Bengaluru · embassy-group
Embassy Millennium
A local Embassy Group portfolio reference that helps separate developer familiarity from practical questions around address, layout, budget, and diligence.
Embassy South Reserve Overview and Project Highlights
Two things belong in the first screen because they shape everything else on this site. For another Bengaluru read, Fortune Primero Seven Sarjapur helps ground the project story in buyer fit, product type, and the level of document clarity needed before moving ahead.
There is no price. Not a soft price, not an indicative range, not a "starting from". The K-RERA record this site is built on files project costs, not prices, and no price appears in it. It records a total project cost of ₹1,227.06 crore, which is a declaration of what the promoter expects to spend - not a price, and never publishable as one. Divide it by 855 and you get a number that means nothing about what a home costs. This site does not publish one, and any page quoting a per-square-foot rate for Embassy South Reserve is not sourcing it from the filing.
This project is one half of a larger estate, and we say so on every page. The registered parent layout is Embassy Origins. Inside it sit two separately registered projects: this one, and Embassy Riverine - 217 villas on 50.81 acres, registered the same day by the same promoter under the same plan. Together they account for 65.59 acres of the estate's filed 85.475. The Embassy Group also markets this estate under the names Embassy Knowledge Park and Embassy Biome. Four names attach to one parcel, and a buyer who does not know that will struggle to reconcile what they read elsewhere.
| Detail | Value |
|---|---|
| Project name | Embassy South Reserve |
| Registered parent layout | Embassy Origins |
| Also marketed as | Embassy Knowledge Park, Embassy Biome - names applied to the wider estate |
| Promoter of record | Summit Developments Limited |
| Developer brand | Embassy Group |
| Address as filed | Embassy Origins, Sy. No. 223/1(P), Tharahunse Village, Jala Hobli, Bengaluru North Taluk, Bengaluru Urban, Karnataka - 562157 |
| Project type | Residential group housing - apartments |
| Land area | 14 Acres 31.1 Guntas, being 59,804 sq.m or 14.78 acres |
| Homes | 855 |
| Towers | 9 |
| Floors | 7 to 19, tower-wise. Not uniform |
| Density | 57.9 homes per acre, on our arithmetic |
| Configurations | 1 BHK, 1 BHK + Study, 2 BHK, 2 BHK + Study, 3 BHK, 3 BHK + Study |
| Carpet area range | 57.92 to 122.94 sq.m, being roughly 623 to 1,323 sq ft carpet |
| Total carpet, all homes | 84,855 sq.m, roughly 0.91 million sq ft |
| Open area | 48,570 sq.m, being 81.2 per cent of the site |
| Clubhouse | 3,626 sq.m sanctioned, being 39,030 sq ft |
| Parking | 1,130 bays - 1,038 covered and 92 open, being 1.32 per home |
| K-RERA registration | PRM/KA/RERA/1251/309/PR/090926/008925, approved 09-09-2026 |
| Certified completion | 31 March 2032 |
| Approving authority | KIADB - Karnataka Industrial Areas Development Board |
| Approved plan | DO3-KIADB-00078/26-27/BP, dated 13-08-2026 |
| FAR sanctioned | 2.14, no TDR |
| Water source | Borewell |
| Land title | Own land by sale, single owner at 100 per cent, no conversion required, no litigation |
| Price | Not published. See above |
| Status | Launched 01-09-2026, registered 09-09-2026 |
Embassy South Reserve Location and Routed Road Distances
The estate sits in Tharahunse Village, Jala Hobli, in the Devanahalli corridor north of Bengaluru, at PIN 562157. Every distance below is a road route computed on 10 September 2026, not a straight line.
| Destination | By road | Drive time |
|---|---|---|
| Stonehill International School | 1.7 km | 3 min |
| Betta Halasuru rail halt | 1.9 km | 3 min |
| Chikkajala | 6.8 km | 11 min |
| Rajanukunte | 7.5 km | 9 min |
| Yelahanka New Town | 12.8 km | 16 min |
| Yelahanka Junction railway station | 12.9 km | 16 min |
| Kempegowda International Airport | 16.0 km | 20 min |
| Devanahalli town | 18.1 km | 20 min |
| Hebbal | 19.4 km | 21 min |
| Aster CMI Hospital, Hebbal | 19.9 km | 21 min |
| Manyata Tech Park | 21.7 km | 24 min |
| Bengaluru City railway station | 28.5 km | 32 min |
Drive times are free-flow routing estimates and are not peak-hour times.
🔴 There is no metro. The nearest operational metro station is Nagasandra on the Green Line, 25.5 km and 31 minutes away by road. Nagawara is closer at 21.3 km but is recorded as proposed, not operational. The airport line along Bellary Road is under construction, and this site will not quote a station, a distance or an opening date for it until one is established. Metro proximity is among the most abused claims on this corridor and this project does not have it.
On the nearest rail stop: Betta Halasuru at 1.9 km is genuinely close, and it is a halt - a minor stopping point, not a junction or a terminus. Yelahanka Junction at 12.9 km is the nearest station with meaningful service.
Embassy South Reserve Master Plan, Towers and Open Area
The towers are not a uniform block, and the filing proves it
Most large apartment schemes on this corridor are described in marketing as a single height - "G+20", "twenty floors". Embassy South Reserve is not built that way, and the K-RERA record files it tower by tower:
| Tower | Floors | Homes | Basements | Height |
|---|---|---|---|---|
| Tower 1 | 19 | 116 | 2 | 61.95 m |
| Tower 2 | 19 | 98 | 2 | 61.95 m |
| Tower 3 | 18 | 128 | 2 | 58.90 m |
| Tower 4 | 16 | 131 | 2 | 52.80 m |
| Tower 5 | 14 | 115 | 2 | 46.70 m |
| Tower 6 | 12 | 111 | 2 | 40.60 m |
| Tower 7 | 10 | 54 | 1 | 34.50 m |
| Tower 8 | 9 | 57 | 1 | 31.45 m |
| Tower 9 | 7 | 45 | 1 | 23.35 m |
The range runs from a seven-floor building at 23.35 m to a nineteen-floor building at 61.95 m - a stepped profile across nine buildings, with basement counts dropping from two to one as the towers get shorter. Tower 9 has 45 homes; Tower 4 has 131. Whether that stepping is what a particular buyer wants is a matter of taste, but it is a fact about the project that no summary figure carries, and the towers sum to exactly 855.
81.2 per cent of the site is open area
Filed open area is 48,570 sq.m against 59,804 sq.m of land - 81.2 per cent, with covered area of 11,234 sq.m. That is high for an apartment project, and the reason is visible in the tower table: nine towers of varying height, two basement levels under most of them, and 1,038 of the 1,130 parking bays put underground rather than on the surface.
What that is not, is low density. 855 homes on 14.78 acres is 57.9 homes per acre on our own arithmetic, which is a normal-to-dense apartment figure for this corridor. The honest description is that the site is densely built but sparsely covered - the footprint is small because the buildings are tall and the parking is buried, not because there are few homes. A buyer looking for low density should look at the villa tranche next door, which files 4.27 homes per acre.
The FAR reconciles within sanction
Sanctioned FAR is 2.14 with no TDR. Built-up area across all floors is 194,211 sq.m, but that includes 53,085.32 sq.m of basement and 14,273 sq.m of covered parking. Take those out and the chargeable figure is 126,853 sq.m against the 127,981 sq.m that 2.14 FAR permits on 59,804 sq.m of land - inside sanction, with about 1,128 sq.m to spare.
⚠️ Do not read 194,211 sq.m as saleable area. It is 2.09 million sq ft of all-floors built-up including basements. The saleable story is the carpet figure: 84,855 sq.m, roughly 0.91 million sq ft.
Embassy South Reserve Floor Plans and Filed Carpet Areas
K-RERA files carpet area. The square-foot column below is a conversion of the filed carpet figure and is not a saleable-area claim. Saleable or super built-up area for these homes has not been published in any source used on this site, and the two numbers are not interchangeable - carpet is typically around 60 per cent of super built-up on comparable projects in this corridor.
| Configuration | Homes | Carpet sq.m | Carpet sq ft |
|---|---|---|---|
| 1 BHK | 7 | 57.92 - 66.14 | 623 - 712 |
| 1 BHK + Study | 4 | 81.05 - 89.97 | 872 - 968 |
| 2 BHK | 176 | 77.12 | 830 |
| 2 BHK + Study | 188 | 89.52 | 964 |
| 3 BHK | 340 | 107.23 - 108.53 | 1,154 - 1,168 |
| 3 BHK + Study | 140 | 119.85 - 122.94 | 1,290 - 1,323 |
The project is a three-bedroom project. 340 homes are 3 BHK and 140 more are 3 BHK + Study - 480 of 855, or 56 per cent. Add the 2 BHK + Study at 188 and two configurations account for 78 per cent of the scheme across three configurations. The 1 BHK bands are marginal: eleven homes in total across both, which is 1.3 per cent of the project.
⚠️ One oddity you should know about before you enquire. The filed 1 BHK + Study carpet band, 81.05 to 89.97 sq.m, is larger than the 2 BHK at 77.12 sq.m and level with the 2 BHK + Study at 89.52. The four-unit total of 333 sq.m averages 83.25, so it is internally consistent rather than a transcription slip - but it inverts the normal size ladder. We do not know why, the record does not explain it, and we are not going to guess. Ask to see the floor plan for that band specifically.
Embassy South Reserve Gallery
Nothing at Embassy South Reserve has been built, so nothing here is a photograph of it. The registration record is a schedule of areas and a tower table, not a set of drawings, and the developer has published no render. Every image below is indicative: it holds to the massing the filing fixes - nine towers stepping from 23.35 m to 61.95 m on 14.78 acres, 18.8 per cent of the site under buildings - and invents the rest.
Embassy South Reserve Amenities, Filed as Sanctioned Areas
An unusually complete area schedule, because amenities were filed as areas
Most amenity lists are marketing bullets. This project's amenities were filed with sanctioned areas attached, which makes them checkable:
| Amenity | Sanctioned area | Approx. sq ft |
|---|---|---|
| Clubhouse | 3,626 sq.m | 39,030 |
| Parks | 6,129 sq.m | 65,972 |
| Outdoor sports facility | 800 sq.m | 8,611 |
| Indoor sports facility | 300 sq.m | 3,229 |
| Swimming pool | 300 sq.m | 3,229 |
| Gym | 200 sq.m | 2,153 |
And it files what is not provided, which is rarer and more useful: no community hall, no smart home automation, no piped gas, no air conditioning. Those are filed negatives. If a brochure or a portal listing tells you this project has piped gas or a community hall, it is contradicting the registration record.
Embassy South Reserve Price, and What This Site Will Not Publish
- A price. None is published anywhere in the source record.
- A per-square-foot rate. Same reason.
- A saleable or super built-up area. K-RERA files carpet. Converting carpet to saleable requires a loading factor the developer has not published.
- A metro distance. There is no metro.
- A possession date earlier than 31 March 2032. That is the certified date. Anything sooner is someone's estimate, not a filed commitment.
- An offer, discount or launch scheme. The record marks offers and discounts as not provided, and we would rather publish that than invent one.
Embassy South Reserve Reviews and What Can Be Assessed Today
Embassy South Reserve was launched on 1 September 2026 and registered with K-RERA on 9 September 2026. Nobody has lived here. Nobody has taken possession. Nothing has been built. The certified completion date is 31 March 2032.
Any "resident review" of Embassy South Reserve is describing something that does not exist. Any star rating attached to it is a number someone made up or borrowed from a different project.
This page publishes no rating for that reason. What it does instead is set out what can actually be assessed at this stage - the filed record - and what a buyer should weigh honestly on each side.
Embassy Group, the Developer and Builder Behind Embassy South Reserve
| Item | As certified |
|---|---|
| Promoter name | SUMMIT DEVELOPMENTS LIMITED |
| Registered address | 14th Floor, Pinnacle Tower, Embassy One, 8 Bellary Road, Ganganagar, R.T. Nagar, Bengaluru 560032 |
| Land ownership | 100 per cent, sole owner of the project land |
| Sale deed | GNR-1-05870-2023-24, executed 13-11-2023, SRO Gandhinagar |
| K-RERA registration held | PRM/KA/RERA/1251/309/PR/090926/008925 |
Summit Developments Limited is the entity that signs. It is the name on the K-RERA certificate, the name on the title, and the entity a buyer contracts with. The registered address is Embassy One on Bellary Road, which is an Embassy building - the corporate connection is on the face of the document.
Why this matters practically: the Embassy brand is the marketing identity, and Summit Developments Limited is the counterparty. Read the sale agreement to see which entity carries which obligation, and do not assume that a brand's track record automatically attaches to the signing entity's balance sheet. That is a question for your lawyer, and it is a fair question to put to the sales team.
The land title record is unusually clean
| Item | As filed |
|---|---|
| Ownership | Own land, by sale |
| Owner | Summit Developments Ltd, 100 per cent |
| Number of owners | 1 |
| Sale deed | GNR-1-05870-2023-24, executed 13-11-2023, SRO Gandhinagar |
| Conversion or alienation | Not required |
| Litigation | None recorded |
| Khatha | E-Khatha dated 17-08-2026 |
A single owner at 100 per cent, a registered sale deed with a number and a date, no conversion requirement and no recorded litigation is a stronger title position than most projects on this corridor can state. It is worth checking against the documents yourself - the point here is that these are the answers the filing gives, and they are all the clean answer.
| Item | Status |
|---|---|
| K-RERA registration | PRM/KA/RERA/1251/309/PR/090926/008925, approved 09-09-2026 |
| Class | /PR/ - a project registration, not an /AG/ agent registration |
| Certified completion | 31 March 2032 |
| Certificate | Digitally signed by Rakesh Singh, IAS (Retd.), Chairman K-RERA, 09-09-2026 |
| Promoter on the certificate | Summit Developments Limited |
| Building plan | DO3-KIADB-00078/26-27/BP, approved 13-08-2026 by KIADB |
The registration number above was read off the signed certificate, not copied from a summary. That matters here more than usual: the source document for this project stated that the RERA number it carried belonged to Embassy Riverine. It did not - it was this project's own. The companion document for Riverine made the mirror-image mistake. The two registrations are adjacent numbers granted on the same day, which is exactly how a pair gets transposed. Verify both at rera.karnataka.gov.in before you act on either.
Enquire About Embassy South Reserve or Book a Site Visit
There is no price to quote you and no cost sheet in the public record. What a serious enquiry gets you is the written material: the cost sheet for your configuration, the area basis the rate is quoted against, the KIADB-approved plan and the K-RERA certificate to check against rera.karnataka.gov.in yourself.
Talk to a Sales ConsultantFrequently Asked Questions
Embassy South Reserve FAQs Answered from the Filing
Every answer below comes from the K-RERA registration record, the KIADB-approved plan or arithmetic on those figures, and says which. Where the record is silent - on price, on super built-up area, on why the 1 BHK plus Study is filed larger than the 2 BHK - the answer says that instead of filling the gap.
Yes. It is registered with Karnataka RERA as PRM/KA/RERA/1251/309/PR/090926/008925, approved on 9 September 2026. That is a /PR/ project-class registration, not an /AG/ agent registration. The certificate is digitally signed by Rakesh Singh, IAS (Retd.), Chairman K-RERA. Verify it at rera.karnataka.gov.in.
Because the source document for this project got it wrong. It stated that the RERA number it carried belonged to Embassy Riverine - the villa project next door. It did not; the number was this project's own. The companion document for Riverine made the opposite mistake. The two registrations were granted the same day with adjacent serial numbers, which is exactly how a pair gets transposed. A swapped-but-valid number passes every automated check, because those test the format of a number, not who holds it.
No price is published. The K-RERA record this site is built on files project costs, not prices, and contains no price of any kind. The project registered on 9 September 2026. Ask the sales team for a cost sheet in writing.
No. That is the total filed project cost - ₹89.72 crore of land plus ₹1,137.34 crore of development. It is a declaration of what the promoter expects to spend. Dividing it by 855 homes gives roughly ₹1.44 crore per home, which is meaningless as a price. Any per-unit or per-square-foot figure derived that way is a fabrication with a real number underneath it.
855 apartments in 9 towers. The towers run from 7 to 19 floors and are not uniform: Towers 1 and 2 are 19 floors at 61.95 m, and Tower 9 is 7 floors at 23.35 m, with every height in between.
Six: 1 BHK, 1 BHK + Study, 2 BHK, 2 BHK + Study, 3 BHK, and 3 BHK + Study. The project is weighted to three bedrooms - 480 of 855 homes, or 56 per cent, are 3 BHK or 3 BHK + Study.
The certified completion date on the K-RERA certificate is 31 March 2032. Any earlier date you are quoted is an estimate rather than the filed commitment.
The promoter of record is Summit Developments Limited, registered at Embassy One, 8 Bellary Road, Bengaluru 560032. The project carries the Embassy Group brand. Those are two different statements: Embassy Group is the marketing identity, Summit Developments Limited is the entity that signs and holds the title.
Embassy Origins is the registered parent layout on Sy. No. 223/1(P). It appears on the K-RERA certificate as part of this project's address. Inside it sit two separately registered projects: Embassy South Reserve (this one, 855 apartments on 14.78 acres) and Embassy Riverine (217 villas on 50.81 acres).
Those are marketing names applied to the wider estate this project sits inside. Four names attach to this one parcel: Embassy Origins, Embassy South Reserve, Embassy Riverine, and Embassy Knowledge Park or Embassy Biome. Establish which K-RERA registration your unit falls under before you sign anything. For an apartment here it is .../090926/008925.
No. It is a separate K-RERA registration, on a separate parcel of the same estate, with a separate completion date and its own clubhouse. 217 villas on 50.81 acres, registered as PRM/KA/RERA/1251/309/PR/090926/008924, certified for completion 30 September 2032.
16.0 km by road, about 20 minutes in free-flow traffic. That is a road route, not a straight line, computed on 10 September 2026.
No. The nearest operational metro station is Nagasandra on the Green Line, 25.5 km and 31 minutes away by road. Nagawara is closer at 21.3 km but is recorded as proposed, not operational. The airport line along Bellary Road is under construction, and this site does not quote a station, distance or opening date for it because none is established in any source we use.
No, and nobody can. The project was launched on 1 September 2026 and completes in 2032. Nobody has lived here. Any "resident review" of Embassy South Reserve describes something that does not exist.
