq ft	₹27,800 derived	₹17.66 Cr	₹5,00,000 assumed	—

Highlights

Ready 8-acre villament enclave (106 homes, 13/acre) off Old Airport Road, delivered 2019
Asking prices rose from ₹21,650 to ₹26,850 psf between Sep 2025 and Mar 2026; 19 registered resales in the past year show real liquidity
Rent from day one at ₹3–4 L/month for 4 BHK; tickets of ₹9–18 Cr narrow the buyer pool

Assumptions used prefilled

These are the inputs behind every number above. Open the project page to change any of them.

Purchase

Price per sq ft derived

₹/sq ft

Total price (base) observed

₹ Cr

Super built-up area assumed

sq ft

Other charges (car park, deposits) assumed

% of base

GST assumed

Stamp duty + registration assumed

Purchase brokerage assumed

Fit-out assumed

₹/sq ft

FinancingLoan 75% · cash 25% · EMI ₹5.9 L/mo

Loan share of price (rest is your cash) assumed

% loan

Interest rate assumed

% p.a.

Tenure assumed

years

Processing fee assumed

Rent & running costs

Monthly rent (today) observed

₹

Rent growth assumed

% p.a.

Vacancy assumed

Letting buffer assumed

months

Fit-out time assumed

months

Maintenance assumed

₹/sq ft/mo

Repairs assumed

% of rent

Property tax assumed

% of rent

Insurance assumed

% of value

Interiors & exit

Do interiors (fit-out)? assumed

Rent uplift from interiors assumed

Interiors cost recovered at sale assumed

Holding period assumed

years

Override price growth assumed

% p.a. (blank = model)

Selling costs assumed

Capital-gains tax assumed

Returns over 8 years · with interiors

Cash you put in₹6.29 Cr

Exit value (yr 8)₹16.69 Cr

Net sale after loan & costs₹11.08 Cr

Net rent after opex₹2.37 Cr

Loan (75% of price)₹6.80 Cr

EMI / month₹5.9 L

Year	Purchase	Loan in	Rent (net of vacancy)	Opex	Debt service	Sale − loan	Net cash
Today	-10.14 Cr	6.80 Cr	0.0 L	0.0 L	0.0 L	0.0 L	-3.34 Cr
Yr 1	0.0 L	0.0 L	24.3 L	-9.0 L	-70.8 L	0.0 L	-55.5 L
Yr 2	0.0 L	0.0 L	38.3 L	-11.3 L	-70.8 L	0.0 L	-43.8 L
Yr 3	0.0 L	0.0 L	40.2 L	-11.8 L	-70.8 L	0.0 L	-42.4 L
Yr 4	0.0 L	0.0 L	42.2 L	-12.3 L	-70.8 L	0.0 L	-40.9 L
Yr 5	0.0 L	0.0 L	44.3 L	-12.8 L	-70.8 L	0.0 L	-39.3 L
Yr 6	0.0 L	0.0 L	46.6 L	-13.4 L	-70.8 L	0.0 L	-37.6 L
Yr 7	0.0 L	0.0 L	48.9 L	-14.0 L	-70.8 L	0.0 L	-35.9 L
Yr 8	0.0 L	0.0 L	51.3 L	-14.6 L	-70.8 L	11.08 Cr	10.74 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 vs comparables

+8.5 pts vs avg

this home 9.8/10 · Bengaluru average 6.2 · confidence 55%

₹20,200 psf vs luxury comps ₹25,000 (-19%).

Rental demand & yield

+4.9 pts vs avg

this home 8.6/10 · Bengaluru average 6.0 · confidence 46%

Gross yield 4.4% (₹74 psf/month); locality rental demand 9/10.

Resale liquidity

−0.6 pts vs avg

this home 7.3/10 · Bengaluru average 7.6 · confidence 50%

Locality resale depth 8/10; ticket ₹8.75 Cr narrows the buyer pool.

Employment access

+4.1 pts vs avg

this home 7.4/10 · Bengaluru average 5.2 · confidence 85%

Drive times now (Google Maps, 2026-09-12): MG Road (CBD) 24 min, Koramangala (Forum) 25 min, ORR Bellandur (Ecospace) 31 min, Electronic City Ph-1 39 min; 2 of 7 major hubs within 30 min; 4 msf office pipeline (3 yr).

Metro, bus, rail & airport

+0.0 pts vs avg

this home 4.8/10 · Bengaluru average 4.8 · confidence 85%

nearest operational metro Indiranagar, 3.7 km (Google Maps); no planned station within 2 km; airport ~75 min by road now (Google Maps); rail: Baiyyappanahalli 4 km.

Schools, hospitals, daily needs

+0.1 pts vs avg

this home 7.1/10 · Bengaluru average 7.0 · confidence 85%

1 reputed schools within 4 km (St. Joseph's Boys' High School, Bishop Cotton Boys' School); 5 hospitals within 6 km (Manipal Hospitals 0.4 km, Chinmaya Mission Hospital 2.6 km); 2 supermarkets within 2.5 km; 4 malls within 8 km (Nexus Koramangala Mall 4.6 km, 1 MG 3.7 km). Source: Google Maps, 2026-09-12.

Builder delivery & handover risk

+7.5 pts vs avg

this home 6.9/10 · Bengaluru average 3.7 · confidence 50%

Embassy Group: 30+ projects, on-time 70% (assumed); ready.

Layout, size, age, amenities, maintenance

+1.6 pts vs avg

this home 8.7/10 · Bengaluru average 7.3 · confidence 50%

13 units/acre; carpet/SBA ~75%; maintenance ~₹6 psf/month (assumed).

Water, flooding, noise, infrastructure

+1.8 pts vs avg

this home 6.8/10 · Bengaluru average 5.8 · confidence 50%

Adjoins HAL airfield: aircraft noise on flying days; low-density 8-acre enclave

Legal, title & approvals

−3.1 pts vs avg

this home 5.8/10 · Bengaluru average 7.4 · confidence 75%

RERA registered; litigation: none reported; approvals: RERA registered 2017; completed 2019; title: not verified. Due-diligence report lists 3 red flags (−2.4 pts).

Expected price growth (5-yr CAGR model)

−12.2 pts vs avg

this home 3.9/10 · Bengaluru average 6.0 · confidence 56%

Model 5-yr price CAGR 8.3% (range 4.8–11.7%).

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)	4.2	2.3	1.3	0.7	0.4	0.2	45%
Affordability ceiling	-3.1	-2.2	-1.5	-1.1	-0.7	-0.5	60%
Employment access & office pipeline	1.3	1.3	1.3	1.3	1.3	1.3	55%
Supply–demand balance	1.3	1.0	0.8	0.7	0.5	0.4	50%
Infrastructure delivery (probability-weighted)	0.1	0.1	0.1	0.0	0.0	0.0	55%
Project-specific adjustments	0.0	0.0	0.0	0.0	0.0	0.0	50%
Total growth	9.8%	8.6%	7.9%	7.6%	7.4%	7.4%	56%

Bengaluru long-run nominal trend: City-wide 2013-25 nominal residential trend ≈ inflation + real income growth.

Locality momentum (mean-reverting): Trailing 3.2-yr locality CAGR 18.0% vs 6.0% trend; 35% carried forward, halving each year.

Affordability ceiling: Ticket at ₹20,200 psf vs city median ₹9,500; buyer pool thins above ₹15k/₹20k psf and after >6pp excess growth.

Employment access & office pipeline: 4 msf office pipeline (3 yr) on 28 msf stock; 30-min jobs index 0.90.

Supply–demand balance: 10 months of unsold inventory; new-launch/absorption ratio 0.6.

Infrastructure delivery (probability-weighted): Old Airport Road widening / Domlur–Marathahalli works (planned, 2028, p=0.4); Blue Line KR Puram–Hebbal (ORR access) (construction, 2027, p=0.65)

Project-specific adjustments: Building age 7 yrs.

Locality evidence: ₹15,500 (Jun 2023) → ₹26,185 (Aug 2026) = 18.0% p.a. Sources: Listing portal (aggregated).

Financial & legal due diligence

What the public record says

Completed project (RERA PRM/KA/RERA/1251/446/PR/171019/000614); purchase would be a resale. Public records only. 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.

2 red7 watch9 positive

Open printable due-diligence report ↗

Delivery timeline7/10

delivered; the registration was extended 3× before completion

Legal & complaints9/10

no litigation and no complaints on the RERA file

Money to finish8/10

finance cost is 0% of the registered budget

Developer strength2.5/10

Acuité BB+ (Embassy Property Developments); insolvency admission later set aside (−2)

Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.

Single phase

PRM/KA/RERA/1251/446/PR/171019/000614 · Embassy Property Development Private Limited

Delivered

Collected (at registration)₹232.38 Cr

Spent₹428.65 Cr

Balance with promoter₹0

Delay declaredYesResource scarcity

No litigation declaredNo complaintsEscrow: HDFC

Credit ratings of the people behind it

Complaints & disputes on record

On this project00 open

On the promoter entity7all projects

Court cases declared0no stay recorded

Group: NCLT admitted an insolvency petition against Embassy Developments Ltd on 9 Dec 2025 (Canara Bank, ₹202 cr guarantee); NCLAT set it aside in May 2026.

At a glance

Delivered

Delivered. RERA registration ran 2011-09-22 → 2023-03-31 after 3 extensions (original 2019-06-30)

No complaints on this project

No RERA complaints on this project; 7 on the promoter overall

No litigation declared

No litigation declared in RERA filings

Promoter merged into listed Embassy Developments

Developer entity Embassy Property Developments Pvt Ltd merged into the listed Embassy Developments Ltd (formerly Equinox India / Indiabulls Real Estate) in 2025.

NCLT admission Dec 2025, set aside May 2026

NCLT admitted an insolvency petition by Canara Bank (₹202.03 cr, corporate guarantee for Sinnar Thermal Power) against Embassy Developments Ltd on 9 Dec 2025; NCLAT stayed it and set the order aside in May 2026 under IBC Section 10A.

Residential arm BB+; REIT AAA is separate

Embassy Property Developments’ debentures carried an Acuité BB+ rating (2024), below investment grade; the separately sponsored Embassy Office Parks REIT is CRISIL AAA.

Complete with OC

Project is complete with occupancy certificate reported; RERA completion Dec 2023 per the Authority’s document, ready since 2019 per listings.

19 resales worth ₹158 cr in a year

19 registered resale transactions worth ₹158 cr in the past year: the title chain and association records are the main checks for a buyer.

The record, in pictures

Insolvency episode (2025–26)

9 Dec 2025 · NCLT admits Canara Bank petition (₹202 cr)Dec 2025 · NCLAT stays the orderMar–Apr 2026 · hearingsMay 2026 · NCLAT sets admission aside (s.10A)Sep 2026 · no CIRP in force

Project record

Occupancy certificateReceived

Resales, past year19₹158 cr

Resales, past 3 months3₹23 cr

Homes1067.93 acres

RERA file · Single phase

Registered project cost ₹593 cr — where it goes

Land ₹209.1 cr · 35%Construction & on-site ₹383.7 cr · 65%

No litigation declaredBorrowing declared: not statedEscrow at HDFC

Red flags to resolve in writing

Developer

The developer group went through an NCLT admission (Dec 2025), later set aside; relevant to warranties, common-area conveyance and any unsold or developer-held units.

Money

Residential arm’s debentures were rated BB+; group risk is above the REIT’s AAA which does not extend here.

Money

Confirm the OC, khata, association formation and that the specific villament is free of developer-level charges.

Questions to put to the developer before you sign

Provide the OC, BBMP khata and full sale-deed chain for the unit.
Has the owners’ association taken over maintenance and been conveyed the common areas?
Are any units in Embassy Grove still developer-owned and mortgaged?
Any pending claims by the association against the developer for defects or dues?

Full record: every filed number, line by line5 sections · 23 items

Who built it and who stands behind it now

Original promoter

Embassy Property Developments Pvt Ltd (EPDPL); launch 22 Sep 2011

Today

EPDPL’s business merged into Embassy Developments Ltd (NSE: EMBDL), listed; formerly Equinox India Developments / Indiabulls Real Estate

Group

Embassy Group (Jitu Virwani); Embassy Office Parks REIT is co-sponsored with Blackstone and rated CRISIL AAA (Dec 2025), but is a separate, ring-fenced entity

Insolvency episode (2025–26)

Petition

Canara Bank, as lender to Sinnar Thermal Power Ltd, invoked a corporate guarantee; claim ₹202.03 cr

NCLT

Admitted CIRP against Embassy Developments Ltd on 9 Dec 2025

NCLAT

Stayed the order in Dec 2025; hearings Mar–Apr 2026; set aside the admission in May 2026 holding the default fell within the Section 10A (Covid-period) bar

Status

No CIRP in force as at Sep 2026; the underlying guarantee dispute may continue in other forums

Ratings

Acuité — Embassy Property Developments NCDs

BB+ (2024 rationale); sub-investment grade

CRISIL — Embassy Office Parks REIT

AAA/Stable (17 Dec 2025) on ₹11,050 cr NCDs; separate entity

CRISIL — Embassy Construction Pvt Ltd

AAA/Stable (17 Feb 2025); REIT-owned; separate entity

Project record

RERA

Registered Oct 2017; completion recorded Dec 2023; occupancy certificate reported received

Scale

106 villaments on 7.93 acres; ready and occupied

Resale activity

19 registered transactions ≈ ₹158 cr in the past year; 3 ≈ ₹23 cr in the past three months (portal, Jun 2026)

Litigation

None located for the project; not verified against court or RERA registers

RERA file · Single phase

Registration

PRM/KA/RERA/1251/446/PR/171019/000614 · promoter Embassy Property Development Private Limited (Company) · EX/PRM/KA/RERA/1251/446/PR/191130/000614

Dates

Start 2011-09-22 · original completion 2019-06-30 · 3 extensions: Covid Extension → 2021-03-30, Section 6 Extension → 2020-06-30, Further Extension → 2023-03-31

Status

Completed and occupied (per project status); RERA progress fields below are historical

Registered cost

Total ₹593 cr · land ₹209 cr · construction ₹384 cr

RERA bank account

HDFC, KB Road (70% construction account)

Money at registration

collected ₹232 cr · used ₹429 cr · balance ₹0.00 cr · delay declared: Yes (Resource scarcity)

Land & towers

7.92 acres (32,071 sq m) · Phase I 66 homes, 4 floors; Phase II 40 homes, 4 floors

Litigation declared

None declared in filings

K-RERA complaints

0 on this registration (0 open) · 7 on the promoter entity across all its projects

Source: Karnataka RERA project record PRM/KA/RERA/1251/446/PR/171019/000614, fetched 2026-09-15. Figures are the promoter’s own filings.

Sources & caveats3 sources

Business Standard and legal press on NCLT admission (11 Dec 2025) and NCLAT order (May 2026)
Acuité rating document for Embassy Property Developments (May 2024); CRISIL rationales for Embassy Office Parks REIT (Dec 2025) and Embassy Construction (Feb 2025)
Listing portals for RERA number, completion/OC and resale transactions
Karnataka RERA project records PRM/KA/RERA/1251/446/PR/171019/000614 (registration file, quarterly updates, complaint register), fetched Sep 2026.

Caveats. Court outcomes summarised from press reports, not the orders themselves. Rating on EPDPL debentures is from 2024 and may have changed after the merger. Nothing here is legal, tax or investment advice.

Evidence

Location, jobs & transit5 hubs · metro 2.5 km

Job hubs nearby

Embassy Golf Links / Domlur 2 kmIndiranagar 2 kmBagmane Tech Park 4 kmORR Marathahalli 6 kmManyata 12 km

Measured drive times below

Office space

Existing28 msf

Coming in 3 yrs4 msf

Jobs within 30 min9/10

Getting around

Metro today

Indiranagar (operational)

3.7 km Google Maps

Other stations

Halasuru 3.4 km · Swami Vivekananda Road 3.5 km

Google Maps

Metro planned

No station planned within 2 km

Rail

Baiyyappanahalli 4 km · Baiyyappanahalli West Cabin 4.4 km

Google Maps

Airport

75 min by road now · 40.7 km

Google Maps

Buses

9/10 coverage

estimate

Drive times to job hubs

Destination	Drive now	Road km
MG Road (CBD)	24 min	7.3
Koramangala (Forum)	25 min	8.6
ORR Bellandur (Ecospace)	31 min	12
Electronic City Ph-1	39 min	19.1
Manyata Tech Park	45 min	16.5
ITPL Whitefield	48 min	18.2
Hebbal (Kirloskar)	49 min	15.3
Kempegowda Airport (KIA)	75 min	40.7

Google Maps driving time with live traffic, measured Sep 2026. Refreshed monthly.

Schools, hospitals & daily needs Google Maps · Sep 2026

Schools (well-rated, ≤5 km)

St. Joseph's Boys' High School5.2 km
Bishop Cotton Boys' School5.6 km
Neev Academy3.2 km
New Horizon Gurukul5.8 km
Vagdevi Vilas School Marathahalli6.8 km
GEAR Innovative Intl. School6.7 km

Hospitals (≤7 km)

Manipal Hospitals0.4 km · ★ 4.6 (27,099)
Chinmaya Mission Hospital2.6 km · ★ 4.4 (10,258)
Manipal Hospitals Sarjapur Road4.3 km · ★ 4.5 (13,355)
Narayana Hospital, HSR Layout5.2 km · ★ 4.5 (12,563)
Rainbow Children's Hospital5.8 km · ★ 4.6 (16,562)

Supermarkets (≤3 km)

More Supermarket1.2 km · ★ 4 (2,995)
MK Retail Supermarket2.7 km · ★ 4.2 (6,740)
Ceekay Supermarket1.4 km · ★ 4.2 (876)
DMart Koramangala2.9 km · ★ 4.2 (6,472)

Malls (≤9 km)

Nexus Koramangala Mall4.6 km · ★ 4.4 (1,40,294)
1 MG3.7 km · ★ 4 (39,196)
Centro4.3 km · ★ 4.1 (40,085)
Gopalan Signature Mall4.5 km · ★ 4.1 (45,826)

Ranked by rating, review count and distance; preschools, coaching centres and clinics are filtered out. Distances are straight-line.

Location used: Google Maps match “Embassy Grove”. Bus coverage and planned-station distances are still interim estimates.

Price historyproject 24% since Sep 2025 · locality 18.0%/yr

This project · asking ₹/sq ft

₹21,650Sep 2025

→

₹24,000Dec 2025

→

₹26,850Mar 2026

→

₹26,850Jun 2026

Listing portal (aggregated) · 24% over 0.0 yrs

Locality · average ₹/sq ft

Date	₹ psf	Source	Confidence	Kind
Jun 2021	12,000	Listing portal (aggregated)	40%	derived
Jun 2023	15,500	Listing portal (aggregated)	45%	observed
Jun 2025	20,500	Listing portal (aggregated)	50%	observed
Aug 2026	26,185	Listing portal (aggregated)	55%	observed · luxury-heavy listing mix; Old Airport Road wider average ₹13,650

Luxury comps₹25,000

Premium comps₹16,000

Mid comps₹12,000

Unsold stock10 months

Model backtest on this locality: 1.2-yr hold-out (Jun 2025→Aug 2026): predicted ₹22,590 vs actual ₹26,185 (-13.7%). Longer 3.2-yr hold-out (Jun 2023→Aug 2026): predicted 9% p.a. vs actual 18% p.a. — the model is deliberately mean-reverting and under-predicted the 2021–26 boom.

Environment, legal & productflood ok · piped water · RERA yes

Flood risklow

Water supplypiped

Quietnoisy

Roads & drainsgood

Adjoins HAL airfield: aircraft noise on flying days; low-density 8-acre enclave HAL airfield next door: periodic aircraft noise; Challaghatta valley pockets flood in cloudbursts; core BWSSB supply

Legal & approvals

Single phase · 106 villaments

RERA PRM/KA/RERA/1251/446/PR/171019/000614

ready

Litigation

none reported

assumed

Approvals

RERA registered 2017; completed 2019

observed

Title

not verified

assumed

Product

Land7.93 acres

Homes106

Density13/acre

Launched2013

Sources & data gapswhat we know, from where, and what is missing

Unit-level asking prices (₹8.75–11.33 Cr) imply ~₹20,200 psf while the portal average is ₹26,850 psf; both kept, ticket-derived value used. Triplex sizes and rents partly assumed. OC not sighted.

Field	Value	Source class	Date	Conf.	Kind	Conflicting values
Address	Rustumbagh, Kodihalli, off Old Airport Road, Bengaluru 560017	Listing portal (aggregated)	Jun 2026	75%	observed
Land area (acres)	7.93	Listing portal (aggregated)	Jun 2026	70%	observed
Total units	106	Listing portal (aggregated)	Jun 2026	75%	observed
Launch year	2013	Platform estimate (interim, not observed)	Sep 2026	40%	assumed
Possession · Single phase · 106 villaments	2019-06	Listing portal (aggregated)	Jun 2026	70%	observed
Price psf · 4 BHK duplex villament · 4,337 sq ft	20200	Listing portal (aggregated)	Jun 2026	55%	derived	26850 (Listing portal (aggregated))
Ticket · 4 BHK duplex villament · 4,337 sq ft	87500000	Listing portal (aggregated)	Jun 2026	60%	observed
Rent · 4 BHK duplex villament · 4,337 sq ft	320000	Listing portal (aggregated)	Jun 2026	45%	observed
Carpet area	3250	Platform estimate (interim, not observed)	Sep 2026	40%	assumed
Builder on-time rate	0.7	Platform estimate (interim, not observed)	Sep 2026	50%	assumed
Litigation	none reported	Platform estimate (interim, not observed)	Sep 2026	40%	assumed
Approvals	RERA registered 2017; completed 2019	Karnataka RERA (number as reported; registry lookup pending)	Jun 2026	65%	observed

Commercial listing portals are shown as “Listing portal (aggregated)”; full provenance is retained internally. Official developer and Karnataka RERA sources are named.