Embassy Edge, Embassy Springs Phase 2A: Prices, Towers and RERA (October 2026)

Devanahalli's Embassy Springs township now includes an apartment phase, Embassy Edge, built by Embassy Group. Its five towers hold 826 homes between 1 BHK and 3 BHK, and the cheapest costs Rs. 65 Lakhs. Plans, towers, costs, location, the RERA entry and the checks worth making follow.

Home Types and Price Bands

Built-up area is the basis for all four types, and each price band depends on tower, floor and facing. Sizes below are approximate. A better test is carpet area, which both the RERA record and the sale agreement state.

The entry rate is a little under Rs. 10,700 per built-up sq ft. Actual rates differ by tower, floor and facing.

The Five Towers

Every tower rises to 14 floors, and the phase is the apartment side of a township known mostly for plots. The table shows how many homes each tower contains.

For the address, think of Devanahalli Taluk (pin 562157), where Embassy Springs covers villages called Nagamangala and Hegganahalli in Kundana Hobli. The smallest home is about 607 sq ft, and the largest is about 1,240 sq ft. RERA completion is 31 December 2027, later than the original 28 February 2023.

Who Will Like It

Small families and anyone buying a first home will like a modest flat within a large gated township by the airport. For investors, the smaller 1 BHK and 2 BHK homes carry rental potential, thanks to airport employees and the parks being built around Devanahalli for business. Those who fly often gain most.

At roughly 1,240 sq ft, the top plan will not satisfy a household wanting four bedrooms, or a 3 BHK above that size; other Devanahalli projects cater to that. Getting into the central business district means going via Yelahanka and Hebbal, which crawls at peak hours. A workplace in southern or eastern Bangalore makes for a long daily drive.

Getting There

The approach road is NH 44 (Bellary Road), and Kempegowda International Airport can be reached after a brief drive. Heading away from the airport, the highway runs by Yelahanka, then Hebbal, before entering the city. Jobs concentrate in the KIADB Aerospace Park and at airport-side business parks.

Namma Metro is constructing an airport line, the Blue Line, and once it opens, the Outer Ring Road corridor and Hebbal should become easier to reach. Devanahalli town supplies schools and everyday shopping. For bigger hospitals and malls, go to Yelahanka or Hebbal.

Township Setting

Embassy Springs covers 300 acres, where plots and apartments are laid out among landscaped open spaces. Embassy Edge shares the roads, parks and community buildings of the other phases. On a site this large, development continues for years, so some areas are done and others are under way.

Apartment buyers get roads inside the site, security and green cover planned for the whole township, an advantage over a lone tower. Maintenance is usually billed twice, once by the tower and once by the township, and both rates deserve confirmation.

Costs of Buying

While a tower is under construction, the agreement value carries GST; completed homes with an occupancy certificate escape it. Stamp duty in Karnataka is charged at 5% beyond Rs. 45 Lakhs (5.6% once cess and surcharge are added), with 2% for registration. On the Rs. 65 Lakhs entry 1 BHK, Rs. 1.3 Lakhs goes to registration and Rs. 3.64 Lakhs to duty.

The cost sheet should list the maintenance deposit, legal fees and infrastructure, clubhouse and parking charges separately. Home loans add processing fees, and in an unfinished tower, interest paid before possession.

Facilities

The facilities are centred on a clubhouse, and the township adds parks of its own. They include:

• A health spa, gym and pool
• Indoor games and activity areas
• A jogging track
• Outdoor courts
• Landscaped gardens
• A play area for children
• A space where families can hold functions
• Shops catering to daily needs

RERA Entry and Stage of Work

The register's entry reads Embassy Springs Phase 2A, Apartments, numbered PRM/KA/RERA/1250/303/PR/180526/001825 and dated 26 May 2018. Embassy Developments Limited is the promoter, and the plans carry the approval of BIAAPA, which regulates planning near Bangalore International Airport. The authority's online portal lets anyone verify the number.

In October 2026 the towers differ in stage. The filing of July 2026 (the quarterly update) showed 72% of the phase done. Completion was first due on 28 February 2023; the new date is 31 December 2027, after an extension.

The first question is therefore the stage of the tower in mind: whether an occupancy certificate exists, and if not, whether the agreement gives a possession date. Find out too if the flat was left unsold by the developer or is being resold by its owner; the paperwork differs.

Embassy Group

Bangalore is the base of Embassy Group, which started in 1993. Office parks first brought it recognition, and it has since developed villas, apartments and plotted townships across the city. Of all the group's residential townships, Embassy Springs is the largest; newer apartment projects are close by, still in North Bangalore.

Pre-Purchase Checklist

Towers neighbouring one another in a phased scheme can differ in stage, so a few extra checks help. Key points:

• Check the tower name against the RERA number on the authority's portal
• Ask for the occupancy certificate belonging to the tower, or else a written possession date
• Find the carpet area and parking bay mentioned in the agreement
• Ask the township and the tower separately for their maintenance charges
• Walk the towers to see finishing, lifts and how quickly work is moving
• Drive to work and to the airport during busy hours
• Seller documents to examine in a resale: the khata, the sale deed and the no-dues letter from the owners' association

Other Devanahalli apartments are worth viewing for comparison. On request we can list the Embassy Edge homes on sale by tower and fix a visit to Embassy Springs.