Embassy Lake Terraces in Hebbal: A Resale Buyer's Checklist for October 2026
North Bangalore's Hebbal has a finished luxury address in Embassy Lake Terraces, built by Embassy Group. Its nine towers hold 467 spacious apartments, and none remain with the developer. Anyone buying now purchases from a current owner, and this guide explains what that involves.
Project Snapshot
The essentials come in the table here.
| Item | Detail |
|---|---|
| Where | Bangalore 560032: building 6/1A on Service Road, Hebbal Kempapura (Subramani Nagar) |
| Towers | Nine, each of 21 floors |
| Land | 14.5 acres by Hebbal Lake |
| Apartments | 467 in all: penthouses plus 3 BHK and 4 BHK units |
| Size range | Built-up area of roughly 3,536 sq ft at the smallest and 7,809 at the largest |
| Status | Ready, with handovers dating from March 2023 |
| Availability | Resale only, as the developer is sold out |
The Three Plans
Built-up area is how all three plans are measured, and each is far larger than an ordinary apartment of equal bedrooms. The 3 BHK measures near 3,536 sq ft. At near 4,430 sq ft the 4 BHK is bigger, and the penthouse tops out near 7,809.
For a resale, carpet area comes from the sale deed, so verify it against the real space on your visit. Floor and facing differ a great deal across the nine towers. Even two homes of one plan can offer different views, daylight and road noise.
Is It Right for You?
With even the smallest plan crossing 3,500 sq ft, this is a project for households needing space for visitors, domestic help or a study. It also fits senior professionals whose workplace is Hebbal, Manyata Tech Park or the central business district. Both the heart of the city and the airport road are near.
Because the towers are complete, the home, the view and the upkeep are visible before payment. A resale means the developer's construction-linked payment plan does not apply. Someone wanting something smaller or low-rise will find more choice in other Hebbal projects.
Roads, Metro and Surroundings
Manipal Hospital, formerly Columbia Asia, is the next-door building on the Hebbal Kempapura service road. NH 44 (Bellary Road) is beside it, and heading one way leads to Mekhri Circle while the other way reaches Kempegowda International Airport. The Outer Ring Road crosses it at the Hebbal junction, which links the eastern tech corridor with Manyata Tech Park.
The Blue Line of Namma Metro, an airport route now under construction, will run beside the Outer Ring Road alongside Bellary Road, and Kempapura and Hebbal are planned as stops. Hebbal already has malls, hotels, hospitals and schools in place. Traffic at the junction gets heavy at peak hours, so drive the route at office time.
How Owners Price a Resale
Every owner decides an asking price, because the developer sold all the homes. The number reflects tower and floor, the outlook over the lake or the city, the interiors and how quickly the seller needs to close. The best basis for a fair offer is the registered sale value of a matching plan within the project.
Compare several homes, since asking figures for equal sizes can vary widely between towers. Fitted interiors lift the price, so value the home and its furnishings apart. The valuation a bank carries out for a loan serves as a cross-check.
What Buying Really Costs
Completed apartments that hold an occupancy certificate carry no GST. Stamp duty is 5% on values above Rs. 45 Lakhs in Karnataka (an effective 5.6% when cess and surcharge are counted), and registration costs 2%. In total that is 7.6% on top of the sale value, substantial for a home this big.
Several other costs deserve a place in the budget:
- Legal charges: title verification and the sale deed
- Unpaid maintenance dues of the seller
- The transfer fee at the owners' association, if there is one
- Brokerage to an agent
- Repairs, or new interiors, after purchase
The monthly bill for maintaining a home that exceeds 3,500 sq ft is considerable, so ask the association about the present rate. Loan instalments for various amounts can be compared with the EMI calculator.
Facilities
Landscaped gardens separate the towers, and the clubhouse is the hub. With residents already in place, each facility can be viewed in its current condition. They comprise:
- A gymnasium and a swimming pool
- An indoor games room and a mini theatre
- Outdoor courts and a jogging track
- A play area for children and an activity area
- A party space for family events
- Shops within the project
RERA Registration and Papers
Dated 16 October 2017, registration PRM/KA/RERA/1251/309/PR/171016/000602 belongs to this project. Its promoter is Embassy Property Development Private Limited, and BBMP approval covers the plans. Validity lasted till 31 March 2023, and the authority's website can verify the number.
In a resale, the documents of the project and of the seller both matter. From the project, ask for the sanctioned layout plan and the tower-wise occupancy certificate. The seller should produce the following:
- The registered sale deed, along with the developer's allotment letter
- Khata registered to the seller, with the most recent tax receipt for the home
- A certificate of encumbrances covering all years from the date of that deed
- Written confirmation from the owners' association that nothing is due
- A bank letter closing the loan, if one was taken
Embassy Group
Embassy Group began in 1993 and has its headquarters in Bangalore. Office parks made its name, Embassy Manyata near Hebbal among them, and it has since added plotted townships and apartment and villa communities in the city. Its North Bangalore portfolio covers premium residences along Bellary Road, then townships in Yelahanka and Devanahalli, so the developer is well known in this part of town.
Pre-Purchase Checks
On a completed home every claim can be tested on site. The main checks:
- Inspect fittings, balconies and any sign of seepage
- Check that the deed lists the same parking bays the home uses
- Ask the association what the maintenance rate is and how much the corpus fund holds
- Verify that every document shows the seller's name identically
- Visit in the morning and the evening to hear the traffic and judge daylight
- Talk to residents about lifts, water supply and upkeep
Anyone comparing large homes nearby may also consider other Hebbal apartments. Before offering, review the resale homes on sale in the project today.
