This page sets out what we can establish about that company from primary documents, and — just as important — what those documents do not tell you. A great deal of material circulates about Embassy Group; almost none of it is a filing. We have kept to the filings and to the state real-estate register, and where the record runs out we say so rather than reaching for a plausible sentence.
The promoter of record on both Navaratna Agrahara filings
The developer is Embassy Group. The legal promoter named on the paperwork is Embassy Developments Limited, and that name appears on both of the environmental filings made for this parcel:
| Filing | Proposal number | Status | Promoter named |
|---|---|---|---|
| Current — EC application | SIA/KA/INFRA2/587631/2026 | Under Examination, filed 03/08/2026 | Embassy Developments Limited |
| Earlier — Terms of Reference | SIA/KA/INFRA2/571718/2026 | Standard ToR granted 04/05/2026 by SEAC Karnataka | Embassy Developments Limited |
The earlier filing carries a Terms of Reference identification number, TO26B3812KA5752877N, and a state file number, SEIAA 148 CON 2026. Both filings describe the same parcel at Navarathna Agrahara Village, Jala Hobli, Yelahanka Taluk, Bengaluru 562157, and the same building programme. The current filing puts the land at 6.80 hectares (16.80 acres), a built-up area of 262,029.83 sq m, and a project cost of Rs 564 crore.
Embassy Developments Limited is a listed company. That fact is worth more to a buyer than most of what a developer profile normally contains, because it puts the company under a continuous disclosure regime: annual reports, quarterly investor updates, earnings-call transcripts. Those documents are public and can be searched. We searched them, and the result is set out two sections below.
What the K-RERA register records against Embassy Developments Limited
The Karnataka Real Estate Regulatory Authority register is the one place where a Bengaluru developer's project record is held in a form that can be checked line by line. Against Embassy Developments Limited it carries five registrations.
| Registration (as our source records it) | Location on the register |
|---|---|
| Embassy Greenshore | Hegganahalli Village, Kundana Hobli, Devanahalli, Bengaluru Rural |
| Verde | Hegganahalli or Nagamangala, Kundana Hobli, Devanahalli |
| Verde Phase 2 | Hegganahalli or Nagamangala, Kundana Hobli, Devanahalli |
| Embassy Paradiso | Nagamangala Village, Kundana Hobli, Devanahalli, Bengaluru Rural |
| Springs Phase 2A | Hegganahalli or Nagamangala, Kundana Hobli, Devanahalli |
Two cautions on reading that table.
First, not one of those five registration numbers covers Embassy Sadahalli, and none of them may be quoted as though it did. We deliberately do not reproduce the numbers themselves on this site, precisely because a registration number lifted onto the wrong page is the commonest way an unregistered project acquires a registration it does not have. The K-RERA portal is public and searchable, and you should read each certificate there — checking the village, hobli and taluk printed on it — rather than take a number from us or from anyone selling to you.
Second, the register tells you that a project was registered. It does not, in the material we hold, carry a declared completion date, a handover record or a schedule-performance history for any of the five. This page therefore cannot tell you anything about how Embassy has performed against its own timelines, and we are not going to imply otherwise by writing around the gap. If schedule performance matters to your decision — and on a scheme this size it should — that is a question for the developer and for the K-RERA project pages, not for us.
The Navaratna Agrahara parcel sits outside the registered cluster
The geography of that portfolio is the most useful thing in it, and it points in an awkward direction.
Every one of the five registrations is at Hegganahalli or Nagamangala, in Kundana Hobli, Devanahalli Taluk, Bengaluru Rural. Not one of them is in Jala Hobli, and not one is in Yelahanka Taluk, Bengaluru Urban — which is where the signed certificate places this parcel.
That is not a criticism of the company. Developers assemble land where land is available, and a shift of one hobli is an ordinary commercial fact. But it has two practical consequences a buyer should hold onto.
The first is that Embassy Sadahalli is a new revenue village and a new taluk for this company's registered portfolio. Whatever institutional familiarity Embassy has built with the Devanahalli planning machinery — the local authorities, the approval sequence, the ground conditions — is familiarity with a different taluk in a different district. The plan-sanctioning authority here is the Bengaluru International Airport Area Planning Authority (BIAAPA), whose Comprehensive Development Plan the company's own Form-1 cites when it states that the site "has been converted from agricultural to non-agricultural i.e residential use". The environmental track runs separately, through SEAC and SEIAA Karnataka. Those are two distinct authorities and should not be conflated.
The second consequence is a naming hazard, and it is the reason the address on this site reads the way it does. The whole of Embassy's registered portfolio sits in Devanahalli, Bengaluru Rural. This parcel is in Yelahanka Taluk, Bengaluru Urban, at 562157. Material in circulation describes the scheme as being in Devanahalli. It is not, and the correction rests on the signed certificate's own taluk and hobli — not on the pincode, which straddles the boundary here. The certificate for Embassy Paradiso at Nagamangala also carries 562157, and Nagamangala genuinely is in Devanahalli, Bengaluru Rural. Arguing from the pincode in either direction would be a mistake.
The scheme does not appear in the company's own published pipeline
This is the finding that a buyer should weigh most carefully, and we would rather state it than soften it.
Embassy Developments Limited's FY26 annual report, its Q1 FY27 investor update and its Q1 FY27 earnings-call transcript were searched for the terms navarat, navarath, sadahal, jala hobli and MSEC. There were zero hits across all three documents. The company publishes a nine-project launch pipeline for FY27 and a twelve-project table for FY28 onwards. Neither names anything at this parcel.
Read that precisely, because it can be over-read in both directions.
It does not mean the project is not real. Two PARIVESH proposals, a granted Terms of Reference, a pending clearance application and a filed cost of Rs 564 crore are as real as a government record gets. A company does not file a Form-1 and pay for an environmental appraisal on a parcel it is not developing.
What it does mean is that the scheme has not yet been committed to publicly by the company in the forum where such commitments carry legal weight. A project named in a listed company's investor materials is a project the company has told the market it intends to launch, on a stated horizon. A project that appears only in an environmental filing is a project at the approvals stage. The distance between those two states is exactly the distance between "this land is being taken through the process" and "this is a product with a launch date". Anyone treating a pre-launch enquiry here as equivalent to a booking on a disclosed pipeline project is misreading where the scheme stands.
It also means that any launch or completion timeline you are shown for this scheme did not come from the company's disclosures. We publish none, for that reason.
Filed in the parent's own name, not through a project SPV
It is normal practice in Indian real estate for a project to be filed and registered through a special-purpose vehicle — a company or LLP formed to hold one parcel — or through a partnership between a landowner and a developer. The arrangement is not a red flag on its own; it ring-fences the project's liabilities and makes financing and eventual exits cleaner. What matters is knowing which entity you would actually be contracting with, because the SPV, not the brand on the hoarding, is the party on the agreement.
Here there is no SPV. Both PARIVESH filings name Embassy Developments Limited — the listed parent itself — as promoter of record. For a buyer that is the simpler and generally the stronger of the two structures: the entity taking the parcel through approvals is the same entity that reports to the market, and there is no intermediate company whose accounts and obligations sit outside the parent's published disclosures.
The contrast is instructive, and it is sitting in the next revenue-survey block. The neighbouring Mahindra scheme in this same village is filed by Anthurium Developers Limited, a Mahindra Lifespace Developers subsidiary — an attribution the parent confirmed in its own press release of 23 January 2025. That is a textbook SPV arrangement: a well-known brand, a differently-named promoter on the filing. Both structures are ordinary. The point is that you should always check which one you are dealing with, and on this parcel the answer is the direct one.
One consequence worth naming: that check is done at the filing, not at the eventual agreement. Nothing prevents a developer from later routing a registration through a subsidiary. If and when Embassy Sadahalli reaches K-RERA registration, the promoter name on that certificate is the name to verify — and it may or may not be the name on the environmental filings.
What the filings show about how Embassy is proceeding on this parcel
Set against the pipeline silence, the regulatory conduct on this parcel is orderly, and it is fair to say so.
The company filed for Terms of Reference and obtained a Standard ToR on 04/05/2026. It then filed the environmental clearance application on 03/08/2026, which is where the proposal stands today — under examination. Between the two filings the land area rises from 6.45 to 6.80 hectares, and the later filing lists four survey numbers the signed certificate does not. We are not going to tell you that those four numbers account for the increase, because no record states a per-survey-number area, and one survey changed from a full to a partial holding, which would work the other way.
The project holds no environmental clearance. A Terms of Reference is permission to carry out the study, not approval of the project, and the ToR was granted on the earlier of the two filings. The clearance application is still pending. Any description of this scheme as cleared is wrong.
What this sequence does show is a developer 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. That is the behaviour you want to see at this stage. It is also, bluntly, the only thing the record currently demonstrates about this project.
Embassy's other presence on the MSEC Road corridor
Embassy has an established presence on this corridor, and the reader will encounter it.
The Embassy Springs township sits close by on the same corridor, and Embassy markets that township with an address on MSEC Road, Navarathna Agrahara — this parcel's own village name. That shared address token is precisely why third-party listings confuse the two. Embassy Sadahalli is not part of Embassy Springs. It is a separate parcel with its own survey numbers, its own filings and its own promoter entry, and no Springs phase name, registration number or amenity schedule carries across to it. Embassy Greenshore, in the table above, sits inside the Springs township at Hegganahalli — a different village, hobli, taluk and district.
We also publish a separate page for Embassy Biome, a different Embassy parcel on this corridor with its own filing. It is portfolio context and nothing more; it is not an alternative unit in the same development.
Two smaller notes, offered with their limits attached. Our routed table records Embassy Academy at 1.62 km by road from the published coordinate, and Embassy Business Hub at 15.13 km by road. Those are OpenStreetMap place names, not corporate records — we have not verified from any filing that either is owned or operated by Embassy Group, and you should not treat the shared name as proof that it is.
The registered office, the founding year and the named principals
Our source documents establish the promoter's corporate name and its listed status. They do not establish:
| What a buyer would reasonably want | What our documents carry |
|---|---|
| The registered office address of Embassy Developments Limited | Not in our source documents |
| The year the business was founded | Not in our source documents |
| The names of the directors or principals | No individual is named anywhere in our source material |
| Completion or handover records for the five registered projects | Not in our source documents |
We could fill every one of those rows from memory or from a search. We are not going to, because a developer profile that mixes checked filings with half-remembered corporate trivia is worth less than one that admits the gap. All four are available from the company's own filings with the Registrar of Companies and from its investor-relations disclosures, and a buyer doing serious diligence should read them at source. What we can tell you is that the promoter is a listed company, which means those disclosures exist and are enforceable — which is more than can be said for a large share of the developers building on this corridor.
What the record does, and does not, tell you about this project
A frank summary, because this is the part that matters.
What it tells you. The promoter is a listed entity with a verifiable K-RERA portfolio of five registered North Bengaluru projects, filing for this parcel in its own name and taking the statutory route in the correct order. The programme on that filing is specific — 1,304 apartments across eight towers, plus 48 villaments, on 16.80 acres, with a standalone clubhouse building. That is a better documentary position than most pre-launch schemes in this village enjoy.
What it does not tell you. It does not tell you that Embassy has built in this taluk before, because on the register it has not. It does not tell you anything about schedule performance, because our documents carry no completion dates. It does not tell you that the company has publicly committed to launching here, because its own FY27 and FY28-onwards pipelines do not name this parcel. It does not tell you a price, a configuration mix, an amenity schedule or a possession date, because none has been published — and any of those you are shown today came from somewhere other than the developer's disclosures or the government record.
Above all, a strong developer record is not a substitute for registration.
Where Embassy Sadahalli stands with K-RERA today
This project has no K-RERA registration and no pending application. There is no registration number to quote for it, and none of the five numbers held against Embassy Developments Limited on the register applies to it.
Section 3 of the Real Estate (Regulation and Development) Act 2016 is unambiguous on what that means. A project in a registrable class cannot lawfully be advertised, marketed, booked or sold until the Authority has granted registration. That prohibition binds the promoter and it binds every channel partner acting for it, and it applies no matter how well-established the developer is. A listed parent does not create an exemption.
This microsite is an information and enquiry resource for a scheme at the approvals stage. It is not a booking channel, it does not carry a price, and it is not the developer's own publication. If anyone offers you a unit, a floor, a rate or a pre-launch allotment on this parcel today, ask them for the registration number. There is not one.
Questions worth putting to Embassy before any money moves
If you take one thing from this page to a site visit or a sales conversation, take these.
- Which entity will hold the K-RERA registration for this parcel — Embassy Developments Limited, or a subsidiary? Ask for the answer in writing.
- When was the environmental clearance application filed, and what is its current status? Compare the answer with proposal SIA/KA/INFRA2/587631/2026, filed 03/08/2026 and under examination.
- Why does the scheme not appear in the FY27 launch pipeline or the FY28-onwards table in the company's own investor materials?
- What is the announced marketing name, and on what date was it announced? There was none at the time of writing.
- For each of the five registered projects, what does the K-RERA page record as the declared completion date, and what has actually happened against it? Read those pages yourself on the portal.
- Confirm the address the developer itself will use on the registration: Navarathna Agrahara Village, Jala Hobli, Yelahanka Taluk. If the paperwork you are handed says Devanahalli or Sadahalli, ask which parcel it refers to.
None of those questions is hostile. Each of them is answerable from a document, and a promoter proceeding properly on a Rs 564 crore filing should have no difficulty answering all six.
Frequently Asked Questions
Embassy Sadahalli Builder — frequently asked questions
A short list, in the order we would work through it.
- The K-RERA registration. Until a number exists, no lawful booking exists. Verify it on the authority's own portal, not on a brochure.
- The environmental clearance, not the Terms of Reference. Check the proposal status on PARIVESH yourself.
- The sanctioned building plan from BIAAPA, and whether the sanctioned tower count and heights match what you were shown.
- The khata extract and property tax receipts for the survey numbers listed above.
- The title documents and the conversion order, read by your own advocate.
- The name and address on every document — check they say Navarathna Agrahara, Jala Hobli, Yelahanka Taluk, and not a Devanahalli project.
You should not, and nobody may lawfully ask you to. Section 3 of the Real Estate (Regulation and Development) Act 2016 bars a project in a registrable class from being advertised, marketed, booked or sold until registration has been granted. This scheme has not been registered, so there is no lawful booking to make, no allotment letter that carries statutory weight, and no RERA-registered agent entitled to collect money against it. This microsite is an information and enquiry resource for a project at the approvals stage. It is not a booking channel. If anyone offers you a pre-launch allotment, a priority number or a refundable token here, ask them for the registration number and read the reply carefully.
Neither, and the correction is the most consequential one on this page. It applies to our own working title too, which points at the Sadahalli Gate interchange on NH-44 rather than at the revenue village of that name. Devanahalli is a different taluk in a different district — Bengaluru Rural, not Bengaluru Urban. The signed certificate for this parcel names Jala Hobli, Yelahanka Taluk, and the CAF carries the matching sub-district code. Sadahalli is likewise a separate revenue village. The "Sadahalli, Devanahalli" framing that circulates for this project is almost certainly bleed-through from Embassy's own registered projects at Hegganahalli, which genuinely are in Devanahalli. Note that the correction rests on the certificate's taluk and hobli, not on the pincode: 562157 appears on filings for projects on both sides of the district boundary, so a pincode argument here would prove nothing.
BIAAPA is the Bengaluru International Airport Area Planning Authority, the statutory body that prepares and administers the Comprehensive Development Plan for the airport region. It is the planning authority for the land; the environmental track sits with SEAC and SEIAA Karnataka, and the two should not be confused with each other. What is on record is that Embassy's own Form-1 for this parcel states the site has been converted from agricultural to non-agricultural residential use under BIAAPA's Comprehensive Development Plan. That is a meaningful land-status fact and it is stated in the promoter's own filing. It is not the same as a sanctioned building plan, and we have not seen one.
Eight. Towers 1 to 5 form Building 1 and Towers 6 to 8 form Building 2. We state it plainly because, unusually for a project at this stage, the environmental filings themselves set out the tower count and the flat count within each building. Most pre-launch pages cannot honestly tell you how many towers a project will have, because the number is fixed only when building plans are sanctioned, and a page that quotes one is normally repeating a channel partner's guess. Here the number sits in a document lodged with a regulator by the promoter. It could still change if the scheme is redesigned before sanction, but today it is the promoter's own stated figure and not an inference.
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.
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