Embassy Springs - Phase 2a, Apartments
RERA Property Intelligence Report · Preview
EMBASSY DEVELOPMENTS · Devanahalli · K-RERA PRM/KA/RERA/1250/303/PR/201125/008263
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 | 702 | Total inventory registered with K-RERA. |
| Official carpet area | 45,198 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 87,292 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 19,303 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 0.47 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 702 total (453 covered, 195 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/278/2025-26/1882 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 30-09-2025 | |
| 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 |
|---|---|---|---|
| 3 BHK | 270 | 38% | 21,259 sqm |
| 2.5 BHK | 108 | 15% | 7,330 sqm |
| 2 BHK | 216 | 31% | 12,515 sqm |
| 1 BHK | 108 | 15% | 4,094 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| TOWER B2 | 18 | 234 | 234 | 57.35 m |
| TOWER B3 | 18 | 234 | 234 | 57.35 m |
| TOWER B4 | 18 | 234 | 234 | 57.35 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 378 official flat/unit rows vs 702 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 |
|---|---|---|---|---|
| 1 BHK | 108 | 36.2-39.6 sqm | 18.4-20.3 sqm | 108 |
| 2 BHK | 108 | 57.9 sqm | 29.0-29.1 sqm | 108 |
| 3 BHK | 108 | 78.3-83.0 sqm | 39.1-41.2 sqm | 108 |
| 2.5 BHK | 54 | 67.9 sqm | 34.0 sqm | 54 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| TOWER B2 | 126 | 36.2-83.0 sqm | 18.4-41.2 sqm | 126 |
| TOWER B3 | 126 | 36.2-83.0 sqm | 18.4-41.2 sqm | 126 |
| TOWER B4 | 126 | 36.2-83.0 sqm | 18.4-41.2 sqm | 126 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 101 | TOWER B2 | 1 | 3 BHK | 78.3 sqm | 39.2 sqm | 1 |
| 102 | TOWER B2 | 1 | 3 BHK | 78.3 sqm | 39.1 sqm | 1 |
| 103 | TOWER B2 | 1 | 2.5 BHK | 67.9 sqm | 34.0 sqm | 1 |
| 104 | TOWER B2 | 1 | 2 BHK | 57.9 sqm | 29.0 sqm | 1 |
| 105 | TOWER B2 | 1 | 2 BHK | 57.9 sqm | 29.1 sqm | 1 |
| 106 | TOWER B2 | 1 | 1 BHK | 36.2 sqm | 18.4 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.
⚠ 35 litigation cases on record
⚠ 1 of 27 compliance document slots are filed as under process / not yet usable: Relinquishment Deed.
2 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 | Arun Srikanth Nadig | BCC/BL 3.6/E 4059/14 15 | 2015 | Bengaluru Urban, Karnataka - 560071 |
| 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 54%). 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): ₹48.29 Cr collected from buyers, ₹0.00 Cr withdrawn from the project's escrow account.
| Construction progress | 0% → 1% (+1 pts) |
| Units sold/booked as registered | 620/702 (88%) |
| Buyer collections in available QPRs | ₹48.29 Cr |
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 ₹45.3 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 — 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 | 10 km |
| Outer Ring Road / Manyata | 18 km |
| MG Road / city centre | 26 km |
| Whitefield IT hub | 30 km |
| Bellandur–Marathahalli belt | 31 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 VERDE PHASE 2?
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