Embassy Boulevard near Yelahanka: Plans, Registration and Resale
Every villa in Embassy Group's Embassy Boulevard has found a buyer, so resale is the only route into this gated community beside the Yelahanka Air Force Station on Bellary Road. The pages below look at what was built, how it is registered, whether Phase 2 is real, what a resale costs and what to verify before paying.
What Was Built
Villas with four or five bedrooms, 170 in all, fill a 51-acre site, about three to an acre. Work started in February 2011, with keys handed over from December 2017. The project reached the RERA register before the last villas were done, and its deadline is 30 June 2019.
| Plan | Built-up area | Bedrooms |
|---|---|---|
| Willow | 3,935 sq ft | 4 |
| Pine | 4,105 sq ft | 4 |
| Cedar | 5,900 sq ft | 5 |
| Cypress | 7,160 sq ft | 5 |
| Silver Oak | 7,310 sq ft | 5 |
Air conditioning through the house, a lift, a pool of its own at ground level and cobblestone paving at the car porch came with each villa. Living and dining rooms are in Italian marble, and bedrooms in engineered wood. Cypress and Silver Oak carry 18 kVA of sanctioned power, Cedar 15 kVA, and Willow with Pine 12 kVA.
The registered land is 2,03,015 square metres, of which 95,947 square metres stays open. Stone walls separate neighbouring villas, and a modest number of households use the clubhouse and courts. The certified cost of the project is Rs. 2,171.40 Crore.
Is Phase 2 Real
Some listings speak of a second phase of cheaper, smaller villas. In October 2026 the Karnataka RERA portal holds a lone registration for the Embassy Boulevard name, covering the community described here. Any new phase has to be registered afresh, giving it a number, land details and completion date of its own.
A project cannot be advertised or booked until it is registered. If someone offers a new-phase villa, demand the registration number and cross-check it with the portal. Whatever turns up will be shared here when a new phase is registered.
Location and Distances
The site address is Bangalore North 562157, Hunasamaranahalli Post, on NH 44, the highway to Hyderabad. The gate opens onto Bellary Road's service lane, the primary road linking the city with the airport, about 12 km north. Yelahanka and Hebbal are to the south, with malls, hospitals and schools that residents use.
Hebbal to the airport is the stretch of Blue Line metro now under construction on this highway. The Hosahalli locality page has more about the area around the airport road.
Facilities
The clubhouse looks after health with a gym, a spa, a sauna and an aerobics and yoga room. A mini theatre, games room, library, banquet hall and business centre cover entertainment and work. Outside are a play area for children, a jogging track, a barbecue lawn, and badminton, tennis and basketball courts.
A departmental store within the community supplies daily needs. The community has been lived in for years, so gardens, roads and the clubhouse show their upkeep on any visit. Asking the association for the previous year's maintenance bill is wise at the same time.
Who Should Consider It
Families with a sizeable budget who want a house of their own that is ready are the main audience. Frequent flyers and people employed at Manyata Tech Park or in Hebbal gain from the airport highway location, and NRI families returning home value the same things.
Owning a villa that comes with pool, lift and garden brings staff and regular maintenance. A flat in Yelahanka or Hebbal is the easier choice for anyone who wants to lock up and travel.
Asking Price and Extra Costs
Owners set asking prices that depend on plan, plot, location within the layout and condition. Sales of the identical plan that were registered recently give the best comparison. Villas on resale can be set side by side on asking price.
The agreed price is followed by these costs:
- Registration of 2%, and stamp duty of 5% that becomes 5.6% after cess and surcharge
- Legal charges for checking title and drawing up the deed of sale
- Servicing or replacing equipment, including air conditioning, pool systems, heat pumps and the lift
- Association charges for transfer or joining, where applicable
GST does not arise on a finished villa sold by its owner. Instalments and upfront cash for any price and loan appear in the EMI calculator.
Registration Record
The number PRM/KA/RERA/1251/309/PR/171015/000628 was issued by Karnataka RERA on 15 October 2017 to the promoter, Embassy Property Development Pvt Ltd. BIAAPA approved the plan, and a completion application was filed on 30 May 2019.
The Karnataka RERA portal lets anyone search the project by name. The registration relates solely to the finished community spread over 51 acres.
About Embassy Group
Since 1993, Embassy Group has built in Bangalore, known for Embassy Manyata among other business parks and for premium homes up north. Embassy Lake Terraces, completed in Hebbal, is one of its projects near this one. Further up the highway in Devanahalli, it has developed the Embassy Springs township.
Checks for a Resale Villa
A resale involves documents and a physical building, and both need a look:
- Seller's registered deed, along with all earlier deeds to the first sale
- Villa's occupancy certificate and approved plan, matched against the house as built
- An encumbrance certificate covering the period from first sale until today
- Khata and the latest property tax receipt
- Loan closure letter if there was a mortgage
- Association letter confirming nothing is due
- Servicing records for solar hot water, pool, lift and air conditioning
- Structural and damp inspection, as the first villas handed over are almost nine years old
It is common for several owners to list villas together, so look at two to three villas before an offer. Arrangements for visits, and for comparison with other villa projects around Yelahanka, are possible on request.
