PropertyLensBengaluru · invest
Investment & due-diligence report · 18 Oct 2026
Embassy Verde
Embassy Group · Devanahalli / Airport Road / Bagalur
DeveloperEmbassy Group · #29 in Bengaluru by RERA registrations
LocalityDevanahalli / Airport Road / Bagalur
AddressSy. 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
Typeapartment · luxury
StatusUnder construction · handover Dec 2030
Homes1,044 units
Land9.53 acres
Launched2025
RERAPRM/KA/RERA/1250/303/PR/101224/007284
Home analysed: 1 BHK · ~615 sq ft (409 carpet). 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
55/100
Evidence confidence55%
1 BHK · ~615 sq ft (409 carpet)
Price growth per year, next 5 yrs model
11.7%
likely range 8.3%–15.2% · over 10 yrs 10.1%/yr
Net-wealth CAGR, 8-yr hold
8.2%
your cash in → cash back incl. sale, per year
Cash-flow IRR, 8-yr hold
14.5%
with 75% loan · all-cash 12.1% · 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 assumed
₹Cr
₹ psf × 615 sq ft · as of Sep 2026
Price edits apply to ·
Price edits apply to ·
All-in cost
₹84.5 L
+ other charges 2.3 L, GST 3.5 L, stamp/reg 4.6 L, interiors 7.4 L
Gross rental yield assumed
3.0%
rent starts in ~4.6 yr
In plain words
Why 55 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:
- +Expected price growth (5-yr CAGR model) · 15/26 pts
We expect prices here to rise about 11.7% a year for the next 5 years (explained below). - +Resale liquidity · 1/4 pts
Plenty of buyers can afford a ₹66.7 L home, and homes in Devanahalli / Airport Road / Bagalur take time to resell. Reselling before handover needs the builder’s permission. - +Builder delivery & handover risk · 3/16 pts
Embassy Group has finished 30+ projects and delivered on time about 70% of the time. This phase is 20% built, with handover promised for 2030-12-31: delays would push your rent start back. - −Legal, title & approvals · -4/5 pts
Registered with Karnataka RERA; litigation reported; land title not yet verified by us, so get a lawyer to check. The due-diligence report below flags 1 item in red. - −Employment access · -8/10 pts
Drive times right now: Manyata Tech Park 50 min, Hebbal (Kirloskar) 53 min, MG Road (CBD) 71 min; Electronic City Ph-1 109 min. About 15 million sq ft of new offices are planned nearby in 3 years. - −Schools, hospitals, daily needs · -2/3 pts
Schools, hospitals and daily shopping are limited in this area.
All 11 checks
- •Price vs comparables · -0/3 pts
Priced about the same as similar luxury homes nearby (₹10,850 vs ~₹11,000 per sq ft). - •Rental demand & yield · 1/8 pts
Rent pays back 3.0% of the price every year, close to the usual 3% in Bengaluru. Tenant demand here is thin. - +Resale liquidity · 1/4 pts
Plenty of buyers can afford a ₹66.7 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 50 min, Hebbal (Kirloskar) 53 min, MG Road (CBD) 71 min; Electronic City Ph-1 109 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 · 3/16 pts
Embassy Group has finished 30+ projects and delivered on time about 70% of the time. This phase is 20% built, with handover promised for 2030-12-31: delays would push your rent start back. - +Layout, size, age, amenities, maintenance · 1/3 pts
Dense layout (110 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 · -4/5 pts
Registered with Karnataka RERA; litigation reported; land title not yet verified by us, so get a lawyer to check. The due-diligence report below flags 1 item in red. - +Expected price growth (5-yr CAGR model) · 15/26 pts
We expect prices here to rise about 11.7% a year for the next 5 years (explained below).
Why prices should grow ~11.7% 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.
- + 1.2%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.
Which exit suits you?
For an unfinished flat the answer depends on whether you sell at handover or hold, and whether you spend on interiors. Same price, same loan; only the strategy changes:
| Strategy | Hold | IRR / yr | Wealth CAGR / yr | Cash you put in | Net rent | Net sale | Apply |
|---|---|---|---|---|---|---|---|
| Sell at handover, no interiors best IRR Take delivery in 2030-12-31 and sell the bare flat (5 yr hold). Needs builder NOC or registration first; no rent. | 5 yrs | 24.6% | 15.0% | ₹28.2 L | ₹25,681 | ₹64.0 L | |
| Hold bare, rent unfurnished Skip interiors; rent 12% lower than a fitted home; sell after 8 yrs with no interiors value. | 8 yrs | 16.5% | 9.8% | ₹45.1 L | ₹2.8 L | ₹99.9 L | |
| Hold, do interiors, rent & sell fitted selected Spend ₹1,200/sq ft on interiors, earn full rent, recover ~40% of interiors cost at sale (fading over 10 yrs). | 8 yrs | 14.5% | 8.2% | ₹52.0 L | ₹3.6 L | ₹1.02 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 |
|---|---|---|---|---|---|---|
| 1 BHK ~615 sq ft (409 carpet) | 409 sq ft | 615 sq ft | ₹10,850 assumed | ₹66.7 L | ₹17,000 assumed | 216 |
| 2 BHK ~970 sq ft (648 carpet) | 648 sq ft | 970 sq ft | ₹10,850 assumed | ₹1.05 Cr | ₹24,000 assumed | 252 |
| 2 BHK ~1,050 sq ft (700 carpet) | 700 sq ft | 1,050 sq ft | ₹10,850 assumed | ₹1.14 Cr | ₹25,500 assumed | 72 |
| 2.5 BHK ~1,055 sq ft (703 carpet) | 703 sq ft | 1,055 sq ft | ₹10,850 assumed | ₹1.14 Cr | ₹25,500 assumed | 216 |
| 3 BHK ~1,220 sq ft (813 carpet) | 813 sq ft | 1,220 sq ft | ₹10,850 assumed | ₹1.32 Cr | ₹28,500 assumed | 108 |
| 3 BHK ~1,295 sq ft (863 carpet) | 863 sq ft | 1,295 sq ft | ₹10,850 assumed | ₹1.41 Cr | ₹30,000 assumed | 180 |
Highlights
- Embassy · Devanahalli / Airport Road / Bagalur · 1044 homes on 9.5 acres
- Under construction: 20% complete, RERA completion 2030-12-31
- 52 court case(s) declared · 0 complaints on this registration
Assumptions used prefilled
These are the inputs behind every number above. Open the project page to change any of them.
Purchase
₹/sq ft
₹ Cr
sq ft
% of base
%
%
%
₹/sq ft
FinancingLoan 75% · cash 25% · EMI ₹47,198/mo
% loan
% p.a.
years
%
Rent & running costs
₹
% p.a.
%
months
months
₹/sq ft/mo
% of rent
% of rent
% of value
Interiors & exit
%
%
years
% p.a. (blank = model)
%
%
Returns over 8 years · with interiors
Cash you put in₹52.0 L
Exit value (yr 8)₹1.53 Cr
Net sale after loan & costs₹1.02 Cr
Net rent after opex₹3.6 L
Loan (75% of price)₹54.4 L
EMI / month₹47,198
| Year | Purchase | Loan in | Rent (net of vacancy) | Opex | Debt service | Sale − loan | Net cash |
|---|---|---|---|---|---|---|---|
| Today | -12.1 L | 5.4 L | 0.0 L | 0.0 L | 0.0 L | 0.0 L | -6.6 L |
| Yr 1 | -13.1 L | 9.8 L | 0.0 L | 0.0 L | -0.9 L | 0.0 L | -4.1 L |
| Yr 2 | -13.1 L | 9.8 L | 0.0 L | 0.0 L | -1.7 L | 0.0 L | -5.0 L |
| Yr 3 | -13.1 L | 9.8 L | 0.0 L | 0.0 L | -2.5 L | 0.0 L | -5.8 L |
| Yr 4 | -13.1 L | 9.8 L | 0.0 L | 0.0 L | -3.4 L | 0.0 L | -6.6 L |
| Yr 5 | -20.4 L | 9.8 L | 0.8 L | -0.5 L | -4.2 L | 0.0 L | -14.5 L |
| Yr 6 | 0.0 L | 0.0 L | 2.0 L | -1.0 L | -5.7 L | 0.0 L | -4.7 L |
| Yr 7 | 0.0 L | 0.0 L | 2.1 L | -1.1 L | -5.7 L | 0.0 L | -4.6 L |
| Yr 8 | 0.0 L | 0.0 L | 2.2 L | -1.1 L | -5.7 L | 1.02 Cr | 97.4 L |
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
−0.4 pts vs avg
₹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
+0.8 pts vs avg
Gross yield 3.1% (₹28 psf/month); locality rental demand 6/10.
Resale liquidity
+1.1 pts vs avg
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
−7.6 pts vs avg
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
−0.8 pts vs avg
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
−2.0 pts vs avg
Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
Builder delivery & handover risk
+3.0 pts vs avg
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
+0.6 pts vs avg
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
−0.1 pts vs avg
Plotted-development heavy; social infrastructure still thin
Legal, title & approvals
−4.5 pts vs avg
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)
+15.2 pts vs avg
Model 5-yr price CAGR 11.7% (range 8.3–15.2%).
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 | 2.7 | 2.7 | 2.7 | 1.5 | 1.5 | 0.0 | 50% |
| Total growth | 13.6% | 12.6% | 11.9% | 10.3% | 10.2% | 8.5% | 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 ₹10,850 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 (80% work left) re-rates toward ready comps by handover (~6.4% over 4.3 yr). Sales pace from RERA filings: 99% of 1044 homes booked with 28% of the build timeline elapsed (pace ratio 3.48); fast sellers re-rate, slow sellers discount.
Locality evidence: ₹5,400 (Jun 2023) → ₹8,000 (Jun 2026) = 14.0% p.a. Sources: Platform estimate (interim, not observed).
Financial & legal due diligence
What the public record says
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. 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.
0 red3 watch4 positive
Open printable due-diligence report ↗Delivery timeline9/10
no extensions, no overdue dates on the RERA file
Legal & complaints3.5/10
37 court cases declared in filings (−4.5); land litigation declared “Yes” on a registration (−1)
Money to finish9/10
finance cost is 0% of the registered budget; last quarter: collected ₹44.07 cr, withdrew ₹55.52 cr; 99% of homes booked (+1)
Developer strength4.5/10
Acuité BB+ (Embassy Property Developments NCDs)
Meters are rule-based from the RERA file and public ratings (rules shown under each), not opinions.
Registration
PRM/KA/RERA/1250/303/PR/101224/007284 · EMBASSY DEVELOPMENTS LIMITED
Construction20%
quarterly filing Q1 2026-27 (submitted 2026-07-15)
Homes booked1034 / 1044
10 still available
Sold vs built99% vs 20%
Buyers are well ahead of construction: most money is in, delivery risk sits with the developer.
Money through the RERA account
Collected from buyersWithdrawn for construction
Latest milestones
- Masonry Construction0%
- Plastering inside , outside & Ceiling0%
- Joinery: Doors, Windows, Ventilators etc0%
- Basic work of Water supply, Sanitary and E0%
- Dadoing, Skirting, Flooring, Tiles work 0%
- Railing and Grill fixing0%
37 court cases declaredNo complaintsEscrow: KOTAK MAHINDRA BANKJoint-development land
Credit ratings of the people behind it
Complaints & disputes on record
On this project00 open
On the promoter entity7all projects
Court cases declared37no stay recorded
At a glance
On its original RERA date
On its original RERA completion date: 2030-12-31
20% built, 99% booked
20% built per the latest filing; 1034/1044 homes booked
No complaints on this project
No RERA complaints on this project; 7 on the promoter overall
37 court cases declared
37 court cases declared in RERA filings (no stay recorded)
The record, in pictures
RERA file · Registration
Registered project cost ₹540 cr — where it goes
Approvals ₹3 cr · 1%Construction & on-site ₹463.4 cr · 86%Other / taxes ₹74 cr · 14%
Construction programme as filed (quarterly filing Q1 2026-27 (submitted 2026-07-15))
Bars are the filed schedule; filled part is reported progress. Red = past its scheduled end and not complete.
civil case O.S.685/2021/2021 · 2 Additional Senior Civil Judge Devanahalli Yeshwanth · no staycivil case O.S.490/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.770/2016/2016 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.675/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.345/2015/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.179/2019/2019 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S.826/2020/2020 · 1 st Additional Senior Civil Judge Devanahalli · no staycivil case O.S.No.1144/2022/2022 · The Principal Senior Civil Judge, Devanahalli Praveen Nayak · no staycivil case O.S.759/2020/2020 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.2122/2006/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.137/2011/2011 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.1329/2006/2006 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S.647/2014/2014 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil W.P.No.19800/2025/2025 · The Hon'ble High Court of Karnataka Hon'ble Justice R.Devdas · no staycivil case O.S. 348/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S 664/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S. 354/15/2015 · Additional Civil Judge & JMFC Devanahalli · no stayCivil O.S. 385/2019/2019 · The Principal Civil Judge & JMFC, Devanahalli · no stayCivil R.F.A.No.2259/2019/2019 · The High Court of Karnataka · no stayCivil O.S 305/15/2015 · Principal Civil Judge & JMFC Devanahalli · no stayCivil O.S 849/15/2015 · 2 Additional Senior Civil Judge Devanahalli · no stayCivil O.S 334/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak C · no stayCivil O.S. 462/13/2013 · 2 Additional Senior Civil Judge Devanahalli · no stayCivil O.S 152/16/2016 · Additional Civil Judge & JMFC Devanahalli · no staycivil case O.S 753/15/2015 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no staycivil case O.S 466/16/2016 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil O.S 296/15/2015 · Additional Civil Judge & JMFC Devanahalli · no stayCivil O.S 306/15/2015 · Additional Civil Judge & JMFC Devanahalli · no stayCivil O.S. 349/15/2015 · Principal Civil Judge & JMFC Devanahalli · no staycivil case O.S. 829/08/2008 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayCivil RSA.No.2496/2017/2017 · High court of Karnataka · no staycivil 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 stayCivil O.S.No.455/2025/2025 · The Additional Civil Judge, Devanahalli · no staycivil case O.S.No.143/2025/2025 · III Additional Senior Civil Judge, Devanahalli Judge Yeshawanth · no staycivil case O.S.No.101/2019/2019 · The Senior Civil Judge, Devanahalli Judge Praveen Nayak · no stayCivil RFA.No.1741/2018 (OS.No.752/2015)/2015 · The High Court of Karnataka · no stayCivil O.S.No.31/2026/2026 · Senior Civil Judge Devanahalli Hon'ble Judge Praveen Nayak · no stayBorrowing declared: NoEscrow at KOTAK MAHINDRA BANK22 recorded land-owner sharesOwners’ association: not formed
Red flags to resolve in writing
1
Legal
52 court cases declared in RERA filings (O.S.685/2021/2021, O.S.490/2015/2015); check for stays and title impact.
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 — 2030-12-31 — and what is the per-month delay compensation?
- 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?
- Is the land freehold with the developer, and is any part mortgaged?
Full record: every filed number, line by line1 sections · 13 items
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
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
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
K-RERA complaints
0 on this registration (0 open) · 7 on the promoter entity across all its projects
Owners’ association
Not yet formed
Completion applied
19/12/2020
Source: Karnataka RERA project record PRM/KA/RERA/1250/303/PR/101224/007284, fetched 2026-09-15. Figures are the promoter’s own filings.
Sources & caveats2 sources
- 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)
- Karnataka RERA project records PRM/KA/RERA/1250/303/PR/101224/007284 (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
Job hubs nearby
Airport city / KIADB aerospace parkBagalur ITIR plannedManyata 25 km
Measured drive times below
Office space
Existing8 msf
Coming in 3 yrs15 msf
Jobs within 30 min5/10
Getting around
Metro today
none; Blue Line airport terminal station under construction
none within 5 km
Metro planned
Airport City (Blue Line)
~2027 70% likely ~4,000 m estimate
Rail
—
estimate
Airport
30 min by road now · 10 km
Google Maps
Buses
7/10 coverage
estimate
Drive times to job hubs
| Destination | Drive now | Road km |
|---|---|---|
| Kempegowda Airport (KIA) | 30 min | 10 |
| Manyata Tech Park | 50 min | 17.9 |
| Hebbal (Kirloskar) | 53 min | 19 |
| MG Road (CBD) | 71 min | 25.6 |
| ITPL Whitefield | 76 min | 27.7 |
| Koramangala (Forum) | 83 min | 30.2 |
| ORR Bellandur (Ecospace) | 87 min | 32 |
| Electronic City Ph-1 | 109 min | 40.4 |
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.
Locality · average ₹/sq ft
| 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 |
Luxury comps₹11,000
Premium comps₹8,500
Mid comps₹6,500
Unsold stock17 months
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
Flood risklow
Water supplytankers/borewell
Quietok
Roads & drainspatchy
Plotted-development heavy; social infrastructure still thin
Legal & approvals
Registration 007284
RERA PRM/KA/RERA/1250/303/PR/101224/007284
possession Dec 2030
Litigation
52 case(s) declared
observed
Approvals
Plan 228/2023-24 dated 2024-10-30
observed
Title
not verified
assumed
Product
Land9.53 acres
Homes1044
Density110/acre
Launched2025
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 | 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 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Land area (acres) | 9.53 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Total units | 1044 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 80% | observed | |
| Launch year | 2025 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Possession · Registration 007284 | 2030-12-31 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Price psf · 1 BHK · ~615 sq ft (409 carpet) | 10850 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Ticket · 1 BHK · ~615 sq ft (409 carpet) | 6672750 | Platform estimate (interim, not observed) | Sep 2026 | 35% | derived | |
| Rent · 1 BHK · ~615 sq ft (409 carpet) | 17000 | Platform estimate (interim, not observed) | Sep 2026 | 35% | assumed | |
| Carpet area | 409 | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 60% | observed | |
| Builder on-time rate | 0.7 | Platform estimate (interim, not observed) | Sep 2026 | 50% | assumed | |
| Litigation | 52 case(s) declared | Karnataka RERA (number as reported; registry lookup pending) | Sep 2026 | 70% | observed | |
| Approvals | Plan 228/2023-24 dated 2024-10-30 | 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.