Embassy Springs - Phase 2a, Apartments
RERA Property Intelligence Report · Preview
EMBASSY DEVELOPMENTS · Devanahalli · K-RERA PRM/KA/RERA/1250/303/PR/201125/008265
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 878 | Total inventory registered with K-RERA. |
| Official carpet area | 96,809 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 190,503 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 58,037 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.494 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 8 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 878 total (993 covered, 0 open) — 1.00 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BIAAPA/TP/CC/277/2025-26 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 11-11-2025 | |
| Project start date | 01-01-2026 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| 2 BHK | 212 | 24% | 15,821 sqm |
| 4 BHK | 148 | 17% | 22,865 sqm |
| 3 BHK | 518 | 59% | 58,123 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Tower 1 | 16 | 112 | 112 | 53.95 m |
| Tower 2 | 17 | 104 | 104 | 56.95 m |
| Tower 3 | 18 | 131 | 131 | 59.95 m |
| Tower 4 | 18 | 91 | 91 | 59.95 m |
| Tower 5 | 18 | 129 | 129 | 59.95 m |
| Tower 6 | 18 | 127 | 127 | 59.95 m |
| Tower 7 | 18 | 129 | 129 | 59.95 m |
| Tower 8 | 18 | 55 | 55 | 59.95 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 878 official flat/unit rows, matching the 878 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 3 BHK | 518 | 111.2-113.1 sqm | 48.6-51.1 sqm | 518 |
| 2 BHK | 212 | 74.0-75.2 sqm | 32.5-33.6 sqm | 212 |
| 4 BHK | 148 | 132.9-158.2 sqm | 61.2-71.6 sqm | 148 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Tower 3 | 131 | 75.2-158.2 sqm | 33.6-71.4 sqm | 131 |
| Tower 5 | 129 | 74.0-158.2 sqm | 32.5-71.4 sqm | 129 |
| Tower 7 | 129 | 74.0-158.2 sqm | 32.5-71.4 sqm | 129 |
| Tower 6 | 127 | 74.0-158.2 sqm | 32.5-71.4 sqm | 127 |
| Tower 1 | 112 | 75.2-158.2 sqm | 33.6-71.4 sqm | 112 |
| Tower 2 | 104 | 75.2-113.1 sqm | 33.6-51.1 sqm | 104 |
| Tower 4 | 91 | 111.2-158.2 sqm | 48.6-71.4 sqm | 91 |
| Tower 8 | 55 | 113.1-153.5 sqm | 51.0-71.6 sqm | 55 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| T01-107 | Tower 1 | 1 | 4 BHK | 158.2 sqm | 71.4 sqm | 1 |
| T01-106 | Tower 1 | 1 | 3 BHK | 111.2 sqm | 48.6 sqm | 1 |
| T01-105 | Tower 1 | 1 | 3 BHK | 111.2 sqm | 48.7 sqm | 1 |
| T01-104 | Tower 1 | 1 | 2 BHK | 75.2 sqm | 33.6 sqm | 1 |
| T01-103 | Tower 1 | 1 | 2 BHK | 75.2 sqm | 33.6 sqm | 1 |
| T01-102 | Tower 1 | 1 | 3 BHK | 113.1 sqm | 51.1 sqm | 1 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
⚠ 7 litigation cases on record
⚠ 1 of 26 compliance document slots are filed as under process / not yet usable: Brochure.
1 additional compliance slots are filed as Not Applicable.
No completion certificate (OC) on file yet — project has not been declared complete.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
10 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|
K-RERA names 4 project professional/vendor rows across Chartered accountant, Engineer, Architect, Contractor. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Chartered accountant | Ravindranath N | 209961 | 2002 | Bengaluru Urban, Karnataka - 560079 |
| Engineer | ASHOK KANNAN | BCC/BL-3.6/SE- 0328/2019-20 | 2019 | Bengaluru Urban, Karnataka - 560076 |
| Architect | Jayant Vaitha | CA/2007/40992 | 2007 | Bengaluru Urban, Karnataka - 560071 |
| Contractor | EMBASSY DEVELOPMENTS LIMITED | - | 1995 | Bengaluru Urban, Karnataka - 560032 |
Embassy has 14 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Embassy Developments”) (average reported construction progress 53%). 5 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
Latest quarterly filing (2025-Q4): ₹56.54 Cr collected from buyers, ₹9.50 Cr withdrawn from the project's escrow account.
| Construction progress | 7% → 8% (+1 pts) |
| Units sold/booked as registered | 564/878 (64%) |
| Buyer collections in available QPRs | ₹125.86 Cr |
| Escrow withdrawals in available QPRs | ₹9.50 Cr (0.08x collections) |
QPR figures are developer-filed quarterly disclosures. Collections and withdrawals are not a project valuation; they are a sanity check for whether sales, construction progress, and escrow draws appear directionally aligned.
Declared construction cost ÷ registered units averages to ₹88.2 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
The nearest major job hub is ~18 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 9 km |
| Outer Ring Road / Manyata | 18 km |
| MG Road / city centre | 25 km |
| Whitefield IT hub | 29 km |
| Bellandur–Marathahalli belt | 31 km |
| Electronic City | 40 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
Should you buy in EMBASSY GREENSHORE?
This page is the free K-RERA filing summary. The full RERA Property Intelligence Report gives you buyer-complaint history, regulatory flags, builder track record, the official unit register, land title, NOCs, and (where the sanctioned plans support it) room-by-room unit data and an annotated site plan. See a real one first:
Sample: Sobha Silicon Oasis → · browse all sample reports →
Compliance Report · ₹999
The regulator’s filing record, read · 1 working day
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Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
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Paying from outside India? Pay $15 (Compliance) or $39 (Unit Guidance) via PayPal, or email hello@quietlist.in for a card invoice. Prefer to talk first, or have a portfolio to check? Same address. An information aid for your own due diligence, not legal or investment advice.
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Built by Embassy Developments. View Embassy Developments's full track record →
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
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Last checked against the RERA register: 27 Jul 2026