₹5.39 Cr – ₹8.68 Cr
₹20,700/sq ft
Embassy Lake Terraces
Embassy Group · Hebbal
- 4, 5 BHK (simplex & duplex)
- Ready to move
- 5 km to metro
Builder trust86/100
ClearCheck75/100
Area growth8.0%/yr
EMI from₹3.5 L/mo
Portal asking · Mar 2026
© Raman Research Institute · CC BY-SA 4.00
AlphaScore · Grade A
Project score only, not a price check or legal clearance.
Price
₹2.47 Cr – ₹3.01 Cr
Portal asking · Nov 2026
With taxes
₹2.66 Cr–₹2.78 Cr
GST & duties on the listed price
Per sqft
On cost sheet
unit-wise on the price sheet
Homes
3 BHK
1,900–2,034 sqft
Possession
Ready to move
move in now
Nearest metro
≈2 km
Mantri Square Sampige Road · from area centre
1 · Price
Listed price
Portal asking · Nov 2026. Your unit's cost sheet is the final word.
78
2 · Project score
AlphaScoreAlphaDesk360's 0–100 project score: location, builder record, resale and living comfort (and price, once it's checked). Not a legal clearance. 78 · Grade A
Scored on 3 of 7 factors · ranked #128 in Bengaluru. Analysis, not a recommendation.
3 · RERA & legal
RERA number on file
PRM/KA/RERA/1251/446/PR/191025/002955. Title & approvals review — Legal Desk.
AlphaScore, grade A
Strongest: location
Look closer at: area growth
ClearCheck67/100
Location79/100
Resale ease65/100
Area growth4.2%/yr
Rent yield2.4%
EMI from
₹1.6 L/mo
at 8.5%, estimate
Down payment
₹62 L
on the starting price
Salary needed
₹4 L/mo
EMI at 40% of take-home
Could rent for
₹49k/mo
from the area's yield
Growth, yield, EMI and rent are estimates from area data, not promises. AlphaScore is an analytical score, not a price check or legal clearance.
Our verdict
Shortlist & compare
Scored on location, builder, resale and living comfort. The price shown is the listed price, compare it with your unit's cost sheet when you visit, and we'll tell you whether it's fair.
Why
- ● Price and details come from a third-party listing (Square Yards) and haven't been checked with the developer yet.
- ● Vista Spaces is not yet rated by AlphaDesk360, check its RERA history before booking.
Where the numbers come from: price from a third-party listing (Square Yards) (source). Prices move with launches and offers, your unit's cost sheet is the final word.RERA: PRM/KA/RERA/1251/446/PR/191025/002955From listing portals, which range up to ₹3.01 Cr.
Buyer worry check
Will Vista Raintree keep you up at night?
Water, floods, late keys, overpaying, metro, legal, resale, answered from our data.
67
ClearCheck
out of 100
out of 100
1 real concern3 check this4 looks fine1 not known yet
- Is it legally clean?Not found on the developer's site or the K-RERA register at our last checkReal concernDig in →
- Can I skip the traffic?Nearest running station Mantri Square Sampige Road ≈2 km, auto or bus to reachCheck thisDig in →
- What will it really cost?+≈₹31 L GST & duties on the starting price, plus parking, PLC & corpus on the cost sheetCheck thisDig in →
- Can I sell it later?Resale moves at a moderate pace in Sadashivanagar & RMVCheck this
- Am I overpaying?Price not checked at the developer's source yet, compare your cost sheetNot known yetDig in →
- Will there be enough water?Mostly Cauvery piped water in this areaLooks fineDig in →
- Does it flood in the monsoon?Low flood risk for the areaLooks fineDig in →
- Will I get my keys on time?Ready to move, no construction-delay riskLooks fineDig in →
- Can I afford it every month?≈₹1.6 L/month EMI (75% loan, 8.5%, 20 yrs), needs ≈₹4 L take-homeLooks fineDig in →
From AlphaDesk360 area data, the builder's public record, K-RERA and our price checks. Area-level facts (water, flooding) vary street by street, verify on a site visit.
Who is it for?
Is Vista Raintree right for someone like you?
First home
46/100
Weak fit
- ✓ Move in now, no rent + EMI overlap
- ✓ Metro close by for the daily commute
Family
97/100
Strong fit
- ✓ 3 BHK+ options for a growing family
- ✓ Reliable piped water in the area
Investor
43/100
Weak fit
- ✓ Easy to resell later
- ✓ Rent yield ≈2.4% in the area
NRI
51/100
Weak fit
- ✓ Ready, can be rented out at once
- ✓ Liquid resale market
Weighted from price, possession, metro, builder trust, home sizes, living comfort, water, flooding, growth, rent yield, resale and RERA status. A guide, not advice.
AlphaDesk360 · 3D worlds
All 3D projects →Explore Sadashivanagar & RMV in 3D
Vista Raintree isn't modelled yet. These nearby projects are, with real towers, site boundaries and open space.
Brochure vs Reality
What the sales pitch says, and what the data says.
2
hold up
1
don't
- “Metro connectivity”Nearest running station: Mantri Square Sampige Road (Green), ≈2 km from the area centre, roughly an auto ride.? Verify
- “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”AlphaDesk360's area model assumes ~4.2% a year (depreciation risk) vs ~7% from a bank FD, an estimate, not a forecast. At that rate ₹1 Cr would become ~₹1.23 Cr in 5 years.✕ Doesn't hold
- “24×7 water, premium living”In Sadashivanagar & RMV, Cauvery piped water is the norm here; flood risk is low. Ask residents of nearby buildings about summer water.✓ Holds up
- “Trusted developer”Vista Spaces isn't rated by AlphaDesk360 yet, check its past projects and complaints on rera.karnataka.gov.in.? Verify
- “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
How does this price compare?
Comparison in progress
Like-for-like price comparison is being built for this project.
- Price
- ₹2.47 Cr
- ₹/sq ft
- On the cost sheet
- Type
- Apartment
- Development format
- Development format not known
No reliable ₹/sq ft yet.
We only call a price high or low when we can compare like with like. For this project we are still collecting the unit size behind its published price. You can speed this up by sharing the size of the unit this price is for, the area basis (carpet, built-up or super built-up), the development format (gated community or standalone building).
How we compare prices
- The unit size behind this published price isn't available yet.
- We only count figures that carry a date.
- We only count rates based on a stated unit size.
- We only compare figures on the same area basis.
Have a quote? It helps to know the size of the unit this price is for; the area basis (carpet, built-up or super built-up); the development format (gated community or standalone building); whether this is a new sale or a resale. Check your own quote
Broad locality context
See what developers publish in Sadashivanagar & RMVSadashivanagar & RMV's ₹26,000/sq ft is an AlphaDesk360 area reference with fewer data points. It blends development formats, isn't split by gated and standalone buildings, has no stated area basis, and is not a valuation of any project.
Costs and how this property is classified
This figure: published starting price, inclusions not itemised, on an unstated area basis.
Development format: Development format not known (Not known). We have no reliable evidence of the site's format.
Still missing: the size of the unit this price is for; the area basis (carpet, built-up or super built-up); the development format (gated community or standalone building); whether this is a new sale or a resale.
What was left out, and limitations
Left out of the comparison:
- rate rests on an assumed unit size
- no date on the figure
- different or unstated area basis
- different property type
- These labels describe observed pricing. They aren't a guarantee of fair value, investment return or property quality, and say nothing about title, approvals, construction or flood risk.
- Sadashivanagar & RMV's ₹26,000/sq ft is an AlphaDesk360 area reference with fewer data points. It blends development formats, isn't split by gated and standalone buildings, has no stated area basis, and is not a valuation of any project.
- Parking, floor premium, clubhouse, deposits, GST, stamp duty and registration are not included unless a source says so. Confirm them on the cost sheet.
Method price-2026.11.1, data dsp5f8s-o0, assessed 5 Nov 2026.
When will it be ready?
Ready, per the developer. Ask for the OC
- Ready to move in, per the developerSquare Yards, Vista Raintree · checked 4 Nov 2026
A date says when something was promised or registered. It doesn't show how far construction has actually got.
Model accuracy and sources: No 3D model
We don't have reliable geometry for this project, so it appears as a map marker. Realistic detail isn't proof of accuracy, so check the sanctioned plans before relying on a view, floor or facade.
Deal intelligence
Four checks, one project
Possession
Ready now
No construction delay risk, check the OC and snag list before taking keys.
Open the engine → 10-year scenarios
-9.9% · 0.7% · 7.7%
Bear · base · bull yearly return on your cash if rented out, under assumed area growth and rent. Nominal, before tax. Not a forecast.
Open the engine → Negotiation
Get the quote first
There's no checked price to negotiate from yet, ask for the builder's itemised cost sheet.
Open the engine → Taxes & duties
+₹19 L–₹31 L
GST, stamp duty and registration on top of the listed ₹2.47 Cr (₹2.78 Cr in all). Builder charges (parking, club, PLC) aren't included, check them in the Quote Analyzer.
Open the engine →Scenarios use Sadashivanagar & RMV'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 ₹2.47 Cr. Builder extras like parking, PLC and corpus depend on your unit, so they aren't guessed here.
₹2.66 Cr – ₹2.78 Cr
listed ₹2.47 Cr · +12.6% max taxes & duties
- GSTdepends
- Stamp duty @ 5%+₹12 L
- Cess (10% of duty)+₹1.2 L
- Surcharge (2% of duty)+₹24,700
- Registration fee @ 2%+₹4.9 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 / CBD4.6 kmRoad28 min Metro34 minMantri Square Sampige Road → Mahatma Gandhi Road · 1 change
- Yeshwanthpur / WTC / Peenya4.6 kmRoad28 min Metro43 minMantri Square Sampige Road → Goraguntepalya
- Manyata Tech Park6.3 kmRoad36 min
- Embassy Golf Links / Domlur9.1 kmRoad50 min Metro54 minMantri Square Sampige Road → Indiranagar · 1 change
- Bagmane / CV Raman Nagar9.4 kmRoad51 min Metro55 minMantri Square Sampige Road → Baiyappanahalli · 1 change
- Global Village (Mysore Road)13 kmRoad69 min Metro55 minMantri Square Sampige Road → Pattanagere · 1 change
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.
Traffic Intelligence · typical day
Traffic by hour from here
Drive time to each job hub at every hour, the best time to leave, and the metro alternative.
| Drive to | 12am | 3am | 6am | 9am | 12pm | 3pm | 6pm | 9pm | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| MG Road / CBD 4.6 km | 16 | 16 | 16 | 17 | 26 | 27 | 22 | 22 | 25 | 30 | 24 | 18 | ||||||||||||
| Yeshwanthpur / WTC / Peenya 4.6 km | 16 | 16 | 16 | 17 | 26 | 26 | 22 | 21 | 25 | 29 | 24 | 18 | ||||||||||||
| Manyata Tech Park 6.3 km | 20 | 20 | 20 | 22 | 33 | 34 | 28 | 27 | 31 | 38 | 31 | 23 | ||||||||||||
| Embassy Golf Links / Domlur 9.1 km | 27 | 27 | 27 | 30 | 45 | 46 | 38 | 37 | 43 | 51 | 42 | 31 | ||||||||||||
| Bagmane / CV Raman Nagar 9.4 km | 28 | 28 | 28 | 31 | 46 | 47 | 39 | 38 | 44 | 52 | 43 | 32 |
Minutes by car, door to door. Tap a row for the detail · 7 more hubs on the full page.
To MG Road / CBD · 4.6 km straight line
Typical drive ±20% range Metro, any hour
Leave now
—
loading time…
Best morning
7 am
≈21 min · saves 8 vs the worst
Best evening
8 pm
≈24 min · saves 6 vs the worst
Worst hour
6 pm
≈30 min · free-flow 16
Smart timing
54 h/yr
saved vs leaving at 9 am & 6 pm, 230 workdays
Metro instead
39 min
driving is quicker even at peak
AlphaDesk360 model of a typical weekday, not live traffic: straight-line distance × 1.35 for roads, Bengaluru's usual hourly congestion pattern and this area's road quality. Rain, events and accidents can add a lot more. Metro times include walking or an auto to the station and waiting.
Score breakdown
The AlphaScore is an analytical project score, not a price check and not a legal clearance. Weights shown in brackets. Not scored yet: price vs comparables, builder trust, investment return, around the land, the score is re-weighted over the rest, never filled with a guess.
Price vs comparablesnot scored
Scored once your cost sheet is in
Builder trustnot scored
Builder review in progress
Location (17%)79
Connectivity, jobs, schools and daily needs
Resale ease (14%)65
How quickly and well it would sell later
Living comfort (13%)90
Layout, amenities, maintenance and water
Investment returnnot scored
Scored once your cost sheet is in
Around the landnot scored
Scored once your cost sheet is in
What it costs you every month
Smallest unit (₹2.47 Cr), 75% loan at 8.5% for 20 years.
Monthly cost of owning
₹1.7 L
- EMI₹1.6 L
- Maintenance₹7,600
- Property tax₹1,647
Take-home you need
₹4 L/mo
EMI under 40% of salary
Cash upfront
₹62 L
down payment, before fees
Rent for a similar flat
₹49,400/mo
2.4% yield in Sadashivanagar
EMI vs rent
3.3×
your EMI is 3.3× the rent, you pay extra for ownership & growth
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 ₹2.47 Cr home, 20-year loan.
Monthly EMI
₹1,60,764
Cash needed upfront
₹81 L
down payment + taxes & fees
Verdict on your budget
Risky
64% of income
Over 50% of income, banks may refuse. If rates rise 2%, EMI becomes ₹1,84,950 (74% of income).You're short ₹7.3 L in upfront cash (banks lend at most 75%).
5 years at the area's trend
A what-if, not a forecast: the listed price grown at Sadashivanagar & RMV's estimated trend of 6% a year. Area trends are AlphaDesk360 estimates, and past growth doesn't predict future prices.
cautious · 2.4%/yr
₹2.78 Cr
+₹31 L
likely · 4.2%/yr
₹3.03 Cr
+₹56 L
strong · 6.0%/yr
₹3.31 Cr
+₹84 L
Rent (estimate): homes here may earn about 2.4% a year, roughly ₹49,400 a month on a ₹2.47 Cr home.
Project fact sheet
Everything on file for this project
- Developer
- Vista Spaces
- Location
- RMV 2nd Stage, Sanjay Nagar, Sadashivanagar & RMV · North Bengaluru
- Property type
- Apartments
- Configurations
- 3 BHK
- Unit sizes
- 1,900–2,034 sqft
- Price
- ₹2.47 Cr – ₹3.01 Cr
- Price source
- Square Yards · Nov 2026
- Possession
- Ready to move
- RERA number
- PRM/KA/RERA/1251/446/PR/191025/002955
From listing portals, which range up to ₹3.01 Cr.
Getting around
Peak-hour door-to-door estimates · faster of road or metro
Metro today
Mantri Square Sampige Road
≈2.1 km from the area centre
Metro by 2028 (BMRCL target)
Same station
No closer line planned by then
- MG Road / CBD27 min · road
- Yeshwanthpur / WTC / Peenya27 min · road
- Manyata Tech Park34 min · road
- Embassy Golf Links / Domlur47 min · road
- Bagmane / CV Raman Nagar48 min · road
- Koramangala / HSR54 min · road
- Global Village (Mysore Road)60 min · metro
- ORR tech belt (Bellandur)69 min · road
- Whitefield / ITPL76 min · metro
- Sarjapur Road (RGA / Wipro)78 min · road
- Electronic City81 min · metro
- Airport / Aerospace Park120 min · road
Living in Sadashivanagar & RMV
Area profile
- Water supply
- Mostly Cauvery (BWSSB)
- Flood exposure
- Low
- Metro
- Green Line (Mantri Square) and Yellow Line not adjacent, nearest stations 2–3 km
- Roads
- Bellary Road, Palace Road, CV Raman Road
- Jobs nearby
- CBD, IISc, Hebbal
- Feel
- Bengaluru's old-money enclave, palatial homes, embassies and golf course greens.
- Typical rate
- ₹26,000/sq ft
- Rent yield
- 2.4%
Why people choose it
- + Most prestigious address
- + Green and quiet
- + Close to CBD and airport road
Keep in mind
- – Highest prices in the city
- – Very thin supply
Coming up:Ultra-luxury redevelopment projects
More from Vista Spaces
3 other projects we track
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?
- 5Which projects has Vista Spaces delivered in Bengaluru, and were they on time?
- 6What is the monthly maintenance per sqft, and how many months' advance do you collect?
- 7Which banks have approved this project for home loans?
- 8Is the water supply Cauvery, borewell or tanker, and what do current residents pay for water?
Straight answers
Vista Raintree: quick answers
Short, sourced answers, each one stands on its own.
01What is the price of Vista Raintree?
Listings show Vista Raintree from about ₹2.47 Cr, but this price has not been checked with Vista Spaces, ask the developer for the latest itemised cost sheet before deciding.
02Where is Vista Raintree located?
Vista Raintree is in RMV 2nd Stage, Sanjay Nagar, in the Sadashivanagar & RMV area of North Bengaluru, about ≈2 km (straight line) from Mantri Square Sampige Road metro station.
03What is the RERA number of Vista Raintree?
Vista Raintree is registered with Karnataka RERA under PRM/KA/RERA/1251/446/PR/191025/002955. Confirm it on rera.karnataka.gov.in before paying.
04When is possession of Vista Raintree?
Vista Raintree is listed as ready to move in. Ask for the occupancy certificate (OC) before you pay.
05What home sizes does Vista Raintree offer?
Vista Raintree offers 3 BHK, sized 1,900–2,034 sqft (per Vista Spaces, 4 Nov 2026).
06Who is the developer of Vista Raintree?
Vista Raintree is by Vista Spaces. AlphaDesk360 hasn't rated Vista Spaces's delivery record yet, check its past projects on the RERA portal.
07Is Vista Raintree a good buy?
AlphaDesk360 doesn't give a buy verdict on Vista Raintree until its price is checked with the developer. Its project score is 78/100 on location, builder record and living comfort.
Similar projects nearby
₹1.2 Cr – ₹2.3 Cr
₹10,150/sq ft
Brigade Bricklane
Brigade Enterprises · Jakkur
- Apartment
- Ready to move
- 8.5 km to metro
Builder trust89/100
ClearCheck71/100
Area growth8.4%/yr
EMI from₹78k/mo
Older research · not confirmed
From ₹1.59 Cr
₹9,453/sq ft
Sobha Athena
Sobha Limited · Thanisandra Main Road
- 3 BHK
- Ready to move
- 8 km to metro
Our like-for-like comparison for this project is still being built, so this score leaves price out. Compare your cost sheet with similar projects.
Builder trust93/100
ClearCheck71/100
Area growth8.9%/yr
EMI from₹1 L/mo
✓ Developer price, 1d ago
Scores use AlphaDesk360 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.