Embassy South Reserve, Chapparkallu Road: Apartments, Cost, Master Plan and Location Guide
North Bangalore has plenty of launches, but very few come with a 209-acre township plan and a developer that has already built Manyata Tech Park a few kilometres down the same corridor. Embassy South Reserve is the apartment component of Embassy Group's new township off Chapparkallu Road, and buyers are asking the same questions again and again: what does it cost, is it RERA registered, who is it for, and how does it compare with Brigade and Sattva?
Embassy South Reserve at a Glance
Detail
Information
Developer
Embassy Group
RERA promoter
Summit Developments Limited
RERA registration
PRM/KA/RERA/1251/309/PR/090926/008925
RERA completion date
31 March 2032
Township
Embassy Origins Discovery Centre
Location
Chapparkallu Road, Tharahunise, Jala Hobli, off Yelahanka Road, Bengaluru 562157
Apartment land parcel
14.5 acres
Total apartments
855, Vastu-compliant
Configurations
2, 2.5 and 3 BHK
Escrow
70% of buyer funds, as per RERA
Status
Expression of Interest (EOI) window open
What Is Embassy South Reserve?
Embassy South Reserve is a residential apartment project by Embassy Group on Chapparkallu Road in North Bangalore. It has 855 Vastu-compliant apartments on a 14.5-acre parcel, sold as 2, 2.5 and 3 BHK homes, and it is registered with Karnataka RERA under Summit Developments Limited. It is the apartment phase of the larger Embassy Origins township.
That is the short version. The longer version is that this is not a standalone tower cluster. It sits inside a mixed-use township that Embassy plans to grow over many years, with villas, apartments, retail and commercial space, and eventually an IT and business park. The apartments are the first thing most buyers will be able to book.
Why There Are So Many Names
If you have been searching for this project, you have probably run into four names and wondered if they are four projects. They are not.
Embassy Origins Discovery Centre is the name of the township and its sales and experience centre.
Embassy South Reserve is the apartment development inside it, and it is the name on the RERA certificate.
Embassy Riverine is the separate villa component inside the same township. Read about it on the Embassy Riverine villa page.
Embassy Knowledge Park is the name the project was marketed under earlier, before the RERA name was finalised.
The promoter name on the RERA certificate is Summit Developments Limited, not Embassy Developments Limited. Embassy has confirmed this is the registered entity for the project. It is normal for large developers to use a project-specific company, but you should still check the certificate yourself on the Karnataka RERA website using the registration number above.
Type
Size(sqft)
Price
Breakup
2 BHK
1300 - 1330
₹1.76 Cr* Onwards
2.5 BHK
1600 - 1603
₹2.05 Cr* Onwards
3 BHK
1800 - 1896
₹2.45 Cr* Onwards
3.5 BHK
2250
₹3.18 Cr* Onwards
Embassy South Reserve Cost of Buying
Pricing is the first thing everyone asks about and the last thing that gets confirmed in a pre-launch phase. Here is what we can say honestly.
Base Price
Entry pricing for the apartments has been quoted in the range of roughly ₹1.35 crore to ₹1.76 crore for the smaller configurations, and the number you see depends on the source and the date. Treat it as an indicative bracket. The final price list is released with the booking schedule, and it will vary by tower, floor, facing and unit size. Ask the sales team for the current written price sheet before you compare it with anything else.
What You Pay on Top of the Base Price
Buyers who only compare base prices get a surprise at registration. For an under-construction apartment in Karnataka, plan for these extra costs.
Cost Item
What to Expect
GST
5% on under-construction, non-affordable residential units
Stamp Duty
Around 5% for properties above ₹45 lakh, plus a small cess
Registration
About 1% of the property value
Car Parking
Usually charged separately; confirm the number of slots and price
Club Membership and Infrastructure Charges
Often charged at booking or possession
Maintenance Deposit and Advance Maintenance
Collected near possession
Legal, Documentation and Loan Processing Fees
Depends on your bank and lawyer
Rates change with government notifications, so check the current figures with your lawyer or on the state revenue department portal before you sign.
A Simple Worked Example
Say a unit has a base price of ₹1.5 crore. This is only an illustration, not a quote.
GST at 5% comes to ₹7.5 lakh.
Stamp duty at 5% comes to ₹7.5 lakh.
Registration at 1% comes to ₹1.5 lakh.
That adds about ₹16.5 lakh, bringing the figure to roughly ₹1.665 crore before parking, deposits and interiors. Many first-time buyers budget for the base price and then scramble for the extra 10 to 12 percent. Do not be that buyer.
EOI, Payment Plan and the 70% Escrow Rule
The Expression of Interest window is open, which means you can register interest and, in most cases, block a preferred unit with a refundable token amount. Ask in writing whether the EOI amount is refundable and what it is adjusted against.
On payments, Embassy South Reserve Apartments follows the RERA escrow rule. Under Section 4(2)(l)(D) of the RERA Act, 70% of the money collected from buyers has to go into a separate escrow account and can only be used for construction and land costs. For a buyer, this matters more than any discount. It means your instalments are not being used to fund some other project.
Payment plans for Embassy projects in this segment are usually construction-linked, but the schedule for this project should be confirmed with the sales team. If a broker quotes you a plan without a document, ask for one.
Embassy South Reserve Floor Plan and Master Plan
🔒
Floor plan locked
1300 - 1330 Sq. Ft.
🔒
Floor plan locked
1600 - 1603 sq.ft
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Floor plan locked
1800 - 1896 sq.ft
🔒
Floor plan locked
On Request
Floor Plans
The apartment mix is 2 BHK, 2.5 BHK and 3 BHK. Carpet and super built-up areas are published in the project brochure and the RERA filing, and they can differ between towers, so we are not going to print a table of sizes that might be out of date by the time you read this. Download the current floor plans from the Embassy South Reserve project page or ask the sales team for the tower-wise sheet.
Here is what to check when you open a floor plan.
Vastu orientation. All 855 apartments are marketed as Vastu-compliant, but the exact placement of the main door, kitchen and pooja space varies by unit type. If Vastu matters to your family, look at the specific plan, not the general claim.
Carpet area against super built-up area. RERA prices are tied to carpet area, so ask for both numbers and calculate the price per square foot on carpet area.
The 2.5 BHK layout. The extra half room is usually a study or utility room. Check whether it has a window and enough space for a desk.
Ceiling height. Embassy has spoken of 10-foot floor-to-ceiling heights in the apartments. It changes how a room feels, so confirm it for the tower you are considering.
Balcony depth and view. Ask which towers face the open green areas and which face the road or neighbouring parcels.
Embassy South Reserve Master Plan
Master Plan
The apartments occupy 14.5 acres of a township planned over roughly 209 acres. The rest of the land is meant for villas (Embassy Riverine has 218 villas), retail, commercial space and open areas. Embassy Group has also said it holds 400 or more acres in the wider belt for a future IT and data centre park, modelled on Manyata Tech Park. That is a plan with a 5 to 10 year horizon, not something under construction today, and you should weigh it that way.
Here is the part most brochures skip. 855 apartments on 14.5 acres works out to roughly 59 homes per acre. That is a dense residential block. The wide open spaces you see in township renders are shared across the larger master plan, so the greenery inside the apartment parcel itself will be tighter than the headline acreage suggests. Ask for the tower-wise layout showing setbacks, podium gardens and the distance between blocks.
LOCATION ADVANTAGES
Embassy South Reserve Location: Commute and Connectivity
The address is Chapparkallu Road, Tharahunise, Jala Hobli, off Yelahanka Road, PIN 562157. It is on the Yelahanka and Devanahalli edge, close to NH-44 (Bellary Road).
Getting to the Airport and the Highway
Kempegowda International Airport is around 14 to 15 km away, depending on the route you take. NH-44 gives you the direct run to Hebbal and the city. Traffic on this stretch is heavy at peak hours, so any drive time you see quoted is a best case.
Metro
The planned Namma Metro Phase 2B alignment is about 6 km from the project. It is planned, not operating, and metro timelines in Bangalore have moved before. Treat it as a future benefit and not something you can rely on for the first years after possession.
Schools and Daily Needs
Stonehill International School is about 1.5 km away, which is one of the strongest points for families with school-age children. Yelahanka is the nearest established town for hospitals, banks, markets and everyday retail. The township is also meant to add its own retail over time.
Employment Access
This is the piece that changes the investment story. Manyata Tech Park, the aerospace park and the airport-linked business zones are all reachable from this belt. A tenant pool tied to those employers is what supports rental demand, not the brochure.
For a broader view of the area, read the sections below on projects around Devanahalli and Yelahanka.
Embassy South Reserve Gallery
Renders in this phase are artist impressions, so treat them as intent and not as a promise. What you can look at right now is the Embassy Origins Discovery Centre, where a sample flat and township model may be available. If you visit, take photos of these things.
The township model, showing where your tower sits against the entry road and the open areas.
The sample apartment's ceiling height, window sizes and balcony depth.
The site itself, from the Chapparkallu Road side, to see the surrounding land use.
The clubhouse layout drawings, which are more useful than the render.
Embassy South Reserve Amenities and Design Philosophy
Badminton
Basket Ball
Club House
Cricket Pitch
Cycling Track
Gymnasium
Indoor Games
Jogging Track
Play Area
Parking Area
The Design Idea
The township carries a Palm Jumeirah-inspired design theme, which is a marketing description from the developer. In practice that means a planned layout with water features, landscaped corridors and a resort-style feel rather than tightly packed blocks. It is a theme, and how well it is carried out will only be visible as construction progresses. Judge it by the landscape drawings and the finished podium, not the phrase.
The Clubhouse
The apartment clubhouse is around 40,000 sq ft. That is a good size for 855 homes, and the number is worth checking against the RERA filing. Clubs of this scale usually include a gym, a swimming pool, indoor games, a multipurpose hall and a co-working or lounge area. The full amenity list should come from the sales team in writing, since amenity lists in pre-launch brochures change.
What Matters More Than the Amenity List
Maintenance cost per square foot. A big clubhouse is expensive to run. Ask for the expected monthly maintenance charge and who manages it.
Water supply. North Bangalore depends on borewells and tanker supply in many areas. Ask about the water source, sewage treatment and rainwater harvesting plan.
Power backup and EV charging. Confirm what is included in the common area and what is chargeable.
Construction quality checks. Ask which contractor is building your tower and visit an Embassy project already handed over to see the finish.
Embassy Group vs Brigade Group vs Sattva Group
All three are serious, well-established Bangalore developers. The differences are in focus and track record in this exact belt. The table below is a general comparison, not a scorecard, and you should check each developer's current project details directly.
Factor
Embassy Group
Brigade Group
Sattva Group
Known for
Office parks, Manyata Tech Park, Embassy REIT, premium residential
Integrated townships and mixed-use projects across Bangalore
Large residential and commercial projects across South India
North Bangalore presence
Embassy Springs, Embassy Lake Terraces and this township
Brigade Orchards in Devanahalli
Sattva KIADB Aerospace Park, Devanahalli
Approach in this belt
One large township with future business park
Established integrated communities
Projects tied to industrial and aerospace zones
Best for
Buyers who want a brand with commercial anchor assets nearby
Buyers who want delivered, lived-in communities to inspect
Buyers who want to be near aerospace and industrial employment
commercial anchor assets nearby
communities to inspect
and industrial employment
How to Actually Compare Them
Do not compare brand names. Compare five things: RERA completion date, escrow status, price per square foot of carpet area, delivered projects you can visit, and the developer's record of on-time handover. Brigade Orchards is worth a visit because it is already occupied, and you will see how a Devanahalli township ages. That is useful whichever developer you pick.
Embassy South Reserve Origins Township Reviews: What the Market Says
There are no resident reviews of Embassy South Reserve yet, because nobody lives there. Any page that shows you "buyer reviews" for a pre-launch project is either quoting a different project or making it up. So here is what we can offer instead, which is what the market is saying at this stage.
What Buyers and Channel Partners Are Saying
Interest is strongest from buyers working around Manyata, Hebbal and the airport belt who want a larger home for the budget.
The Embassy name is the main reason people register interest, particularly among NRI buyers.
The most common concerns are the long possession window, the dependence on the metro, and how dense the apartment parcel is.
Prices are being compared against Brigade Orchards, Embassy Springs and other Devanahalli projects, and buyers want written price sheets before deciding.
How to Check Embassy's Track Record Yourself
Visit a completed Embassy project and speak to residents about maintenance quality, defect handling and handover timing. Check RERA complaint records for the promoter on the Karnataka RERA portal. Look at how long earlier Embassy projects took against the promised date. This is more reliable than any review page, including this one.
About the Developer: Embassy Group
Embassy Group is a Bangalore-based developer that has been active since the early 1990s. It is best known for Manyata Tech Park, a large office campus in North Bangalore, and it is the sponsor of Embassy Office Parks REIT, India's first listed REIT. In residential areas, its Bangalore projects include Embassy Springs in Devanahalli and Embassy Lake Terraces in Hebbal.
For buyers, the useful thing about that history is that the Embassy has both a commercial and a residential business. A township with a business park is a promise many developers make and few can keep. The Embassy has the land bank and the office-park experience to try.
The developer's stated plan for this belt is to build the apartments and villas first, and develop the IT and data centre park over 5 to 10 years. Only the residential parts are registered and under the RERA timeline today.
If you want the developer-side project details and current announcements, they are on the main Embassy South Reserve page.
Embassy South Reserve FAQs
Is Embassy South Reserve RERA registered?
Yes. The project is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/090926/008925, with Summit Developments Limited as the promoter and a completion date of 31 March 2032.
How many apartments are there and what sizes are offered?
There are 855 Vastu-compliant apartments on a 14.5-acre parcel, offered as 2, 2.5 and 3 BHK homes. Exact carpet areas are given in the brochure and RERA filing.
What is the price of Embassy South Reserve?
Entry pricing has been quoted between roughly ₹1.35 crore and ₹1.76 crore for smaller units, and it varies by tower, floor and size. Add GST, stamp duty, registration, parking and maintenance deposits to get your true cost. Ask for the current written price sheet.
Where exactly is Embassy South Reserve?
It is on Chapparkallu Road, Tharahunise, Jala Hobli, off Yelahanka Road in North Bangalore, PIN 562157. The airport is about 14 to 15 km away and the planned Metro Phase 2B alignment is about 6 km away.
What is the difference between Embassy South Reserve and Embassy Riverine?
South Reserve is the apartment development and Embassy Riverine is the villa development, and both sit inside the Embassy Origins township. Riverine has 218 villas in 4, 4.5 and 5 BHK formats.
When will I get possession?
The RERA completion date is 31 March 2032. Developers often target an earlier handover, but the registered date is the one that gives you legal protection.
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