Embassy Grove near Old Airport Road: Plans, Costs and Registration
At Kodihalli, close to Old Airport Road, Embassy Group has completed Embassy Grove, an upmarket enclave spread over 7.93 acres. All 106 homes are four-bedroom duplexes or triplexes, and the smallest costs Rs. 8.57 Crore. Read on for what each plan offers, what a purchase really adds up to and what to verify.
What Buying Adds Up To
The lowest price, Rs. 8.57 Crore, applies to the duplex of 4,339 sq ft and equals about Rs. 19,750 for every built-up sq ft. The bigger duplex is priced from Rs. 8.7 Crore, and the two triplexes have entry points of Rs. 10.06 Crore and Rs. 9.90 Crore. The plan, where the home is placed in the layout and its state change what it fetches.
GST is not charged on a home that is complete and has its occupancy certificate. Karnataka stamp duty is 5% on property over Rs. 45 Lakhs, which grows to 5.6% when cess and surcharge are included, and registration is 2%. On Rs. 8.57 Crore, stamp duty is roughly Rs. 48 Lakhs and registration roughly Rs. 17 Lakhs.
Interiors, lawyer's fees and a maintenance deposit for the association are further items. For monthly instalments at different loan sizes, use the EMI calculator.
What Kind of Homes
These are multi-level homes (villaments, in common parlance) in four-floor blocks, laid out in two phases, the first with 66 homes and the second with 40. The look is of a lane of large houses, not a tower scheme. Owners began receiving keys in March 2023.
| Built-up area | Type | Levels |
|---|---|---|
| 4,339 sq ft | Duplex | Two |
| 4,850 sq ft | Triplex | Three |
| 5,474 sq ft | Duplex | Two |
| 5,658 sq ft | Triplex | Three |
Every plan has four bedrooms. The carpet area is recorded in each sale agreement, which makes it the right figure for comparing plans. The unit, its light, finishes and private outdoor space can be viewed before any decision.
Is It for Your Household
The target is a family after a large floor area, four bedrooms and a central address in a completed home. A small number of households share the nearly eight acres, so lanes, common areas and parking stay light on use. Buyers often include senior professionals whose offices are in Domlur, Indiranagar or the business district, and NRI families who return.
Rooms are on two levels or three, so stairs matter every day. Where elderly members live, a walk-through shows which rooms are at entry level. Anyone wanting one-level living, or with under Rs. 8.5 Crore, is better served by other projects.
Where It Is
The plot is numbered 34 and 34/1 on Rustumbagh Main Road in Kodihalli, with the postcode 560017. It is near Old Airport Road, with Indiranagar and Domlur as the closest commercial hubs. The Intermediate Ring Road connects to Koramangala, and The Embassy GolfLinks business park, also in Domlur, is a brief drive.
Hospitals, schools, hotels and shops are already there in Indiranagar and along Old Airport Road. Purple Line metro stations at Indiranagar are the closest ones running. Traffic builds at peak hours, so time the commute at office hours.
Amenities
A clubhouse is the base of the facilities, with gardens that run between the homes. Residents share the following:
- A health spa, a gymnasium and a swimming pool
- A games room indoors and a mini theatre
- Courts outside, and a jogging track
- Play space for children
- Shopping space inside the project
- A hall-style party area for family functions
The community is small, which keeps these facilities quiet on weekdays. Few residents compete for the pool or the courts.
RERA Position and Papers
The registration number PRM/KA/RERA/1251/446/PR/171019/000614 was issued in the name of Embassy Property Development (P) Ltd on 19 October 2017. BBMP clearance covers the plans, and the registration's validity was extended to 31 March 2023. The state RERA portal lets anyone check it.
For a completed home, the documents that matter are the occupancy certificate and the title papers. Obtain the sanctioned plan and the encumbrance certificate, along with the occupancy certificate that covers the phase. In a resale, add the khata, the sale deed registered in the seller's name and the association's no-dues certificate.
Embassy Group Background
Embassy Group started in 1993 with its headquarters in Bangalore and became known for large office parks. Apartments, villas and plotted townships followed in other parts of the city. Old Airport Road and Hebbal have its high-value homes, and Yelahanka and Devanahalli have its townships.
What to Check Before Paying
With the building ready, verification is simple. Go through these:
- Look up the RERA number and the promoter's name on the state portal
- Collect the occupancy certificate that covers the phase as well as the unit
- Look over the home for seepage, finishes in poor condition and repairs needed
- Confirm the parking bays, and any garden or terrace, named in the deed
- Get the maintenance rate per month and the corpus balance from the association
- Ask a lawyer to go through title papers plus approvals for internal changes
Few homes at this price are on the market at a time, so seeing two or three units before an offer helps in judging value. Homes now available and a site visit can be arranged.
