Embassy Sadahalli

The name. 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. We have named the page after the revenue village on the filings, because that is the only name the record supports. Embassy Developments Limited is a listed company, so its pipeline is disclosed to shareholders in documents anyone can read — and its FY26 annual report, its Q1 FY27 investor update and its Q1 FY27 earnings-call transcript were all searched for the terms a project here would have to carry. There were zero hits across all three. Neither its nine-project FY27 launch pipeline nor its twelve-project FY28-onwards table names anything at this parcel. Names that circulate on this road for other Embassy schemes — Greenshore, Edge, and the Embassy Springs phase names — belong to different developments, and attaching any of them here would point a buyer at the wrong project. For another Bengaluru read, Fortune Primero Seven Sarjapur helps ground the project story in buyer fit, product type, and the level of document clarity needed before moving ahead.

The registration. Embassy Sadahalli is not registered with the Karnataka Real Estate Regulatory Authority. There is no registration number and no pending application against it. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project in a registrable class may not be advertised, marketed, booked or sold until the Authority has granted registration. A scheme still inside the approvals process has nothing lawful to sell. This microsite is an information and enquiry resource for a project at that stage — it is not a booking channel, it carries no price, it takes no money and it holds no allotment. If anyone offers you a unit, a floor or a pre-launch rate on this parcel today, ask them for the registration number. There is not one.

Why Embassy Sadahalli merits a look

The programme is documented rather than marketed

The ordinary condition of a pre-launch North Bengaluru project is that the tower count, the unit count and the land area all come from a channel partner's slide. Here they come from a government filing made by a listed promoter in its own name, with a declared cost attached. That does not make the project certain, and it does not make it approved. It does mean the skeleton of the scheme can be checked against a record rather than believed. For a buyer doing early diligence, that is a materially better starting position than most parcels on this corridor offer.

A listed promoter, filing in its own name

It is common in Indian real estate for a project to be filed and registered through a special-purpose vehicle formed to hold one parcel. That structure is not a warning sign, but it does mean the entity on your agreement is not the brand on the hoarding. Here there is no SPV. Both filings name Embassy Developments Limited — the listed parent itself. The contrast sits in the same revenue village: the neighbouring Mahindra scheme is filed by Anthurium Developers Limited, which Mahindra Lifespace Developers identified as its subsidiary in its own press release of 23 January 2025. Both arrangements are ordinary; on this parcel the answer is the direct one. Note that this check is done at the filing, not at the eventual registration, and nothing prevents a developer from routing a later registration through a subsidiary.

The regulatory conduct on this parcel is orderly

The company applied for Terms of Reference, obtained a Standard ToR on 4 May 2026, then filed the environmental clearance application on 3 August 2026, where it stands today. Between the two filings the land rises from 6.45 to 6.80 hectares and the later filing lists four survey numbers the signed certificate does not. We are deliberately not joining those two observations: no record states an area per survey number, and one survey number changed from a full to a part holding, which would work the other way. What the sequence does show is a promoter taking a parcel through the statutory route in the correct order, in its own name, with a self-consistent cost figure, before putting a product on the market.

Schooling and higher education are genuinely strong here

Two schools sit inside three kilometres by road — Embassy Academy at 1.62 km and VEDIC at 2.87 km — and the international-school cluster North Bengaluru is known for runs from about eight to sixteen kilometres. Higher education is denser still, which is what the road is named after: M S Engineering College is 0.90 km by road, and Vidyashilp University, Akash Global College and Sri Revanna Siddeshwara Institute of Technology all sit inside six. Distance is not admission and it is not a bus route, and an OpenStreetMap record confirms a place exists rather than describing it. But the cluster is real, and it gives student and staff rental demand an obvious source.

The airport leg is efficient, once it is measured properly

Kempegowda International Airport is 11.67 km by road. The interesting part is the efficiency: that leg has a road-to-map ratio of about 1.32, which is close to as direct as Indian road geometry gets. Short local trips here are the opposite — the college is 0.29 km away in a straight line and 0.90 km by road, a ratio above three. The honest summary is that this location is better connected to far things than to near ones. Anything within five kilometres takes longer than a map implies; anything on the highway does not.

Embassy Sadahalli Floor Plans and Configurations

The filings do not break the 1,304 flats down by unit type at all. The only configuration table that exists comes from the client brief, which supplies it with its own caveat: "tentative — complete details will be shared post RERA." That caveat is the most useful line in the table, so it is printed here rather than buried.

These are the brief's tentative figures, not this project's specification. No filing carries them, no sanctioned drawing repeats them, and no rate or price attaches to any row. The bands also meet at their endpoints rather than separating cleanly — a 1,050 sq ft home sits at the top of the 2 BHK band and the bottom of the 2.5 BHK band simultaneously — so at those sizes the bedroom count, not the area, is doing the work.

One inference we decline to make. It would be natural to conclude that the 4 BHK Duplex band describes the 48 villaments. Nothing in either filing maps any configuration to any building, and an inference that feels obvious is still an inference. See the floor plans page for the full treatment, including what can and cannot be derived about flats per tower and per floor.

Embassy Sadahalli Amenities

Amenities at Embassy Sadahalli: what the filing verifies

The short answer is one building. The only amenity component either filing verifies is the standalone clubhouse, Building 3, at 2B + G + 3UF — six constructed levels, four of them at or above ground. Neither filing states its floor area, so we do not estimate one; the filed built-up total covers all five buildings and dividing it would produce a number with no basis.

No amenity schedule has been published for this project by anyone. The list supplied in the client material is word-for-word identical to the list supplied for a villa project in the same batch of documents. A list that fits a villa scheme and an eight-tower apartment scheme equally well is a template, not research about either, and it is not on this site. Landscape area, tree count and car and EV bay figures also circulate; none is supported by a filing, and they are dealt with once, attributed and marked unverified, on the master plan page. The full amenity position is set out on the amenities page.

Embassy Sadahalli Location and Connectivity

The address to use is MS Engineering College Road, Navarathna Agrahara, Jala Hobli, Yelahanka Taluk, Bengaluru 562157. This needs stating carefully, because material in circulation places the project in a different taluk in a different district. The signed Terms of Reference certificate reads Jala Hobli, Yelahanka Taluk, and the application's own sub-district coding agrees with it. The likeliest explanation is bleed-through from Embassy's own registered projects elsewhere in North Bengaluru, which genuinely do sit in Devanahalli, Bengaluru Rural.

One caution about how that correction is argued: do not settle it on the pincode. 562157 also appears on the signed certificate for another Embassy project at Nagamangala Village, Kundana Hobli, which is in Devanahalli taluk, Bengaluru Rural. Pincodes straddle the administrative boundary here and prove nothing either way. The correction rests entirely on the certificate's own hobli and taluk fields. What a buyer can safely say is the thing that actually matters: the site is on the North Bengaluru airport corridor.

Every figure below is road distance measured on the road network from our published coordinate. None is a straight-line figure, and we publish no drive-time number at all — a minute count on these roads is somebody's best case presented as a fact.

Three corrections follow from that table, and each of them contradicts something a buyer will be told.

The airport figure in circulation is refuted. Marketing material for this parcel carries a much shorter airport distance than the routed one. The routed figure is 11.67 km, and the number quoted in that material is below even the straight-line distance of 8.86 km — no road journey can be shorter than the crow flies. The claim is refuted on its own arithmetic, so we do not reproduce it. The site is close to the airport by Bengaluru standards; it is not that close.

Doddajala has to be disambiguated every time. There is a Doddajala railway halt and there is a planned Doddajala metro station on the Blue Line, Phase 2B. The 5.34 km row above routes to the mapped rail node. The metro station is under construction and not operational, we publish no opening date for it, and nobody should buy on the assumption of a service date. Treat it as upside if it arrives, and price the location as it stands today.

A halt is not a station. The rail nodes at 6.92 km and 10.31 km are halts on a suburban line, not stations with meaningful passenger service. The nearest full junction with real service is Yelahanka Junction at 15.89 km by road. On the highway, NH-44 is reached at the Sadahalli Gate interchange, about 3.4 km by road; material in circulation gives "approximately 4 km from NH-44" without naming an access point, which is roughly right and not usable. Fuller tables for employment, schools, hospitals and retail — including the categories where this parcel is weak — are on the location page.

Embassy Sadahalli Reviews and Market Perspective

There is exactly one rate published by a developer for its own K-RERA-registered project in this revenue village, and it is worth more than anything an aggregator shows. DS Max Sky Shlokam publishes Rs 7,700 per sq ft for 2 BHK and Rs 7,900 per sq ft for 3 BHK, on built-up area, from Rs 92.70 lakh. That combination — the developer's own number, for a project it has actually registered, in this same village — is the strongest class of pricing evidence the locality offers.

It is also plainly a different product class. DS Max is a volume-market developer, and an Embassy scheme would not price where a DS Max scheme prices. Read it as a floor reference for the village, not as a comparable. Note the basis too: a rate on built-up area and a rate on carpet area are not the same rate, and comparing them without adjustment produces a false conclusion in either direction.

Two traps sit around everything else you will find. Rates published under other locality names on this corridor are for different revenue villages in a different taluk, and in some cases a different district — they are not this village's rates. The only aggregator page we found that is genuinely for Navarathna Agrahara carries two different per-sq-ft figures in different places on the same page; that is one source contradicting itself, not a market range, and we will not present it as one. And Mahindra Lifespace Developers' corporate releases touching this area attribute revenue potential to acreage in a way that cannot be safely divided — one names no village at all, and the other publishes no area figure against its revenue number. Producing a per-sq-ft figure from either would mean inventing an assumption and then presenting our own assumption back as a finding.

We could construct an indicative range for this project from those inputs. It would rest on a volume-market rate in a different product class, a self-contradicting page and a revenue statement about somebody else's land. Every input would be weak in a different direction, and the range would look authoritative on a screen in a way none of its inputs deserves. The price for this project is unknown, and an admitted gap is worth more than a number with a wide error bar and a confident font.