Embassy One, Bellary Road: Prices, Plans and RERA for Hebbal Buyers (October 2026)
Embassy One, built by Embassy Group on Bellary Road, brings a Four Seasons-branded pair of towers to Ganganagar, next to Hebbal. Its 109 serviced residences open at Rs. 7.66 Crore, and the Four Seasons hotel is in the same complex. The sections below take up plans, prices, what ownership costs, how RERA stands and what to verify before booking.
Plans, Sizes and Prices
Built-up area is the basis for all five layouts offered across the towers. The one-bedroom and one of the two-bedroom plans are South Tower homes, on the floors over the hotel. The table lists approximate sizes with starting prices.
| Layout | Approx. size | Starting at |
|---|---|---|
| 4 bedroom with study | 7,649 sq ft | Rs. 25.17 Crore |
| 3 bedroom with study | 5,857 sq ft | Rs. 19.44 Crore |
| 2 bedroom (South Tower) | 3,455 sq ft | Rs. 12.59 Crore |
| 2 bedroom | 2,737 sq ft | Rs. 9.90 Crore |
| 1 bedroom (South Tower) | 2,122 sq ft | Rs. 7.66 Crore |
Working it out per sq ft, the smallest layout costs about Rs. 36,100 and the largest about Rs. 32,900. Each residence is priced by tower, floor, view and level of fit-out. For comparing layouts, rely on the carpet area written in the sale agreement.
The Complex at a Glance
The mixed-use site of 2.6 acres brings private residences, retail, offices and a hotel together. Four Seasons runs the hotel and also brands and services the homes. The essentials are these:
- Address: Bellary Road number 8, in Ganganagar (Bangalore 560032)
- Land: 2.6 acres
- Residences: 109, with 59 in the northern block and 50 in the southern block
- Choice of one-bedroom through four-bedroom-with-study homes
- Built-up area starting near 2,122 sq ft and reaching near 7,649
- South Tower complete; North Tower under construction
Is It for You?
Daily life follows a hotel pattern: a concierge on call, a private club, and the heart of the city nearby. The natural audience is senior-level executives, families in business, and NRIs who keep a Bangalore residence for some months each year. Even the entry plan exceeds 2,000 sq ft; bedrooms here come with unusual floor area.
A compact plot and few homes: the offices, shops and hotel are never far. Playing fields, open lawns and a big gated campus are what township projects farther north provide. If the budget is lower than Rs. 7.5 Crore, look at upmarket alternatives in Hebbal.
Getting Around
Number 8 is on NH 44 (Bellary Road), in the stretch from the Hebbal flyover to Mekhri Circle. One direction takes in the central business district and Palace Grounds, and the airport, Kempegowda International, is the other way. To reach Manyata Tech Park, take the Outer Ring Road from the Hebbal junction.
The Blue Line of Namma Metro is being built as an airport route, and Hebbal will have a station. Shopping, clubs, schools and hospitals are all in place around this stretch. Bellary Road is among the busiest in Bangalore, so test the noise and the approach for the floor and facing under consideration.
What Ownership Costs
Finished residences that hold an occupancy certificate escape GST, while homes still being built carry it on the agreement value. In Karnataka the stamp duty is 5% once the value passes Rs. 45 Lakhs (effective rate 5.6%, cess and surcharge included), and registration adds 2%. Take the cheapest layout, at Rs. 7.66 Crore: duty comes to Rs. 42.9 Lakhs (approx.) and registration to Rs. 15.32 Lakhs.
Expect higher monthly outgoings than in a standard apartment, because the maintenance bill funds staff, shared facilities and upkeep to a hotel standard. Whatever falls outside the standard package is normally billed on top. Find out today's per-sq-ft rate, plus the services it covers.
Services and Facilities
Hotel-style operation is the theme, with a residents' club and on-call services. The Four Seasons hotel (restaurants included) and a retail plaza belong to the same project. The list covers:
- A gymnasium and a swimming pool
- A concierge available day and night
- A club lounge exclusive to residents, from Four Seasons
- A spa and a salon
- An indoor games room and a media room
- Private-event spaces: a wine chamber and a dining room
- Retail spaces in the development
RERA Position and Construction Stage
On 14 October 2017 the Karnataka RERA authority registered the project as PRM/KA/RERA/1251/309/PR/171014/000619. The promoter named is Embassy One Developers Limited, and BBMP approval covers the plans. After an extension it stays valid through 16 April 2027, and anyone can verify the number on the authority's portal.
The two towers are at different points in October 2026. Occupied and complete is the South Tower, including the hotel and its 50 residences. Still being built is the North Tower and its 59 residences, and a filing from July 2026 (the quarterly update) showed 77% completion overall.
South Tower buyers need an occupancy certificate that covers their unit, whereas North Tower buyers need a possession date inside the agreement for sale. Paying a lawyer to vet the title papers makes sense for homes at this price.
Embassy Group
Bangalore-headquartered Embassy Group dates from 1993. Office parks built its reputation, and villas, hotels, apartments and townships were added afterwards. The hotel, the homes and the Pinnacle office tower now share one site at Embassy One.
Pre-Booking Checklist
Alongside the sale, a branded residence involves a service arrangement, which is why slow, careful paperwork pays off. Cover these steps:
- Look up the RERA number and promoter on the authority's portal
- Get hold of the unit's occupancy certificate, or else a possession date committed in writing
- Check the clause on revising charges in the services contract
- Ask what monthly maintenance costs and how optional services are priced
- Find out the allotted car parking bays
- Inspect the actual floor for the view, lift lobby and noise
- If renting out is planned, read what the terms allow
Homes of this class are rare in Bangalore, so the call usually rests on the tower, the outlook and how services are priced. Try loan instalments in the EMI calculator, and ask for the list of residences available right now.
