Embassy Eden near Rajanukunte: Villa Sizes, Costs and Registration
On the northern edge of Bangalore, at Bettahalasuru near Rajanukunte, Embassy Group is readying a villa launch called Embassy Eden. Five-bedroom houses numbering 95 are planned on a plot of 31.65 acres with RERA registration in place. This guide covers pricing, buyers, layout, location, paperwork and a short checklist.
Money First
Prices are given on request, and they depend on the villa size, the plot and its position in the layout. The developer should confirm in writing which villas are open for booking, along with the current price list, the maintenance charges and the payment plan.
These come on top of the price:
- Interiors, which are a large budget in themselves at this size of house
- Maintenance paid in advance, and a corpus fund
- Clubhouse and infrastructure fees, plus utility connection charges
- Registration of 2% and stamp duty of 5%, rising to 5.6% after cess and surcharge
- GST, when the villa is bought while construction is going on
Budgeting and loan applications work best from a sheet that lists each cost for that villa. It is wise to request one before paying any booking amount.
Who Buys Villas Like This
The buying group is small: senior professionals and business families that already own a house in Bangalore. A good number are after a second home near the airport.
Patience is needed, since completion falls in late 2031 and payments are spread over five years or so. A buyer wanting to move in during the next two to three years could consider completed communities on Bellary Road.
Plot and Villas
The gated community covers 31.65 acres (1,28,081 square metres). Buildings occupy 27,632 sq m, which keeps around 78% of the plot for gardens, roads and parks. Every villa is built as ground plus two, and density is three villas per acre.
| Villas | RERA carpet area, sq m | RERA carpet area, sq ft |
|---|---|---|
| 58 | 476.51 | 5,129 |
| 37 | 602.25 | 6,483 |
Carpet area means floor space usable within the walls. Balconies together come to 13,933 sq m and terraces to 26,652 sq m, counted separately from carpet area. A villa is 11.5 m tall and has four car parks allotted.
Brochures usually quote saleable area, which is larger because it adds thicker walls, terraces and part of the common spaces. Request, for your villa, the carpet area, the plot area and the undivided land share in writing. That share is 1,010 sq m in the smallest case and 1,849 sq m in the largest.
Finding the Site
Jala Hobli in Yelahanka Taluk contains the village of Bettahalasuru, and the postcode is Bengaluru 562157. Survey numbers run 344/1, 344/3-344/6, 343, 342/1-342/3, 341/1-341/4, 255/6, 255/5, 255/4 and 255/2P. The east side is bounded by Bellary Road (NH 44), the west side by Doddaballapur Road.
Rajanukunte, the nearest town, is on Doddaballapur Road and lends the project its marketing name. The airport is across NH 44. Hospitals, schools and shops of any size are in Yelahanka, and NH 44 leads on to Hebbal.
Tharahunise, with its Embassy township, and Stonehill International School are in the same stretch of Jala Hobli. Work on the Blue Line metro between Hebbal and the airport is under way beside NH 44. Villages in the area are semi-rural, so everyday shopping needs a drive to Yelahanka, and a peak-hour drive to your workplace shows what the commute is like.
Amenities
The registered plan has a clubhouse that includes a swimming pool and gym, along with power backup, parks and outdoor sports facilities. Compared with a typical apartment complex, fewer households share them, so use will be light.
Registration and Progress
The promoter, Sion Eden Developers Limited, holds registration number PRM/KA/RERA/1251/472/PR/311225/008368, dated 31 December 2025. Its Infantry Road office is the same as the Embassy head office. Start is registered for 31 January 2026, and finish for 31 December 2031.
Plan 06/2025-26 has approval from the BDA dated 16 May 2025. The 15 January 2026 filing was the first quarterly update, and it recorded the pre-construction stage. Buyer money goes to the project account at Kotak Mahindra Bank's Infantry Road branch, and the Bettahalasuru Grama Panchayat provides water. The land accounts for Rs. 465.70 Crore of the certified project cost of Rs. 1,351.65 Crore.
Embassy Group in Brief
Formed in 1993, Embassy Group built the Embassy Manyata business parks as well as villas in the north. Embassy Developments, its listed arm, revealed six North Bangalore launches in November 2025, valued together at Rs. 10,300 Crore. Two of the six are villas, and the group also has Embassy Riverine at Tharahunise as a current villa launch.
Checklist
Because handover is years away, start with the paperwork:
- Compare registration number, villa count and completion date with the Karnataka RERA portal
- Obtain, in writing, your villa's carpet area, plot area and undivided share
- Study the delay and cancellation terms in the sale agreement
- Make payments only to the project account that the agreement names
- Ask a lawyer to review the encumbrance certificate and the survey-number titles
- Check the newest progress update (they are quarterly) before each large payment
Other villa communities across North Bangalore are easy to compare. The layout plan is on display at the sales gallery in Embassy Eden.
