What can be done is the thing a careful analyst would do: read the primary filings, separate what is documented from what is merely circulating, do the arithmetic in the open, and say plainly where the record runs out. That is what follows. Embassy Sadahalli is the working title used on this site; Embassy Group has not announced a marketing name for the development. The title refers to Sadahalli Gate on NH-44, the interchange 3.4 km away, and not to the Sadahalli revenue village; this parcel is in Navarathna Agrahara, Jala Hobli, Yelahanka Taluk.
What is actually established about Embassy Sadahalli
Two filings by Embassy Developments Limited sit on the PARIVESH environmental portal for this parcel. The second enlarges the first. Between them they are the entire documentary basis for this project, and they are unusually informative by the standards of a pre-launch scheme.
| Item | Value | Standing |
|---|---|---|
| Promoter of record | Embassy Developments Limited | Verified |
| Current proposal | SIA/KA/INFRA2/587631/2026, filed 3 August 2026 | Verified |
| Current status | Under Examination | Verified |
| Land | 6.80 hectares, 16.80 acres | Verified |
| Plot area | 68,012.5 sq m | Verified |
| Built-up area | 262,029.83 sq m | Verified |
| Filed project cost | Rs 564 crore | Verified |
| Village | Navarathna Agrahara, Jala Hobli, Yelahanka Taluk, Bengaluru Urban | Verified |
| Earlier proposal | SIA/KA/INFRA2/571718/2026 | Verified |
| Standard Terms of Reference | Granted 4 May 2026 by SEAC Karnataka, ToR TO26B3812KA5752877N, state file SEIAA 148 CON 2026 | Verified |
| K-RERA registration | None | Verified |
| Price | None published | Verified |
| Marketing name | None announced | Verified |
| Launch or completion date | None published | Verified |
The unit programme is stated in both filings and is the most substantial thing on the record:
| Component | Detail |
|---|---|
| Building 1 | Towers 1 to 5, 838 flats |
| Building 2 | Towers 6 to 8, 466 flats |
| Apartments | 1,304 flats across 8 towers |
| Building 3 | Clubhouse, 2 basements + ground + 3 upper floors |
| Buildings 4 and 5 | 48 villaments, low-rise, 2 basements + ground + 3 upper floors |
| Total homes | 1,352 |
| Tower configuration | 3 basements + ground + 14 upper floors, rising to 3 basements + ground + 20 upper floors |
One correction that matters, because the number circulates in the wrong form: the scheme is 1,304 apartments and 48 villaments, which is 1,352 homes. The whole 1,352 is not one apartment count. Forty-eight of those homes are low-rise units in two separate buildings, and the filings do not say which sizes or configurations are assigned to them. We are not going to guess.
The strengths of the Navaratna Agrahara filing, stated precisely
The programme is documented, not marketed
Most pre-launch pages in this corridor are built on a brochure. This one is built on two government filings made by a listed company, and the difference shows in what can be stated with confidence. Eight towers is a verified figure — it is written into the filing, not inferred from a masterplan render. The split of 838 and 466 flats across two building blocks is filed. The clubhouse exists as a building in the submission, not as a line in a sales deck. For a buyer who has learned to discount everything on a hoarding, that is a real difference in the quality of available information.
The filing is also internally consistent, which is worth checking and worth saying. The plot area of 68,012.5 sq m converts to 6.80 hectares, and 6.80 hectares converts to 16.81 acres against the filed 16.80. The two land figures corroborate each other rather than drifting, which is not always the case in filings of this kind.
A standalone clubhouse building is on the record
Building 3 is a dedicated clubhouse at two basements, ground and three upper floors. That is a substantial standalone structure, and it is the only amenity claim about this project that rests on a document. No amenity schedule has been published — not a partial one, not a provisional one. What is in circulation as an amenity list for this scheme is generic material that also appears against an unrelated villa project, and it carries nothing specific to an apartment development. We do not publish it as this project's amenities, and you should treat any list you are shown before registration the same way.
The parcel is genuinely on the airport corridor, and short-radius access is good
The address is MS Engineering College Road, Navarathna Agrahara, Jala Hobli, Yelahanka Taluk, Bengaluru
- Every distance below is road distance routed from the published coordinate, 13.20404, 77.62470, which
is our own estimate of the centre of the parcel's filed boundary — a medium-confidence derivation, not a surveyed point.
| Destination | By road |
|---|---|
| M S Engineering College | 0.90 km |
| Navrathna Agrahara Lake | 0.99 km |
| Embassy Academy | 1.62 km |
| VEDIC school | 2.87 km |
| Akash Global College of Management and Science | 4.01 km |
| Prestige Tech Cloud | 4.26 km |
| Vidyashilp University | 4.77 km |
| Indian Council of Medical Research | 5.59 km |
| SLK Software | 6.17 km |
| N.R.V Hospital | 7.26 km |
| Purva Aerocity | 9.04 km |
| Kempegowda International Airport | 11.67 km |
| Hinduja Ecopolis | 11.56 km |
| North Gate Business Park | 14.42 km |
| Embassy Business Hub | 15.13 km |
The short radius is the honest strength. A college gate under a kilometre away, a lake at 0.99 km, a school at 1.62 km and an office campus at 4.26 km is a real fabric of daily destinations, not a corridor of empty land with one flyover. The airport is close by Bengaluru standards, and the working spine of the north — the business parks, the manufacturing campuses, the aerospace and medical-device employers — sits inside a 15 km band.
The promoter is a listed company with a filed presence on this corridor
Embassy Developments Limited is the promoter of record, and it is a listed entity, which means its disclosures are public and checkable rather than a matter of reputation. It holds five K-RERA registrations in North Bengaluru — Greenshore, Verde, Verde Phase 2, Paradiso and Springs Phase 2A. Every one of those is at Hegganahalli or Nagamangala village in Kundana Hobli, Devanahalli taluk, Bengaluru Rural district. None of them is this project, and none of them is at this parcel. But they do establish that the developer has taken projects on this corridor through the registration process before, which is more than can be said for many promoters advertising land in the same few kilometres.
The land-use conversion is corroborated by the developer's own submission
Embassy's own Form-1 for this project states that the site has been converted from agricultural to non-agricultural residential use under the Comprehensive Development Plan of BIAAPA — the Bengaluru International Airport Area Planning Authority. That is the plan-sanctioning authority for this belt. It is a separate track from the environmental one, which SEAC and SEIAA Karnataka handle, and the two should not be run together in a buyer's mind. A CDP conversion is a meaningful step; it is not a building sanction and it is not an environmental clearance.
The weaknesses and the gaps in the Navaratna Agrahara record
There is no K-RERA registration, and that is the largest single fact on this page
Embassy Sadahalli is not registered with the Karnataka Real Estate Regulatory Authority. There is no registration number and no pending application on the register. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project in a registrable class cannot lawfully be advertised, marketed, booked or sold until registration has been granted. This microsite exists as an information and enquiry resource for a scheme at the approvals stage. It is not a booking channel, and it will not become one before a registration number exists.
The practical consequence for a buyer is easy to underrate. Until registration, there is no registered project record to inspect — no publicly filed declaration of the sanctioned plans, the promoter's title to the land, the phasing, or a committed completion date. There is no project-specific escrow discipline on money you hand over, and no regulatory forum that exists for this project in particular. Any allotment paper put in front of you now is a private contract, and it is drafted by the party on the other side of the table. Money paid at this stage is money paid outside the framework the Act was written to create. If someone asks you for a cheque against a "pre-launch" allotment here, that request is running ahead of what Section 3 permits, and the fact that it is common practice does not change what it is.
There is no environmental clearance, only a Terms of Reference
This deserves to be stated carefully because the two filings are easily conflated. A Standard Terms of Reference was granted on 4 May 2026 — but that was granted on the earlier, smaller filing, which described 6.45 hectares and 261,294.83 sq m of built-up area. The current application, over 6.80 hectares, was filed on 3 August 2026 and remains Under Examination. A Terms of Reference is permission to carry out the studies and submit the assessment. It is not a clearance. As this page is written, this project has no environmental clearance, and anyone telling you otherwise is either careless or is describing a different Embassy project.
What changed between the two filings can be stated but not explained. The filed land area rose from 6.45 to 6.80 hectares, an increase of 0.35 hectare or roughly 0.86 acre — about 5.4 per cent more land. The filed built-up area rose from 261,294.83 to 262,029.83 sq m, an increase of 735 sq m, or about 0.28 per cent. The later filing also lists four survey numbers that the signed certificate does not, and prints survey 150 as a partial holding where the certificate printed it whole. Those are the facts. No document states why, no document assigns an area to any individual survey number, and we are not going to construct a causal story from arithmetic that does not support one.
There is no name, no price, no date, and no floor plan
Four absences, and each one is load-bearing.
No marketing name has been announced. We searched Embassy Developments Limited's FY26 annual report, its Q1 FY27 investor update and its Q1 FY27 earnings-call transcript for the village name, the hobli name and the road abbreviation. Zero hits. Neither the company's disclosed nine-project launch pipeline for FY27 nor its twelve-project table for FY28 onwards names anything at this parcel. That absence is itself verified — and it is the most useful negative finding on this page, because it means the listed promoter has not, in its own disclosures, placed this scheme in a launch window. Why it has not, we cannot establish. We are not going to speculate about it either way.
No price exists. Nothing is published, and anything quoted to you as a rate for this project is being quoted without a source. There is no launch date and no completion date either. Launch and completion quarters attach themselves to pre-launch schemes as template defaults, copied from one sheet to the next; they are not this project's dates and we do not publish them.
There is also no configuration breakdown. The filings do not say how the 1,304 flats divide across unit types, and they do not say which types occupy the 48 villaments. The client brief supplies a tentative table — 1 BHK at 600 to 750 sq ft, 2 BHK at 850 to 1,050, 2.5 BHK at 1,050 to 1,250, 3 BHK at 1,250 to 1,600, and a 4 BHK duplex at 2,000 to 2,800 sq ft — with its own caveat that it is tentative and that complete details will follow after RERA. That is unconfirmed material and we present it only as what the brief says. Assume nothing from it. A 600 sq ft floor and a 2,800 sq ft ceiling is an extremely wide band, and the mix within that band determines almost everything about how a scheme actually lives: lift waits, parking pressure, maintenance charges, resale depth. That mix is precisely what has not been fixed.
The address the market uses for this project is wrong
Material in circulation places this project at Sadahalli, in Devanahalli taluk. The signed certificate places it in Jala Hobli, Yelahanka Taluk, with the CAF record giving Bengaluru Urban district. Devanahalli is a different taluk in a different district. The most likely explanation is bleed-through from Embassy's own registered projects at Hegganahalli, which genuinely are in Devanahalli — but the explanation matters less than the correction. If you are searching records, approvals or comparable transactions using the wrong taluk, you will retrieve the wrong project. Do not settle this by pincode either; the pincode straddles the taluk boundary here and appears on certificates for projects on both sides of it. The taluk and hobli on the signed certificate are the discriminator.
Related to this: do not accept "Embassy Greenshore" or "Embassy Edge" as names for this development. Greenshore is a separately registered K-RERA project at Hegganahalli village, Kundana Hobli, Devanahalli taluk, Bengaluru Rural — a different village, hobli, taluk and district — inside the Embassy Springs township. "Embassy Edge" carries no K-RERA registration at all. Either name, attached to this parcel, points you at a different set of documents.
Density, plot ratio and filed cost: our own arithmetic on the filing
Everything in this section is our derivation from the verified figures above. It is estimation, and it is shown so you can check it or reject it.
Density. 1,352 homes on 16.80 acres works out at 80.5 homes per acre. That is a dense scheme by any reading, and it is consistent with the filed tower configuration of up to twenty upper floors. It is not a criticism in itself — density is how land at this price supports a clubhouse and open space at all — but a buyer who is picturing a low-rise enclave should recalibrate.
Homes per floor. Building 1 carries 838 flats across five towers, an average of 167.6 flats per tower. Spread over the filed range of fourteen to twenty upper floors, that is between about 8 and 12 homes per floor on an average tower. Building 2's 466 flats across three towers land in the same band. Towers are rarely identical, so treat this as the shape of the corridor, not a floor plate. What it tells you is that this is a multi-lift, multi-corridor building type, not a two-per-floor product.
Built-up area per home. 262,029.83 sq m across 1,352 homes is 193.8 sq m, or about 2,086 sq ft, per home. That figure is gross: environmental filings count basements, parking, the clubhouse, plant rooms, lobbies and circulation. The saleable area of an average home will therefore be materially below 2,086 sq ft, which is broadly consistent with the brief's tentative band. Do not read it as an average flat size.
Plot ratio. Filed built-up area divided by filed plot area is 262,029.83 over 68,012.5, which is 3.85. This is not the sanctioned Floor Area Ratio and must not be quoted as one, because the built-up figure in an environmental filing includes basement and parking area that FAR calculations normally exclude. It is a useful order-of-magnitude sense of how intensively the parcel is being used, and nothing more.
Filed cost per unit of built-up area. Rs 564 crore divided by 262,029.83 sq m is about Rs 21,500 per sq m, which is about Rs 2,000 per sq ft. This is the developer's own filed capital outlay against its own filed built-up area. It is not a price and it cannot be turned into one. It excludes land, approvals, finance, marketing and margin; it is spread over gross area rather than saleable area; and filed project costs are planning figures, not tender values. It is published here because it is a genuine datum about the scale of the undertaking, and because leaving it out would be less honest than explaining what it is not.
What the Navaratna Agrahara market tells us, and what it cannot
There is exactly one developer-published per-square-foot rate in this revenue village that we can stand behind: DS Max Sky Shlokam, a K-RERA-registered project at Navarathna Agrahara Village, publishes Rs 7,700 per sq ft for its 2 BHK and Rs 7,900 per sq ft for its 3 BHK on built-up area, from Rs 92.70 lakh. That is the developer's own published figure on its own site.
Treat it as a floor reference for the village and nothing else. DS Max is a volume-market developer and the product class is different; an Embassy scheme would not price there, and using that rate to project a price for this project would be a misuse of it. We publish it because a verified rate in the correct revenue village is more useful to you than a confident guess.
Two warnings about the rates you will otherwise encounter. First, aggregator figures labelled "Sadahalli" or "Devanahalli" are not this village — they are drawn from a different revenue village in a different taluk, and applying them here produces a number that describes somewhere else. The only aggregator page we found that is actually for Navarathna Agrahara carries two rates that contradict each other on the same page, which makes it evidence of nothing. Second, corporate press releases about neighbouring parcels quote total investment against acreage, not price. Any per-square-foot figure derived from them is an inference stacked on an assumption, and we are not going to publish one dressed as a market rate.
Mahindra, Embassy Springs and Embassy Biome: keeping the neighbours apart
Three nearby projects are routinely confused with this one, and separating them is part of the due diligence.
| Project | Relationship | How to tell them apart |
|---|---|---|
| Mahindra's scheme at Navrat | Same revenue village, same pincode, about 1.8 km away | Promoter of record is Anthurium Developers Limited, a Mahindra Lifespace subsidiary. Survey numbers 7 to 12 and 92, against Embassy's 124 to 150. The two filed boundaries do not overlap on either axis. |
| Embassy Springs | Same developer, roughly 1 to 2.4 km away, and marketed with an address on MSEC Road, Navarathna Agrahara | A separate township with its own phases and its own registrations. This project is not part of it and borrows nothing from it. |
| Embassy Biome | Same developer, about 2.9 km away | A different parcel and a different filing. Portfolio context only, not an alternative on this land. |
The Mahindra project is the single most useful comparison available, because it is the same village at comparable scale by a listed promoter — which means two schemes on the same land economics can be watched against each other as they move through approvals. One caution that applies across all three: similar-sounding names in this village are common, and a name is never a safe identifier here. Survey numbers and the promoter of record are.
The honest risk register for a pre-launch commitment
| Risk | What it means in practice |
|---|---|
| No registration | No registered project record, no filed declaration of title, plans or timeline, and no project-specific regulatory recourse. Section 3 does not permit booking or sale until this changes. |
| No environmental clearance | The current application is under examination. A clearance can be granted with conditions, or refused, and conditions can alter the programme. |
| Programme can still move | The parcel and the built-up area already changed once between filings. Nothing about the tower count, unit count or mix is contractually fixed to you at this stage. |
| No disclosed launch window | The listed promoter's own FY27 and FY28-onwards project tables do not name this scheme. There is no published launch or completion date, and we will not manufacture one. |
| No price discovery | With no published rate, there is no way to judge whether any number quoted to you privately is fair against the village or the corridor. |
| Unknown mix and unknown carpet area | The configuration split is not filed. What you would be committing to is a location and a promoter, not a home you can specify. |
| Transit is under construction, not running | The planned Doddajala metro station on the Blue Line is under construction and not operational. No opening date should be quoted to you, including by us. |
Airport, metro and rail: the Navaratna Agrahara location trade-offs
The airport claim needs correcting before anything else. Material in circulation puts this project much closer to Kempegowda International Airport than it is. It is 11.67 km by road, and the figure that material quotes is below even the straight-line distance of 8.86 km, so it is not defensible under any reading and we do not reproduce it. We publish no drive time for that leg either. A minute count on this corridor swings so far between a clear run and a peak-hour one that a single number would mislead you in one direction or the other depending only on when you happened to read it. Kilometres are checkable. Minutes are not.
Highway access is the other claim worth restating properly. The corridor's arterial connection is the Sadahalli Gate interchange on NH-44, roughly 3.4 km away by road. That is genuinely close, and it is the mechanism behind most of the drive figures above.
Rail is where expectations most often outrun reality here. Kempegowda International Airport Halt is 10.31 km by road and Betta Halasuru is 6.92 km, but both are halts on a suburban line — a halt is not a station with substantial passenger service, and treating one as a commuter option is a mistake. The nearest full junction with real service is Yelahanka Junction, 15.89 km by road. On the metro, the Doddajala station on the Blue Line is under construction and is not running; there is a separate Doddajala railway halt, and the two are routinely conflated in marketing material. The routed distance to the Doddajala node from our pin is 5.34 km by road. Do not buy on the assumption of a metro at the door, and do not accept an opening date from anyone.
The deepest trade-off is one the distance table itself makes visible by omission. Our routed measurements reach roughly 24 km, and within that radius they do not touch Bengaluru's principal employment districts at all. This is a north-corridor location. If your working life is on the airport corridor — and Prestige Tech Cloud at 4.26 km, SLK Software at 6.17 km, Purva Aerocity at 9.04 km, Hinduja Ecopolis at 11.56 km and North Gate Business Park at 14.42 km describe a real employment base — the geography works well. If your work is in the city proper, we have not measured that commute and will not publish a figure for it. Measure it yourself, at the hour you would actually travel, before you take the location seriously.
Social infrastructure follows the same pattern: strong immediately, thinner at the specialist end. Schools sit close, with Embassy Academy at 1.62 km and VEDIC at 2.87 km, and Stonehill International School at 8.56 km. Health cover nearby is local rather than tertiary — N.R.V Hospital at 7.26 km, Lakshmi Hospital at 8.06 km, Krishnadevaraya Hospital and Research Centre at 8.90 km — with the larger multi-speciality names clustered around the 13 to 16 km mark, Manipal Hospital North at 15.17 km among them. Organised retail is a drive: Sattva Park Cubix at 14.17 km is the nearest mall in our table. For a household with an elderly member or a specific medical dependency, that gap is worth walking through in detail rather than glossing.
Who Embassy Sadahalli suits, and who it does not
It suits a buyer who wants a position on the north corridor and has the patience to wait for the paperwork. If your work is genuinely in the airport belt, if you can hold a decision open through a registration cycle, and if you are the sort of buyer who would rather track a project's filings than be first in a queue, this is a scheme worth following closely. The documentary base is better than most at this stage, the promoter is listed and has taken projects on this corridor through registration before, and 16.80 acres with a purpose-built clubhouse building is a serious programme rather than a two-tower infill.
It does not suit anyone who needs a date. There is no launch window, no completion date, and no disclosure from the promoter placing the scheme in a launch pipeline. It does not suit anyone buying on a defined budget against a defined carpet area, because neither exists yet. It does not suit anyone whose commute is into the city rather than along the corridor. It does not suit anyone relying on a metro station or a railway station being close and functional. And it does not suit anyone who is being pressed to commit money now — that pressure, at this stage, is the clearest signal available that the person applying it is working ahead of the law rather than ahead of the market.
What would change this assessment of Embassy Sadahalli
We will revise this page when the record moves. The things to watch, in rough order of importance: a K-RERA registration granted for this parcel; a decision on the environmental clearance application SIA/KA/INFRA2/587631/2026; a marketing name announced by Embassy Group; the project appearing by name in Embassy Developments Limited's own disclosed launch pipeline; a published configuration and area statement; a published amenity schedule to replace the generic material in circulation; and, last, a price. Until at least the first of those happens, everything about this project remains a proposal — a well-documented one, filed by a credible promoter, but a proposal.
Frequently Asked Questions
Embassy Sadahalli Reviews — frequently asked questions
No, and this is the single most commonly misread item on any pre-launch page. A Standard Terms of Reference is the scoping stage of the environmental process: the regulator sets out what the promoter must study, model and disclose before its application can be appraised. It is the permission to prepare a case, not the acceptance of one. The clearance itself is a separate decision, and here that decision has not been taken — the environmental clearance application filed on 03/08/2026 is recorded as Under Examination. Nothing about this project is environmentally cleared. Any material that tells you otherwise, or that presents the ToR grant of 04/05/2026 as a clearance, is wrong.
None of the three, and the confusion is worth untangling because aggregators attach all of these names to this road. Embassy Greenshore is a separately registered K-RERA project whose certificate places it at Hegganahalli Village, Kundana Hobli, Devanahalli, Bengaluru Rural 562110 — a different village, hobli, taluk, district and pincode, inside the Embassy Springs township. "Embassy Edge" carries no K-RERA registration at all. Embassy Springs itself sits roughly one to 2.4 kilometres away on the same corridor, and Embassy markets that township with an address on MSEC Road, Navarathna Agrahara — our parcel's own village, which is precisely why the two get merged online. This project is a separate parcel with its own filings.
There are two unrelated schemes in Navarathna Agrahara Village, and the discriminators that actually work are the survey numbers and the promoter — not the pincode, which both share.
| Item | Embassy | Mahindra |
|---|---|---|
| Promoter of record | Embassy Developments Limited | Anthurium Developers Limited |
| Survey numbers | 124–150 | 7–12 and 92 |
| Filed longitude extent | 77.62328–77.62611 | 77.63596–77.63951 |
| Filed latitude extent | 13.20228–13.20579 | 13.19907–13.20176 |
The two filed boundaries are disjoint on both axes — roughly 1.07 km of east–west edge gap, 57 m north–south, and 1.47 km between the two boundary-box centres. There is no overlap of land. Anthurium Developers Limited is a Mahindra Lifespace subsidiary, per Mahindra Lifespace's own press release of 23 January 2025.
Because the second enlarges the first. The earlier filing, the one on which the Terms of Reference was granted, records 6.45 hectares — 15.94 acres — and a built-up area of 261,294.83 sq m. The current filing records 6.80 hectares, 16.80 acres, and 262,029.83 sq m. The signed ToR certificate prints a sixteen-number survey list; the current CAF record prints twenty, adding 129, 131, 132 and 134, and showing survey 150 as partial where the certificate showed it in full. Both records are real. We will not tell you that the four extra survey numbers "account for" the 0.35-hectare increase, because no document states an area per survey number, and one number moving from full to partial would subtract area rather than add it.
The current CAF record lists twenty survey numbers in Navarathna Agrahara Village: 124(P), 129(P), 131(P), 132(P), 134(P), 136(P), 137(P), 138(P), 139(P), 140(P), 141(P), 142(P), 143(P), 144, 145(P), 146, 147, 148, 149(P) and 150(P). The signed ToR certificate for the earlier filing prints sixteen of these. On land status, the promoter's Form-1 states the site has been converted from agricultural to non-agricultural residential use under BIAAPA's Comprehensive Development Plan. On khata and property tax we have nothing to publish: the environmental filings do not record a khata number, a khata classification, or the parcel's current tax status. Ask for the khata extract and the latest tax paid receipt, survey number by survey number, and read them against this list.
Enquire about Embassy Sadahalli
Embassy Sadahalli is at the stage where the useful thing is information rather than a booking, because there is no lawful booking to make. Leave your details and we will tell you when the position changes — when a Karnataka RERA number is issued, when the environmental file moves, and when the developer publishes a price, a floor plate and an amenity schedule. The enquiry form asks for a name, phone number, email address and message; name and phone are required.
Send an Enquiry