Embassy Springs - Phase 2a, Apartments
RERA Property Intelligence Report · Preview
EMBASSY DEVELOPMENTS · · K-RERA PRM/KA/RERA/1250/303/PR/180526/001825
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 | 826 | Total inventory registered with K-RERA. |
| Registered land area | 31,461 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.5 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 5 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 1,029 total (334 open) — 1.25 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 20-02-2018 |
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 tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Gardenia | 14 | 252 | 345 | - |
| Hibiscus | 14 | 112 | 158 | - |
| Fucshia | 14 | 112 | 158 | - |
| Daisy | 14 | 196 | 213 | - |
| Elderberry | 14 | 154 | 155 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 406 official flat/unit rows vs 826 registered units disclosed above; ask why the row count differs. 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 |
|---|---|---|---|---|
| Other | 308 | 38.2-84.7 sqm | 21.6-49.9 sqm | 308 |
| Others | 98 | 38.2-84.7 sqm | 21.6-49.9 sqm | 98 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Daisy | 98 | 38.2-84.7 sqm | 21.6-49.9 sqm | 98 |
| Elderberry | 98 | 60.8-84.7 sqm | 35.2-49.9 sqm | 98 |
| Gardenia | 98 | 38.2-75.4 sqm | 21.6-45.8 sqm | 98 |
| Fucshia | 56 | 60.3-82.8 sqm | 35.1-49.6 sqm | 56 |
| Hibiscus | 56 | 60.3-82.8 sqm | 35.1-49.6 sqm | 56 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 101 | Gardenia | 1 | Other | 75.4 sqm | 44.0 sqm | 1 |
| 102 | Gardenia | 1 | Other | 75.4 sqm | 44.4 sqm | 1 |
| 103 | Gardenia | 1 | Other | 42.0 sqm | 24.7 sqm | 1 |
| 104 | Gardenia | 1 | Other | 38.2 sqm | 21.6 sqm | 1 |
| 105 | Gardenia | 1 | Other | 67.3 sqm | 39.9 sqm | 1 |
| 106 | Gardenia | 1 | Other | 59.7 sqm | 35.0 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.
⚠ 32 litigation cases on record
1 of 25 compliance document slots are filed as Not Applicable; the remaining 24 slots have usable uploaded filings.
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.
K-RERA complaint orders (5 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| NARASIMHA SASTRY VASANTH vs EMBASSY SPRINGS PHASE 2 | Return of money paid of Rs 5.90 Lakhs + interest for the period till date @18% PA. No agreement or booking form executed. | AUTHORITY | 31/10/2023 |
| Prajit S Nair vs NAM Estaes Pvt Ltd. | Request clarification on Rs.30000 which ws forefeited | AUTHORITY | 21/02/2023 |
| ASHITA GUPTA vs NAM ESTATES PRIVATE LIMITED | Refund of the advance amount of Rs. 8,52,334/- along with 18% interest from the date of payment till realisation. | AUTHORITY | 06/03/2025 |
| Babu Shravani puri vs Emphasis Spring Phase 2A | Order to refund Rs. 8,06,350 with applicable interest and compensation for the delay & agony caused | AUTHORITY | 03/12/2024 |
| P. MAHESH SHANMUGAM & LAKSHMI MAHESH vs NAM ESTATES PRIVATE LIMITED | refund of the amount paid initially | AUTHORITY | 02/05/2024 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
Complaints on this project's K-RERA page (3 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/211206/0008692 06-12-2021 | Request Refund of Rs.30000/- forfeited amount | Embassy Springs - Phase 2A, Apartments | DISPOSED AUTHORITY BENCH5 |
| CMP/211113/0008553 13-11-2021 | Refund of Expression of Interest Amount not done despite reminders | Embassy Springs - Phase 1, Plotted Development (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/221014/0010102 14-10-2022 | The total flat in booking from is higher than what was agreed | Embassy Springs - Phase 2A, Apartments | DISPOSED AUTHORITY BENCH5 |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
10 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|
K-RERA names 2 project professional/vendor rows across Architect, Structural engineer. 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 |
|---|---|---|---|---|
| Architect | Synergy Property Development Private Limited | - | 200 | Intermediate Ring Road, Kormangala |
| Structural engineer | Nadig Consulting Private Limited | - | - | - |
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 46%). 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): ₹29.90 Cr collected from buyers, ₹18.80 Cr withdrawn from the project's escrow account.
| Construction progress | 61% → 66% (+5 pts) |
| Units sold/booked as registered | 624/826 (76%) |
| Buyer collections in available QPRs | ₹51.04 Cr |
| Escrow withdrawals in available QPRs | ₹30.97 Cr (0.61x 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 ₹41.1 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.
RERA 70% project account is on file: KOTAK MAHINDRA BANK MG Road (IFSC KKBK0008066, a/c …5352). RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~19 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 9 km |
| Outer Ring Road / Manyata | 19 km |
| MG Road / city centre | 26 km |
| Whitefield IT hub | 30 km |
| Bellandur–Marathahalli belt | 32 km |
| Electronic City | 41 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 Springs - Phase 2A, Apartments?
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 →
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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: 4 Jul 2026