📍 Area photo · Bagalur© Sameer2905 · CC BY-SA 4.0Embassy South Reserve
by Embassy Group · North Yelahanka, near Tarahunise Lake (Bellary Road) · North 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 · #247 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 a third-party listing (Square Yards) and haven't been checked with the developer yet.
- ● Embassy Group has a strong delivery record.
- ● Possession is about 66 months away — factor in rent and delay risk.
Brochure vs Reality
What the sales pitch says — and what the data says.
- “Metro connectivity”Nearest running station: Krishnarajapura (Purple) — 15.21 km, a drive away. Doddajala on the Blue line (6.22 km) is still under construction.✕ Doesn't hold
- “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
- “Possession by Mar 2032 (K-RERA)”Compare it with the completion date registered on K-RERA. This builder's public record reads as moderate delay risk — a qualitative read, not odds for this project.? Verify
- “Great investment, high appreciation”Likely ~9.2% a year (strong appreciation) vs ~7% from a bank FD. ₹1 Cr could become ~₹1.55 Cr in 5 years.✓ Holds up
- “24×7 water, premium living”In Bagalur & Hennur–Bagalur Road, tanker and borewell dependence is common; flood risk is low. Ask residents of nearby buildings about summer water.✕ Doesn't hold
- “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?
Unit sizes aren't published, so this ₹/sqft is an estimate and the comparison below is only a rough guide. Get the official cost sheet before judging the price.
Four checks, one project
If handover slips 6 / 12 / 24 months: ~₹6.3 L / ₹13 L / ₹25 L in rent + loan interest.
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 ₹1.99 Cr (₹2.24 Cr in all). Builder charges (parking, club, PLC) aren't included — check them in the Quote Analyzer.
Open the engine →Scenarios use Bagalur & Hennur–Bagalur Road'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 ₹1.99 Cr. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
- GST @ 5% on the home price+₹9.9 L
- Stamp duty @ 5%+₹9.9 L
- Cess (10% of duty)+₹99,500
- Surcharge (2% of duty)+₹19,900
- Registration fee @ 2%+₹4 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.
- Airport / Aerospace Park8.3 km🚗 Road46 min
- Manyata Tech Park11 km🚗 Road59 min
- Bagmane / CV Raman Nagar17.4 km🚗 Road91 min
- Whitefield / ITPL18.4 km🚗 Road96 min
- Yeshwanthpur / WTC / Peenya18.7 km🚗 Road97 min
- MG Road / CBD19 km🚗 Road99 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 (₹1.99 Cr), 75% loan at 8.5% for 20 years.
- EMI₹1.3 L
- Maintenance₹5,316
- Property tax₹1,327
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 ₹1.99 Cr home, 20-year loan.
Over 50% of income — banks may refuse. If rates rise 2%, EMI becomes ₹1,49,008 (60% of income).You're short ₹16 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 Bagalur & Hennur–Bagalur Road's estimated trend of 13.2% a year. Area trends are AlphaDesk estimates, and past growth doesn't predict future prices.
Rent (estimate): homes here may earn about 2.9% a year — roughly ₹48,092 a month on a ₹1.99 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?
- 4Is Mar 2032 (K-RERA) the RERA-committed date, and what delay compensation does the agreement promise?
- 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 South Reserve: quick answers
Short, sourced answers — each one stands on its own.
What is the price of Embassy South Reserve?
Listings show Embassy South Reserve from about ₹1.99 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 South Reserve located?
Embassy South Reserve is in North Yelahanka, near Tarahunise Lake (Bellary Road), in the Bagalur & Hennur–Bagalur Road area of North Bengaluru, about 15.21 km (straight line) from Krishnarajapura metro station.
What is the RERA number of Embassy South Reserve?
Embassy South Reserve is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/090926/008925, with a registered completion date of Mar 2032. Confirm it on rera.karnataka.gov.in before paying.
When is possession of Embassy South Reserve?
Possession of Embassy South Reserve is Mar 2032, the completion date registered with Karnataka RERA. Compare it with the date in your agreement.
What home sizes does Embassy South Reserve offer?
Embassy South Reserve offers Studio, 2, 2.5, 3, 3.5 BHK, sized 1,042–2,227 sqft (area type not stated) (per Embassy Group, 13 Oct 2026).
Who is the developer of Embassy South Reserve?
Embassy South Reserve is by Embassy Group, which AlphaDesk rates "Highly trusted" (86/100) on its delivery and RERA record.
Is Embassy South Reserve a good buy?
AlphaDesk doesn't give a buy verdict on Embassy South Reserve until its price is checked with the developer. Its project score is 70/100 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.