A·01WT 16
Legal & Title Cleanliness
8.5/ 10
Construction flagged: Overdue — proposed completion 2022-09-30. See RERA QPR.
Data sourced from public records (RERA portals, court filings, government registries). AI-assisted analysis · Advisory only · Not legal or financial advice. How we score →
OUR VERDICT · BUY · 8.2 / 10RERA VerifiedLegal Risk · Grade A
Embassy Boulevard
A project that passes every hard cap we test for
Bangalore
Configs
3 & 4 BHK
Price
₹2–6 Cr
RERA
PRM/KA/RERA/1251/309/PR/171015/000628
Khata
A-Khata
The evidence file
The verdict above rests on these documents — every record we pulled for Embassy Boulevard, with its source. What is still pending is listed last. Last re-checked 12 Jun 2026.
Independently verified artefacts
11 verified · 1 pending · Legal Risk Grade A
RERA Registration — PRM/KA/RERA/1251/309/PR/171015/000628
Project is registered with the state RERA authority. · View source ↗
Occupancy Certificate
Building is legally fit for occupation per municipal authority.
Khata (A / B)
Property tax record class. A-Khata is loanable; B is not.
Encumbrance Certificate
No outstanding loans, mortgages, or charges on the title.
FSI / FAR Compliance
Built-up area is within the sanctioned floor space index.
Parking Ratio
Sanctioned car parks per unit; below 1.0 caps Premium+ scores.
Soil Bearing Capacity
Geotechnical report confirms soil supports planned structure.
Flood Zone Status
CWC flood category; Cat-A zones cap Location score at 5.4.
NCLT / IBC Status
No insolvency proceedings against the developer.
Mother Deed / Title Chain
Unbroken chain of ownership from the original allotment.
Bank APF list — 1 lender
Kotak · loan-approved
◷ 1 pending — not yet independently verified (not necessarily a red flag)
RERA Escrow
70% of buyer collections are held in a project-specific escrow.
Want this dossier as a shareable PDF? The full 11-axis breakdown with source links — formatted for your family or banker.
₹199 · Verdict ReportUnits available90% confidenceVerified 7h ago
Book a 15-min independent verdict call →8.2/10 BUY NOWBangaloreRERA PRM/KA/RERA/1251/309/PR/171015/000628By Embassy Group
DOSSIERFILE-KA-1986
RERA Registration: PRM/KA/RERA/1251/309/PR/171015/000628 — Status: Valid · View on portal ↗
Fresh· Audited 0d ago· Next: 2026-09-10
Environmental Risk
CWC Flood Zone
Safe — No CWC flood risk
No CWC flood zone designation for this location.
Air Quality (AQI)
57Satisfactory
Station: BWSSB Kadabesanahalli, Bengaluru - CPCB · 2026-06-11
Price: ₹9,000/sqft (carpet area) — micro-market estimate, NHB RESIDEX data
Composite Score8.2/10
BUY NOW
Scored under model1-reward-forward-v9
Delayed
Based on 11 audit axes
✓ Passes all hard caps · RERA verified · Score qualifies for our Buy shortlist
8.2
Embassy Boulevard scores 8.2/10 — Buy Now. Weakest: Verified Buyer Sentiment (6.5/10). Strongest: Legal & Title Cleanliness (8.5/10). Get an independent expert review for ₹4,999 before you sign.
Card colour
The Brickplot Score — every line audited and weighted.
11 axes weighted to sum to 100. Each axis carries its own hard caps that override the composite if triggered. None were triggered here. Formula-scored, no human override.
A·02WT 10
RERA Disclosure Quality
6.8/ 10
A·03WT 12
Builder Financial Health
8.2/ 10
A·04WT 8
Verified Buyer Sentiment
6.5/ 10
A·05WT 6
Bank Loan-Approval Depth
7.5/ 10
A·06WT 14
Location, Infrastructure & Climate Risk
8.0/ 10
A·07WT 9
Value & Price Trajectory
6.5/ 10
A·08WT 9
Construction & Delivery Risk
7.0/ 10
A·09WT 5
Governance & Approvals Depth
6.5/ 10
A·10WT 6
Liveability & Build Quality
7.0/ 10
A·11WT 5
Investment Yield & Exit Liquidity
7.0/ 10
Weighted composite
8.2/10
Verdict
BUY NOWWhy we rate this a BUY NOW.
RERA verified · Legal Grade A · 22% built · composite cleared every cap we test for. The buyer journey and the formula line up.
Embassy Boulevard is a premium plotted development and villa project by Embassy Group — Bangalore's largest and most widely recognised commercial real estate developer — located in Devanahalli, North Bangalore. The project spans a large gated township with premium villa plots and fully constructed villas, positioned as a long-term wealth asset on the airport corridor.
Embassy Group's entry into plotted and villa development is strategic: the company's existing commercial portfolio in North Bangalore (Embassy Manyata, Embassy Tech Village extensions) gives it a natural halo effect with the business and senior executive community that prefers to live near their offices. Embassy Boulevard is the residential expression of tha…
The project is RERA-registered with Karnataka RERA. Given Embassy Group's listed status (Embassy REIT is one of India's largest REITs), transparency and disclosure standards are materially higher than those of most residential developers. Plots are priced at ₹4,500-6,000 per sqft and villas at ₹8,000-12,000 per sqft, placing this firmly in the premium-to-luxury segment.
“Composite 8.2/10. Brickplot Buy band — passes every hard cap.”
The verdict
BUY NOW · 8.2 / 10
All 13 hard caps cleared · formula-scored on model 1-reward-forward-v9 · no human override.
The decision — independent audit, on-ground evidence.
01
Disclosure discipline
RERA QPRs filed and tracked. Embassy Group produced complete documentation.
02
Title cleared
Legal & Title axis scored in the top band (A). EC, mother-deed and encumbrance artefacts are listed in the Trust section.
03
Construction matches
22% built per latest RERA QPR. QPR filed 2026-05-11.
04
Decision
Composite 8.2/10. Verdict BUY NOW. No hard cap triggered. Formula-scored.
Unit mix & sizing.
Brickplot publishes only verified figures. Exact carpet areas and per-unit pricing are confirmed on request and should be cross-checked on the RERA portal before booking — we do not display estimated unit sizes.
- Configurations
- 3 & 4 BHK
- Indicative all-in
- ₹70.9 L – ₹1.18 Cr · Brickplot AVM (low confidence)
- Micro-market rate
- ₹9,000/sqft
What it actually costs.
Per-configuration prices come from the builder cost sheet and are confirmed on request — we don't publish them as estimates. Below is Brickplot's independent valuation band for the project.
- Brickplot valuation
- ₹70.9 L – ₹1.18 Cr · psf_velocity (low confidence)
- Micro-market rate
- ₹9,000/sqft
Includes: Base Selling Price (BSP) · floor rise · PLC · parking · clubhouse. Excludes: stamp duty (varies by state) · registration (~1%) · GST as applicable · maintenance corpus.
Tools: Is this price fair? · Stamp duty calculator · EMI calculator
Tools: Is this price fair? · Stamp duty calculator · EMI calculator
50.2 acres. Open layout.
Site composition
- Total area50.2 acres
- Towers1
- Total unitsPer RERA filing
- DensityPer master plan
- ClubhousePer amenities list
- PoolPer amenities list
- Parking1.1 / unit
- Open / landscapePer master plan
- PossessionTracking via RERA
- RERAPRM/KA/RERA/1251/309/PR/171015/000628
Banks Approved for Home Loans at Embassy Boulevard
Home loans pre-approved with 1 lender.
APF means the lender has already vetted title, RERA, and construction status — your individual loan moves faster.
KotakKotak Mahindra Bank
The micromarket.
Devanahalli, North Bangalore, Karnataka. Drive-time, civic infrastructure and location risks — verified against OSM and ground reports.
Drive-time matrix
Map-verified drive-times for this project are pending. Exact distances depend on the tower and gate — open the map and test your own commute at peak hours before booking.
⚠ Construction delay
Latest RERA QPR flags Overdue — proposed completion 2022-09-30. Re-confirm possession timeline directly with the developer.
📍 Within 5 km · OSM data
Metro stationsDevanahalli
1930 m
Bus stopsDevanahalli Old Bus Stand
30210 m
HospitalsManasa Hospital, Devana Halli Town
2450 m
SupermarketsBazaaro
11.6 km
RestaurantsSwarnadri Palace
191.1 km
Designed for residents.
Indicative amenities list — verify with the developer brochure before booking.
Clubhouse
Swimming Pool
Gym
Kids' Play Area
Landscaped Gardens
24/7 Security
Power Backup
CCTV Surveillance
Visitor Parking
Indoor Games
Jogging Track
Multipurpose Hall
Hard facts, not marketing language.
Total area
50.2 acres
Net developable
Towers
1 towers
Floors
—
Total units
—
Launch
H2 2017
RERA-registered launch
Possession
Tracking via RERA
K-RERA reg.
PRM/KA/RERA/1251/309/PR/171015/000628
State RERA portal · live
Approval body
BBMP
Open / green
47% open
of plot area per RERA filing
Parking ratio
1.1 / unit
Basement · ≥ 1.0 ✓
Clubhouse
—
STP capacity
—
Site evidence, not renders.
No marketing CGI. Construction photos come from the builder’s own RERA filings and our site visits — each stamped with its source. Slots without a verified image stay blank, never stock.
Elevation
pending verification
pending verification
Aerial
pending verification
pending verification
Interior
pending verification
pending verification
Clubhouse
pending verification
pending verification
Pool deck
pending verification
pending verification
0 images sourced & provenance-labelled · 5 slots honestly blank — no stock, no CGI substitute
QPR filing ledger
Every RERA Quarterly Progress Report, as the builder filed it — claimed %, possession date, and the photographs attached to each filing, cross-checked against our satellite estimate.
Q2 2026 · filed 11 May 2026
View filing ↗Claimed complete22%
Possession (this filing)—· unchanged ✓
✓
Brickplot cross-check: filing logged with its claimed % and attached photos; possession date unchanged from the prior quarter.
Embassy Group — 8.2 / 10 on our builder matrix.
Embassy Group
Developer of Embassy Boulevard. Brickplot tracks builder track record under Builder Financial Health (Axis A·03) and Construction & Delivery Risk (Axis A·08).
Builder matrix
8.2/10
Above-average track record
Buyer interviews in progress.
Buyer interviews on this project are still in synthesis. We typically wait until at least 8 verified interviews are on file before publishing voices, to avoid cherry-picking.
Buyer questions, answered.
Is Embassy Boulevard worth buying in 2026?
Embassy Boulevard scores 8.2/10 on Brickplot's 11-axis formula. Our verdict is Buy Now. The score reflects legal title, RERA compliance, builder financial health, verified buyer sentiment, bank approval depth, location, value, construction risk, governance, liveability, and investment yield.
What is the Brickplot score for Embassy Boulevard?
The Brickplot composite score is 8.2/10, based on 11 mechanical axes weighted by significance. Scores ≥8.0 are 'Buy Now', 6.5–7.9 are 'Wait', and <6.5 are 'Avoid'. Hard caps (no valid RERA, NCLT proceedings, ED/SFIO investigation, etc.) can lower the score further. No editorial override is applied under any circumstance.
Is Embassy Boulevard RERA registered?
Yes. RERA registration number: PRM/KA/RERA/1251/309/PR/171015/000628. Brickplot re-verifies against the state RERA portal every 30 days; any status change is reflected in the score within one weekly refresh cycle.
When will this review be re-scored?
Every 90 days, or sooner if RERA filings, buyer complaints, verified buyer interviews, or possession status materially change. The 'Updated' date in the sidebar reflects the most recent re-score.
What are the biggest risks of buying Embassy Boulevard?
The two lowest-scoring areas for Embassy Boulevard are: Verified Buyer Sentiment (6.5/10) and Value & Price Trajectory (6.5/10). These drive the most scoring risk. Review the full 11-axis breakdown above for detail.
Has Embassy Group's builder faced legal action from buyers?
Check the Legal Risk Grade section on this page for litigation status.
Is Embassy Boulevard a good investment in 2026?
Embassy Boulevard scores 7.0/10 on Investment Yield & Exit Liquidity. NHB RESIDEX shows prices up 2.1% QoQ in this micro-market.
What is the approximate EMI on a ₹1 crore home at Embassy Boulevard?
These are illustrative loan figures, not the price of Embassy Boulevard. As a generic example — 8.75% p.a. over 20 years — the EMI on a ₹1 crore loan is about ₹88,300/month and on a ₹50 lakh loan about ₹44,150/month. Use an EMI calculator for your exact loan amount and tenure.
Which banks provide home loans for Embassy Boulevard?
APF-approved lenders for Embassy Boulevard: Kotak. Having scheduled banks on the APF list is a strong legal and title signal.
What is the price per square foot at Embassy Boulevard?
Approximately ₹9,000/sqft (carpet area) as of recent data. Source: medium.
When will Embassy Boulevard be delivered?
Possession date not confirmed. Refer to RERA registration for the committed possession timeline.
How does Embassy Boulevard compare to nearby projects?
Use Brickplot's Compare tool to evaluate Embassy Boulevard side-by-side against similar projects in Bangalore. Each project is scored on the same 11-axis rubric. See /compare for details.
What is the Legal Risk Grade for Embassy Boulevard?
Based on 10 independently verified artefacts, Embassy Boulevard holds a Legal Risk Grade of A — title chain, EC search, RERA compliance, and mother deed are verified clean.
Is Embassy Boulevard in a flood zone?
Embassy Boulevard has a flood zone classification of "safe". Brickplot factors flood risk into Axis 6 (Location, Infrastructure & Climate Risk). Verify engineered mitigation measures before purchase.
What is the construction progress of Embassy Boulevard?
Embassy Boulevard has completed 22% of construction as of 2026-05-11 , per KA RERA quarterly progress reports. The builder has not filed a QPR update in over 90 days — this is flagged as a risk on Axis 8 (Construction & Delivery Risk) in the Brickplot score.
Is Embassy Boulevard in a flood-prone area?
Embassy Boulevard has a flood zone classification of "safe". Brickplot factors flood risk into Axis 6 (Location, Infrastructure & Climate Risk).
Has Embassy Boulevard received its Occupancy Certificate (OC)?
Yes. Embassy Boulevard has received its Occupancy Certificate. This is a strong legal compliance signal — OC is required for legal occupation and utility connections.
·Editorial Download
Get the full Embassy Boulevard verdict report.
All 11 axes with evidence · artefact wall with source links · drive-time matrix · comparable deltas · K-RERA cross-check.
Other Embassy projects and peer comps.
Title & Encumbrance Trail
Deed chain and encumbrance status sourced from state Sub-Registrar and Kaveri / IGR portals. Only public legal-document metadata is shown — buyer and seller names are excluded per DPDP Act 2023.
Title chain
Not verified
1 deeds traced · Mother deed 2017
Encumbrance
Not verified
No active mortgagee on record
Auction notices
None on record
No IBBI or bank SARFAESI notice matched
Have questions? Chat with us on WhatsApp
Get quick answers from our property experts — no login needed.
Chat on WhatsApp →Related Insights
Embassy Boulevard — key facts
- RERA registration
- PRM/KA/RERA/1251/309/PR/171015/000628
- Occupancy Certificate
- issued
- Khata
- A-Khata
- Indicative price band (Brickplot AVM)
- ₹70.9 L – ₹1.18 Cr
- Locality
- Devanahalli, North Bangalore
- City
- Bangalore
- Builder
- Embassy Group
- Brickplot score
- 8.2 / 10 (11-axis formula)
- Construction progress (RERA QPR)
- 22% as of 2026-05-11
Facts reproduced from public records (RERA portal, sub-registrar, municipal registers). Last checked 2026-06-12. Verify independently before any decision.
Embassy Boulevard scores 8.2/10 (Buy) on Brickplot's 11-axis analysis — RERA-registered, clean EC, approved by 1 bank including Kotak, no builder NCLT proceedings.
Free downloads — no payment, optional email
Two artefacts for Embassy Boulevard you can save, print, or forward to your family — built on the same public-record data as the page above. ₹0 from builders, ever.
Want verified RERA Form A + EC + analyst interpretation? See /consult (₹999 to ₹9,999, all reader-paid, zero builder money).
Already booked? Stay informed for 12 months.
WATCH · ₹1,999For buyers who've already booked but haven't taken possession. Get monthly alerts (email + WhatsApp) on RERA-filed possession changes, NCLT activity, OC issuance, satellite-tracked construction progress, and buyer sentiment shifts. One-time payment, 12 months of monitoring, no auto-renewal.
7-day email course — "How to vet a Bangalore apartment"
Free. 7 emails over 7 days. One concept per day (RERA Form A, builder health, fair price, site visit, negotiation, decision matrix). Written by Rohtash Tiwari, Brickplot Editor. No spam, no upsell barrage — just the 5-minute action per day.
Verified Documents — analyst-fulfilled, 48 hours
TIER 4 · ₹4,999The full evidence pack for Embassy Boulevard: verified RERA Form A + B + sub-registrar EC + OC + title chain audit + Khata + NCLT/eCourts citations + 8–12 page analyst interpretation report. Documents authenticated against public registries with retrieval timestamps + IT Act §65B-style attribution. Project page flips to Grade A on delivery if score and verified count thresholds clear.
Concierge — Verified Documents + 45-min analyst call
TIER 5 · ₹9,999For the ₹2 Cr+ buyer at the negotiation table. Everything in Tier 4 PLUS a 45-min analyst call, post-call written follow-up, sale-deed legal review, home-loan negotiation brief, stamp-duty + tax briefing, 3 calls over 6 months, WhatsApp direct line, 1-year post-purchase support, and the Walk-Away Refund — if the analyst's honest call is "do not buy this one", you get 50% back + ₹2,500 credit for a different project.
Embassy Group — delivery track record
From state RERA portals + Brickplot review database. Aggregate metrics where individual records are unavailable.
On-time delivery
—
Avg delay (months)
—
Projects on file
—
NCLT exposure
—
Per-project delivery history isn't on file yet for Embassy Group. Aggregate metrics above are derived from RERA registrations + Brickplot's review database. If you have direct evidence of a specific delivery outcome we missed, please email corrections@brickplot.com.
We refresh builder records weekly from state RERA portals + eCourts + NCLT. Delivery dates are taken from the latest RERA QPR filing where available.
Resale liquidity in 5 years
How easy will it be to sell this unit? Benchmarked against Devanahalli, North Bangalore.
5.0 / 10
Difficult resale
Materially harder than locality average. Plan for longer holding period or larger price concession.
See the 5-input breakdown
Locality resale velocity (30%)5.0
Price appreciation trend (20%)5.0
Builder reputation (20%)5.0
Unit configuration demand (15%)5.0
Infrastructure trajectory (15%)5.0
Inputs marked 5.0 are placeholders where Brickplot doesn't yet have that data for this project. The full algorithm is published at brickplot.com/why-we-score.
Quick loan eligibility check — across 8 banks
Rule-based estimate. Calculations happen in your browser — no data sent to Brickplot or any bank. Indicative only; banks apply their own credit scoring before sanction.
Enter your monthly take-home salary above to see eligible loan amounts.
Neighbourhood scorecard — Devanahalli, North Bangalore
What surrounds this project within ~3 km. Source: OSM points-of-interest + Brickplot commute matrix.
Schools (3 km)
— —
Hospitals + clinics
— Sparse
Nearest metro
— —
Bus routes nearby
—
Drive-time to top employment hubs in Bangalore
Outer Ring Road tech parks—
MG Road—
Whitefield—
Electronic City—
Manyata Tech Park—
Granular POI data is not yet populated for this locality. We refresh OSM data weekly; newer entries land within 7 days of locality additions to Brickplot.
Distance estimates use straight-line + OSM road-network heuristics; actual commute depends on traffic, time of day, and last-mile connectivity. See the full Devanahalli, North Bangalore locality hub →
Statutory approvals on file
What we verified against BBMP / KSPCB / BWSSB at last refresh
1 / 6 verified
Khata
Property registration with BBMP
On file
Building Plan
Plan approved by BBMP
Not yet verified
Dev Plan
Master layout + density compliance
Not yet verified
Fire NOC
State Fire Department clearance
Not yet verified
Pollution NOC
KSPCB / CPCB consent to establish & operate
Not yet verified
Water NOC
BWSSB / municipal water supply approval
Not yet verified
Height NOC
AAI height clearance (if applicable)
N/A
Verification is point-in-time. Always re-verify with the issuing authority before booking — some approvals can be revoked or expire. We refresh this list on every project page refresh; see the page's last-updated date for the timestamp.