Embassy Knowledge Park in Tharahunise: Villas, Apartments and RERA (October 2026)
Embassy Group's plan for Embassy Knowledge Park covers 200 acres in Tharahunise, a pocket between Yelahanka and Devanahalli. Housing, offices, a school and retail are meant to coexist inside it. The guide ahead takes up the plan, pricing, approvals and a way to pick between villa and apartment options.
Understanding the Plan
Residents are meant to live near their workplace. Villas and apartments are separate projects, each in a different enclave. The main components are:
- Daily needs: a school and shops
- Villas: 217 of them on 50 acres, with roughly 4,000 trees
- Apartments: 855 across nine towers
- Offices: a tech park
Building a township this size takes years and happens in phases. Because the offices, shops and homes arrive at different times, early residents should expect some work still going on around them.
The Villa Enclave
Embassy Knowledge Park Villas serves as the quieter, low-density half of the township. All 217 villas have a ground floor and two upper floors. Green open space takes up 19 acres of the enclave, which also has a 40,000 sq ft clubhouse.
| Villa | Price from | Size |
|---|---|---|
| 5 BHK | Rs. 15.50 Crore | 6,800 sq ft |
| 4.5 BHK | Rs. 12.50 Crore | 5,200 sq ft |
| 4 BHK | Rs. 10.50 Crore | 4,200 sq ft |
The 4 BHK costs roughly Rs. 25,000 per sq ft, while the 5 BHK costs roughly Rs. 22,800. Completion is registered for 30 September 2032. Four-plus villas per acre means neighbours are well spaced.
Apartments
The 855 homes of Embassy Knowledge Park Apartment are spread across nine towers ranging between 7 and 19 floors. It is a less expensive route to the same address.
| Apartment | Price from | Size |
|---|---|---|
| 3.5 BHK | Rs. 3.06 Crore | 2,250 sq ft |
| 3 BHK | Rs. 2.55 Crore | 1,896 sq ft |
| 2.5 BHK | Rs. 2.09 Crore | 1,598 sq ft |
| 2 BHK | Rs. 1.76 Crore | 1,330 sq ft |
Apartments start near Rs. 13,200 a sq ft, which is about half the villa rate. Planned amenities include an amphitheatre, a co-working space, a tennis court, a gym and a pool.
Which Suits You: Villa or Apartment
Weigh budget, space and daily routine. A villa gives you a plot of your own and three floors of rooms, and costs more than Rs. 10 Crore. An apartment means one level, lighter maintenance and a far smaller cheque.
Apartments also rent and resell more easily, because homes from Rs. 1.76 Crore up to the Rs. 3.06 Crore ceiling suit far more households than a villa beyond Rs. 10 Crore. A large independent house with a garden costs more to run too.
Location and Roads
Close to Stonehill International School, the township is reached from IVC Road and Chapparkallu Road. NH 44, also called Bellary Road, runs to Yelahanka and Hebbal one way and Kempegowda International Airport the other. Jobs nearby cluster around the KIADB Aerospace Park and the airport business parks of North Bangalore.
Namma Metro's Blue Line is under construction as an airport link, with stations planned across the Yelahanka stretch. That area already offers hospitals, colleges and malls. Around Tharahunise itself the roads are calmer and still being developed, so test the commute at rush hour.
Approvals and Dates
Summit Developments Limited obtained two RERA registrations dated 9 September 2026. Embassy Riverine, the villa registration, is numbered PRM/KA/RERA/1251/309/PR/090926/008924 and promises 217 villas by 30 September 2032. Embassy South Reserve, the apartment registration, is numbered PRM/KA/RERA/1251/309/PR/090926/008925 and promises 855 homes by 31 March 2032.
Each registration starts on 1 September 2026, and the KIADB cleared the plan for the buildings on 13 August 2026. Search for your phase's number at the Karnataka RERA site prior to signing. The registrations omit the school, shops and tech park, so ask for their schedules in writing.
Budgeting Beyond the Base Price
A home still under construction attracts 5% GST on its agreement value. Stamp duty in Karnataka is 5% (effectively 5.6% after adding cess and surcharge) for values over Rs. 45 Lakhs, and registration is 2%. Buying a villa at Rs. 10.50 Crore therefore means roughly Rs. 58.8 Lakhs of stamp duty and Rs. 21 Lakhs of registration.
Request a separate payment plan and maintenance estimate for each format. In the cost sheet, parking, clubhouse fees, deposits and any plot premium or floor rise should each be a distinct line.
Embassy Group
Bangalore-based Embassy Group started in 1993 and became known for its office parks. Its track record is relevant since the township's success rests on the tech park taking shape. Embassy Boulevard, a finished villa community by Yelahanka, lets villa buyers see Embassy's work first-hand.
Checklist Before Booking
Paperwork matters more when delivery is years away. Cover these points:
- Cross-check the RERA number of the phase you are buying
- Obtain the terms for refund and cancellation of your booking payment
- Enter the possession date into the sale agreement
- Find out which facilities open first
- Request the tech park and school schedules
- Tour Embassy's finished villas and compare layouts
- Drive to your workplace, Hebbal and the airport at busy hours
The natural buyers are long-term holders who like the idea of a large planned community by the airport. Our team can share the latest villa and apartment price sheets.
