Embassy South Reserve has no published price, and this page will not invent one.
That is the whole answer, and the rest of this page explains why, what the numbers you may encounter actually are, and what to ask for instead.
Why there is no price here
This site is built on the K-RERA project registration record for Embassy South Reserve, plus the signed registration certificate. Karnataka RERA requires a promoter to file project costs. It does not require, and this record does not contain, a price, a rate, a payment plan or a cost sheet. Within the same embassy-group Bengaluru portfolio, Embassy Millennium helps readers judge whether brand comfort is also matched by location, format, and budget fit.
There is no price in the source. So there is no price on this site.
The project was launched on 1 September 2026 and registered on 9 September 2026. At the time of writing it is days old. A cost sheet may well exist with the sales team; it is simply not in the public record this site is built from.
The number you will see quoted, and why it is not a price
The registration record files this:
| Item | Filed amount |
|---|---|
| Cost of land | ₹89.72 crore |
| Cost of layout development | ₹1,137.34 crore |
| Total project cost | ₹1,227.06 crore |
🔴 ₹1,227.06 crore is a cost declaration, not a price. It is the promoter's filed statement of what it expects to spend building the project. It is not what homes sell for, and it has no fixed relationship to what homes sell for.
Do not divide it by 855. That arithmetic gives roughly ₹1.44 crore per home, which is meaningless - it is a construction and land budget spread across units, before any margin, before any of the difference between carpet and saleable area, and before anything else that determines a sale price. If you see a per-unit or per-square-foot figure for this project derived that way, it is a fabrication with a real number underneath it, which is the most convincing kind.
One thing the cost filing does tell you
The land cost of ₹89.72 crore across 14.78 acres is ₹6.07 crore per acre.
The sibling villa project on the same estate files ₹308.43 crore across 50.81 acres, which is also ₹6.07 crore per acre.
Two filings, one rate, to the second decimal. That is what one sale deed apportioned by area looks like, and it is a genuine cross-document corroboration that both filings are describing the same real transaction rather than being independently invented. It tells you something about the integrity of the paperwork. It still tells you nothing about what a home costs.
What we know about the homes, in the absence of a price
If you are going to have a pricing conversation, these are the filed facts to have in hand.
| 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 |
⚠️ These are carpet areas. A price will almost certainly be quoted against super built-up or saleable area, which is a larger number - on comparable projects in this corridor, carpet runs at roughly 60 per cent of super built-up. No super built-up figure for this project appears in any source used on this site.
That gap is the single most important thing to close in a pricing conversation. A rate per square foot means nothing until you know which square feet it is quoted against.
What to ask for
- The cost sheet in writing, for the specific configuration and specific unit.
- Which area basis the rate is quoted against - carpet, built-up, or super built-up - and the loading factor between carpet and the quoted basis.
- The super built-up area for the unit, so it can be checked against the filed carpet area in the table above.
- What is included and what is extra - floor rise, corner or view premium, covered car park, club membership, infrastructure or development charges.
- The statutory extras, which are payable on top and are not the developer's to waive: stamp duty at 5 per cent in Karnataka, registration at 1 per cent, GST as applicable, and any statutory deposits.
- The payment schedule, and whether it is construction-linked, against a build certified for completion on 31 March 2032.
- What happens if the project is delayed past the certified completion date, and what the agreement says about it.
Offers and discounts
The registration record marks offers and discounts as not provided.
That is the correct answer from a filing, and we are publishing it rather than inventing a launch scheme. If an offer is presented to you, ask for its terms in writing, ask when it expires, and ask what the price is without it.
Possession, because it affects the money
The certified completion date is 31 March 2032. That is on the signed K-RERA certificate.
It is a long horizon and it should shape how you think about the payment plan. A construction-linked schedule against a 2032 completion means capital committed over more than five years. Any date earlier than 31 March 2032 that you are quoted is an estimate, not the certified commitment.
What this page will never carry
- A price, until the developer publishes one.
- A per-square-foot rate.
- A "starting from" figure.
- An EMI or affordability calculation built on an assumed price.
- The project cost presented as a price, or divided by unit count.
- An expected appreciation or rental yield.
If any of those appear elsewhere for this project, ask where the number came from. The filing does not contain one.
Enquire about Embassy South Reserve pricing
There is no price to quote you here. Ask the sales team for a written cost sheet, the loading factor between carpet and saleable area, and what sits outside the headline figure.
Talk to a Sales ConsultantFrequently Asked Questions
Pricing - Embassy South Reserve FAQs
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.
Because these are carpet areas, as filed with K-RERA, and a brochure publishes super built-up or saleable area. They are different measurements. On comparable projects in this corridor, carpet runs at roughly 60 per cent of super built-up. No super built-up figure for this project appears in any source used on this site, which is why we publish only the filed carpet figures.
Not published anywhere we can source. The filed carpet area is 107.23 to 108.53 sq.m, being roughly 1,154 to 1,168 sq ft. Ask the sales team for the saleable area and the loading factor, and check the carpet figure they give against the one above.
The registration record marks offers and discounts as not provided. If one is presented to you, ask for its terms in writing, when it expires, and what the price is without it.