Embassy South Reserve's amenities are unusual in one respect that makes this page more useful than most: they were filed with sanctioned areas attached. Most amenity lists are marketing bullets with no way to check them. This one is a schedule of square metres in a registration record.
The sanctioned amenity schedule
| 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 |
| Water and sanitation | 675 sq.m | - |
| Power backup | 464 sq.m | - |
| Electricity | 360 sq.m | - |
| CCTV surveillance | 120 sq.m | - |
Every figure above is as filed. The square-foot column is our conversion at 10.7639 sq ft per square metre.
What is filed as NOT provided
This is the part of the schedule that no brochure will show you, and it is the more useful half.
| Amenity | Filed as |
|---|---|
| Community hall | Not provided |
| Smart home automation | Not provided |
| Piped gas | Not provided |
| Air conditioning | Not provided |
🔴 These are recorded absences, not gaps in our research. The registration record was asked whether the project provides each of them and the answer filed was no. If a listing, a brochure or a sales conversation tells you Embassy South Reserve has piped gas or a community hall, it is contradicting the registration record, and that is worth raising directly.
Note the distinction between a community hall and a clubhouse. The project does file a 3,626 sq.m clubhouse. It files no community hall. Those are different facilities in the K-RERA schema, and the project has one and not the other.
The clubhouse
3,626 sq.m, being 39,030 sq ft.
Two things to know about that number.
First, it is sanctioned area, not a promise of fit-out. A sanctioned 3,626 sq.m clubhouse tells you how much building is approved. It does not tell you what goes inside it, when it is delivered, or whether it is complete at handover. Clubhouse phasing is one of the most common sources of disappointment on large projects, and it is a question to ask in writing.
Second, this clubhouse is not shared with the villa project next door. Embassy Riverine, the 217-villa project on the same estate, files its own clubhouse at 3,900 sq.m - 41,979 sq ft. Two separate facilities, filed separately, 81,009 sq ft between them. No filing on either project describes a sharing arrangement. If you are told the two share a single clubhouse, ask to see where that is written, because the registrations describe two.
Parks and the open-area distinction
Filed parks are 6,129 sq.m, or 1.51 acres - about 10.2 per cent of the site.
⚠️ Do not confuse that with the 81.2 per cent open area. The project files 48,570 sq.m of open area against 59,804 sq.m of land, which is 81.2 per cent - but open area means everything that is not building footprint. Driveways, setbacks, surface parking, pathways and service areas are all open area. Parks are the landscaped subset, and 1.51 acres is the honest figure for it.
Both numbers are true. They answer different questions. "How much of this site is not covered by buildings" is 81.2 per cent. "How much of it is park" is 10.2 per cent.
Sport
| Facility | Sanctioned area | Approx. sq ft |
|---|---|---|
| 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 |
The filing does not say what sports. "Outdoor sports facility, 800 sq.m" is the entire description. It does not specify courts, surfaces, or disciplines. 800 sq.m is roughly the footprint of a single tennis court plus surrounds, or a multi-use hard court - but that is our inference from area, not something the record states, and we are flagging it as inference rather than presenting it as fact.
The gym at 200 sq.m serving 855 homes works out to about 0.23 sq.m per home. Whether that is adequate depends entirely on usage patterns, but it is a number you can compare against other projects you are considering, which is the point of publishing it.
The swimming pool is filed at 300 sq.m. That is the sanctioned area for the pool amenity, which may include deck and surrounds rather than being water surface alone - the record does not distinguish.
Utilities and services
| Service | Sanctioned area | What the filing establishes |
|---|---|---|
| Electricity | 360 sq.m | Electrical infrastructure is provided |
| Power backup | 464 sq.m | Backup power is provided |
| Water and sanitation | 675 sq.m | Water and sanitation infrastructure is provided |
| CCTV surveillance | 120 sq.m | CCTV is provided |
The filing confirms these exist. It does not specify capacity. "Power backup, 464 sq.m" tells you an area has been sanctioned for backup plant. It does not tell you the DG rating, whether backup extends to individual apartments or only to common areas, or how many hours it sustains. Those are exactly the questions to ask, and this record cannot answer them.
Water - the question that matters most here
The filed source of water is borewell. No Cauvery or BWSSB connection is recorded for this project.
On the Devanahalli corridor that is entirely normal - piped municipal supply has not reached most of this area. It is also the single most important long-term utility question on a project completing in 2032. Groundwater on this corridor is under pressure and will be under more pressure across a six-year build and the decades after it.
Questions worth asking in writing: what is the tested yield of the borewells, what is the sewage treatment arrangement and its capacity, what is the rainwater harvesting provision, and what happens to supply and to maintenance charges if groundwater becomes constrained.
The filing sanctions 675 sq.m for water and sanitation infrastructure. It does not describe the system.
Parking
| Type | Bays | Area |
|---|---|---|
| Covered | 1,038 | 14,273 sq.m |
| Open | 92 | 1,265 sq.m |
| Total | 1,130 |
1.32 bays per home, with 92 per cent covered. The covered bays sit in the basement levels - two under most towers, one under the three shortest. Burying the parking is what produces the 81.2 per cent open area.
The filing does not allocate bays by configuration, so whether a larger home carries a second bay is not established. Ask.
What is not filed, and therefore not published here
The registration record covers areas, units, towers, approvals and the amenity schedule above. It does not cover:
- ceiling heights, flooring, fittings or finishes
- landscape design, tree cover or species
- clubhouse interiors, equipment or programming
- security staffing or access-control systems
- EV charging provision
- solar or renewable energy provision
- waste management arrangements
Any of these may be genuinely planned and genuinely good. They are simply not something this site can corroborate, and we would rather say so than repeat a brochure.
Enquire about the Embassy South Reserve amenity schedule
A sanctioned area tells you how much building is approved, not what goes inside it or when it is handed over. Ask for the clubhouse phasing in writing.
Talk to a Sales ConsultantFrequently Asked Questions
Amenities - Embassy South Reserve FAQs
Not according to the filings. Embassy South Reserve files a clubhouse of 3,626 sq.m and Embassy Riverine files one of 3,900 sq.m - 81,009 sq ft between them, filed separately. No registration record on either project describes a sharing arrangement. If you are told they share one, ask to see that in writing.
Borewell. No Cauvery or BWSSB connection is recorded in the filing. That is normal for this corridor and it is the most important long-term utility question on a project completing in 2032. Ask about tested borewell yield, the sewage treatment plant and its capacity, and rainwater harvesting.
Filed with sanctioned areas: a clubhouse of 3,626 sq.m, parks of 6,129 sq.m, an outdoor sports facility of 800 sq.m, an indoor sports facility of 300 sq.m, a swimming pool of 300 sq.m and a gym of 200 sq.m, plus electricity, power backup, water and sanitation infrastructure, and CCTV.
Community hall, smart home automation, piped gas and air conditioning. These are recorded absences in the registration, not gaps in our research. A listing claiming any of them for this project contradicts the registration record. Note that a clubhouse and a community hall are different facilities in the K-RERA schema - this project has the former and not the latter.
1,130 bays - 1,038 covered and 92 open - which is 1.32 per home. The filing does not allocate bays by configuration, so whether a larger home carries a second bay is not established.