📍 Area photo · Indiranagar© Sahilrathod · CC BY-SA 4.0VillaEmbassy Grove
by Embassy Group · Off Old Airport Road · Central Bengaluru
Project score only — not a price check or legal clearance.
Price is from a listing or old data. We give no fair-price or buy verdict until it's checked.
Scored on 4 of 6 factors · #1 of 325. Analysis, not a recommendation.
Title and approvals need a lawyer — Legal Desk.
We don't give a buy or negotiate verdict yet — either the price hasn't been verified with the developer, or unit sizes aren't published so the real ₹/sqft can't be checked. Get the builder's own cost sheet before deciding.
Why
- ● Price and details come from earlier AlphaDesk data with no source on file and haven't been checked with the developer yet.
- ● Embassy Group has a strong delivery record.
- ● Homes here resell easily.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Indiranagar (Purple) — 0.3 km, walkable.✓ Holds up
- “Best price / launch offer”We haven't verified this price with the developer yet, so we don't judge it — compare the builder's cost sheet with nearby projects.? Verify
- “Ready to move”Completed — insist on seeing the Occupancy Certificate (OC) before paying.✓ Holds up
- “Great investment, high appreciation”Likely ~5.2% a year (steady) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.29 Cr in 5 years.✕ Doesn't hold
- “24×7 water, premium living”In Indiranagar, Cauvery piped water is the norm here; flood risk is low. Ask residents of nearby buildings about summer water.✓ Holds up
- “Trusted developer”Builder trust 86/100 from delivery, RERA and dispute records.✓ Holds up
- “All approvals in place”Ask for the RERA number, title deed + 30-year EC, sanctioned plan and (if ready) OC — and verify each yourself.? Verify
Is the price fair?
Fair range estimated from resale and launch comparables in Indiranagar.
Four checks, one project
No construction delay risk — check the OC and snag list before taking keys.
Open the engine →Bear · base · bull yearly return on your cash if rented out, under assumed area growth and rent. Not a forecast.
Open the engine →There's no checked price to negotiate from yet — ask for the builder's itemised cost sheet.
Open the engine →GST, stamp duty and registration on top of the listed ₹5.5 Cr (₹6.19 Cr in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Indiranagar's assumed growth and rent, 25% down and an 8.5% loan. Delivery risk is a qualitative read of the builder's record — not a probability for this project.
What taxes add to the listed price
GST, stamp duty, cess and registration on the price on a public listing of ₹5.5 Cr. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GSTdepends
- Stamp duty @ 5%+₹28 L
- Cess (10% of duty)+₹2.8 L
- Surcharge (2% of duty)+₹55,000
- Registration fee @ 2%+₹11 L
Karnataka rules as listed in the Builder Quote Analyzer. Stamp duty is charged on the higher of the price and the guidance value.
Your real commute from here
Peak-hour door-to-door estimates to Bengaluru's big job hubs — by road and, where it's faster, by running metro.
- MG Road / CBD3.4 km🚗 Road22 min🚇 Metro16 minIndiranagar → Mahatma Gandhi Road
- Embassy Golf Links / Domlur2.4 km🚗 Road17 min
- Bagmane / CV Raman Nagar2.6 km🚗 Road18 min🚇 Metro23 minIndiranagar → Baiyappanahalli
- Koramangala / HSR5.7 km🚗 Road33 min🚇 Metro70 minIndiranagar → Central Silk Board · 2 change
- Whitefield / ITPL10.5 km🚗 Road57 min🚇 Metro39 minIndiranagar → Pattandur Agrahara
- ORR tech belt (Bellandur)7.1 km🚗 Road40 min
Model estimate: road ≈ 17 km/h at peak; metro adds walk/auto to the station and ~2.2 min a stop. Test it once at 9 am before you book.
Score breakdown
The AlphaScore is an analytical project score — not a price check and not a legal clearance. Weights shown in brackets. Left out for lack of evidence: price fairness, investment return — the score is re-weighted over the rest, never filled with a guess.
Delivery record, RERA compliance and disputes
Connectivity, jobs, schools and daily needs
How quickly and well it would sell later
Layout, amenities, maintenance and water
What it costs you every month
Smallest unit (₹5.5 Cr), 75% loan at 8.5% for 20 years.
- EMI₹3.6 L
- Maintenance₹15,492
- Property tax₹3,667
Estimates: maintenance ≈ ₹4/sqft/month, property tax ≈ 0.08% of value a year. Your bank's rate and the builder's maintenance figure will change these.
Can I afford it?
For a ₹5.5 Cr home, 20-year loan.
Over 50% of income — banks may refuse. If rates rise 2%, EMI becomes ₹4,11,832 (165% of income).You're short ₹15 L in upfront cash (banks lend at most 75%).
Illustration: 5 years at the area's trend
A what-if, not a forecast: the listed (unverified) price grown at Indiranagar's estimated trend of 6.5% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 3% a year — roughly ₹1,37,500 a month on a ₹5.5 Cr home.
Questions to ask the sales team
Built from what's still unknown about this project. Ask them in writing — keep the answers.
- 1What is the RERA registration number for the tower/phase I'm buying in?
- 2Please share the full cost sheet with carpet area, super built-up area and the loading %.
- 3What is the all-inclusive price: car park, PLC, floor rise, club, BESCOM/BWSSB deposits, legal and corpus?
- 4Can I see the Occupancy Certificate (OC) and the latest khata extract?
- 5What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 6Which banks have approved this project for home loans?
- 7Is the water supply Cauvery, borewell or tanker — and what do current residents pay for water?
Embassy Grove: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Embassy Grove?
Listings show Embassy Grove from about ₹5.5 Cr, but this price has not been checked with Embassy Group — ask the developer for the latest itemised cost sheet before deciding.
Where is Embassy Grove located?
Embassy Grove is in Off Old Airport Road, in the Indiranagar area of Central Bengaluru, about 0.3 km (straight line) from Indiranagar metro station.
What is the RERA number of Embassy Grove?
Embassy Grove is registered with Karnataka RERA under PRM/KA/RERA/1251/446/PR/171019/000614, with a registered completion date of Mar 2023 (extended from Jun 2019). Confirm it on rera.karnataka.gov.in before paying.
When is possession of Embassy Grove?
Embassy Grove is listed as ready to move in. Ask for the occupancy certificate (OC) before you pay.
What home sizes does Embassy Grove offer?
Embassy Grove offers Villaments (per Embassy Group, 13 Oct 2026).
Who is the developer of Embassy Grove?
Embassy Grove is by Embassy Group, which AlphaDesk rates "Highly trusted" (86/100) on its delivery and RERA record.
Is Embassy Grove a good buy?
AlphaDesk doesn't give a buy verdict on Embassy Grove until its price is checked with the developer. Its project score is 87/100 on location, builder record and living comfort.
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Scores use AlphaDesk market reference data reviewed July 2026 and analyst assessments; prices change, so confirm the current price list with the builder. Guidance only, not legal or financial advice.