Embassy Biome

No. No Karnataka RERA registration number has been issued. Under section 3 of the Real Estate (Regulation and Development) Act, 2016 a promoter may not advertise, market, book, sell or offer for sale an apartment in an unregistered project. This matters particularly here: the marketing describes an Expression of Interest process with booking amounts of ₹3 lakh and ₹5 lakh, and money paid at this stage sits outside the escrow account the Act requires, against a project with no sanctioned plan and no declared completion date. Verify the number yourself at rera.karnataka.gov.in once it exists, and think hard before paying anything before then.

Apartments are quoted at about ₹1.60 Cr for the 2 BHK rising to ₹2.70 Cr for the 3.5 BHK; villas at about ₹9.83 Cr for the 4 BHK to ₹16.02 Cr for the 5 BHK. Those are not quoted prices. The marketing material states that they are “derived from per-sq.ft. benchmarks” — roughly ₹12,000–13,000 per sq.ft for apartments and ₹23,500 for villas — and that the final cost sheet is “confirmed at booking”. Multiplying a benchmark by an area is arithmetic, not a price list, and no cost sheet exists.

None has been published, for any unit. Every area quoted for this project — 1,333, 1,597, 1,922, 2,249 sq.ft for the apartments and 4,185, 5,237, 6,820 for the villas — is a super built-up figure. Under the Real Estate (Regulation and Development) Act, 2016 a home is sold on carpet area, so none of those is the number you would eventually buy on. The two drawings published are described as “representative” and carry no area table. Ask for the dimensioned plan and the carpet area for the specific unit.

On Chapparakallu Road in Tarahunise, Jala Hobli, North Bengaluru, within Embassy Knowledge Park — immediately beside Stonehill International School and near Vidyashilp University, on the NH-44 Bellary Road airport corridor. The airport distance is disputed: this project’s marketing material says about 19 km and 20–25 minutes, while other sites for the same scheme say about 14 km. That is a five-kilometre spread on the single figure this location is sold on, and neither is measured from a confirmed project pin. Check it yourself once the address is fixed.

1,073 in total: 855 apartments and 218 villas. The apartments sit in eight towers of Ground+6 to Ground+20 on about 14 acres; the villas occupy a low-density enclave of about 50 acres. The residential parcel is about 85 acres of a roughly 200-acre Embassy Knowledge Park. Several independent partner sites state these figures identically, which is the strongest thing that can be said for them — but none of it is on Embassy Group’s own website and none is filed.

This project’s marketing material does not say. Other sites covering the same scheme describe about 115 acres of Grade A offices within the park, and the material for this project also notes an association with the Karnataka State Electronics Development Corporation. For someone buying a home here that is worth knowing: an office component changes the traffic, the construction horizon and the character of the estate. Ask about it directly.

Because the file published for this project is blurred — the blur is in the image, not in how this page displays it, so zooming will not help. The geometry is legible: you can see the villa rows, the apartment blocks, the sports courts and the shape of the parcel. The “Around the Project” legend, around two dozen numbered items, is not. That is why the amenity list on this site comes from the marketing text rather than from the drawing, and why it is marked as unconfirmed.