Embassy Astra vs Prestige Misty Waters
Side-by-side comparison of price, possession, size, density, RERA registration, amenities and connectivity for two projects in Hebbal.
Quick answer
Both projects are in Hebbal, Bengaluru. Prestige Misty Waters has the lowest entry price, from ₹1.3 Cr, against Embassy Astra at ₹3.95 Cr. Prestige Misty Waters is ready to move in, so it is the one to pick if you need a home now. Embassy Astra sits on the largest site, at 10 acres. Embassy Astra is the least dense, at about 60 homes per acre.
Key specs side by side
| Feature | Embassy Astra | Prestige Misty Waters |
|---|---|---|
| Developer | Embassy Group | Prestige Group |
| Location | Hebbal | Hebbal Kempapura, Bengaluru |
| Starting price | ₹3.95 Cr Onwards | Resale from ₹1.30 CrLowest |
| Configurations | 3 & 4 BHK Apartments | 2.5, 3 BHK Apartments |
| Unit sizes | 2,050–3,000 sq ft | 1,339–1,693 sq ft |
| Site area | 10 AcresLargest | 5.7 Acres |
| Homes | 600+ Homes, 4 Towers | 558 Units |
| Density | ~60 homes/acreLowest | ~98 homes/acre |
| Possession | December 2030 | Ready to Move |
| Status | Pre-Launch | Sold Out |
| Availability | Available | Resale Available |
| Project type | Standalone Project | Standalone Project |
| RERA | Coming Soon | PRM/KA/RERA/1251/309/PR/181010/002053 |
| Payment plan | Construction Linked Plan | Time-Bound Payment Plan |
| Amenities listed | 31 | 20 |
Prices are base prices from each project's latest price list; GST, registration and other charges are extra. Density is homes per acre of site area.
Which should you choose?
Choose Embassy Astra if…
- you prefer a less crowded community
- you want the biggest site and open space
- amenities matter most to you
Choose Prestige Misty Waters if…
- you want the lowest entry price
- you want to move in soonest
- you are looking for 2.5, 3 BHK Apartments
Price list comparison
Embassy Astra
| Unit | Size | Price |
|---|---|---|
| 3 BHK + Maid’s Room | 2,050 to 2,100 Sq.Ft. | ₹3.95 Cr onwards |
| 3 BHK + Study + Maid’s Room | 2,450 to 2,500 Sq.Ft. | ₹4.30 Cr onwards |
| 4 BHK + Maid’s Room | 2,950 to 3,000 Sq.Ft. | ₹5.50 Cr onwards |
Prestige Misty Waters
| Unit | Size | Price |
|---|---|---|
| 2.5 BHK | 1,339 Sq.Ft. | Resale ₹1.30 Cr Onwards |
| 3 BHK | 1,615 Sq.Ft. | Resale ₹1.55 Cr Onwards |
| 3 BHK | 1,693 Sq.Ft. | Resale ₹1.65 Cr Onwards |
Amenities compared
| Amenity | Embassy Astra | Prestige Misty Waters |
|---|---|---|
| Premium Estate Clubhouse | ✓ | — |
| Outdoor Swimming Pool | ✓ | — |
| Hi-Tech Fitness Gymnasium | ✓ | — |
| Steam Sauna Suite | ✓ | — |
| Spa Wellness Zone | ✓ | — |
| Indoor Games Zone | ✓ | — |
| Multipurpose Outdoor Courts | ✓ | — |
| Open Air Amphitheatre | ✓ | — |
| Activity Wellness Deck | ✓ | — |
| Aerobics Yoga Studio | ✓ | — |
| Multipurpose Party Area | ✓ | — |
| Community Gathering Hall | ✓ | — |
| Kids Activity Creche | ✓ | — |
| Children Play Area | ✓ | — |
| Retail Convenience Spaces | ✓ | — |
| Jogging Cycling Track | ✓ | — |
| Landscaped Estate Gardens | ✓ | — |
| Maid’s Room Provision | ✓ | — |
| Eight-Foot High Doors | ✓ | — |
| Vitrified Tile Flooring | ✓ | — |
| Laminated Wooden Bedrooms | ✓ | — |
| External Wood Balconies | ✓ | — |
| UPVC Sliding Windows | ✓ | — |
| Jaquar Kohler Fittings | ✓ | — |
| Video Door Phones | ✓ | — |
| CCTV Surveillance Coverage | ✓ | — |
| 24x7 Manned Security | ✓ | — |
| Intercom Facility Provision | ✓ | — |
| 100 Percent Power Backup | ✓ | — |
| Premium Reputed Elevators | ✓ | — |
Showing the 30 most common of 51 amenities across these projects. "—" means the developer has not listed it.
Location and connectivity
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Pros and cons
Embassy Astra
Pros
- Located at Hebbal Kempapura, one of North Bengaluru’s most established luxury residential corridors
- Direct adjacency to Embassy Lake Terraces provides a ready-to-move resale and rental benchmark next door to Embassy Astra
- Site sits right behind Esteem Mall – integrated retail and lifestyle access from the project gate
- Bellary Road (NH-44) and Airport Road are both approximately two minutes from Embassy Astra
Cons
- Hebbal traffic congestion at the Hebbal Flyover, Outer Ring Road junction, Manyata Tech Park exit, and Bellary Road corridor during peak commute hours is a real daily friction
- Nagavara, Hennur Road, Palace Road, Yeshwanthpur, and Yelahanka access from Embassy Astra all experience peak-hour bottlenecks
- Karnataka RERA Form-C will need to be filed and approved before final price commitments – pre-launch buyers should secure clear documentation on what is being offered
- Project sits behind Presidency College and behind Esteem Mall – site is interior to the local road network, which limits primary-road frontage that some buyers prefer
Prestige Misty Waters
Pros
- Five-minute access to Manyata Tech Park – one of the shortest tech-park commutes available from any premium Hebbal residential project; direct ORR access for Whitefield/ORR corridor commuters; central Bengaluru reachable in 25-35 minutes via Bellary Road.
- Lake-facing units on the eastern boundary – uninterrupted views over Nagavara Lake and lower built-density on the lake-facing side; these units carry a 5-10% premium in the resale market and are the strongest yield-to-rent profile in the tower.
- Architecture by R.S.P. Architects – a recognised name for high-rise residential planning across India and the Middle East; the Vista Tower podium and lobby treatment is a notch above standard Hebbal new-build construction.
- Premium amenity stack – clubhouse with gymnasium, swimming pool, spa, sauna, mini theatre, indoor games, squash, tennis, basketball, table tennis and yoga deck; party hall available for private bookings.
Cons
- Hebbal flyover and ORR peak-hour congestion – the Hebbal flyover is one of Bengaluru's most consistently bottlenecked junctions; daily peak-hour commuters should stress-test the morning and evening drive against the actual workplace location, not the map.
- Compact 2-acre Phase 2 footprint – 119 units on 2 acres is moderate-to-high density per acre by Prestige standards; the wider 6-acre precinct context provides amenity scale, but the immediate Phase 2 site is more compact than Tranquility, Glenwood or Lakeside Habitat.
- Premium ticket relative to ORR alternatives – at ₹9,600-10,200/sqft the project trades at a 10-15% premium to comparable ready stock further out on Bellary Road or Thanisandra; the lake-facing premium and Manyata proximity are real, but buyers should benchmark against at least two alternatives before committing.
- Capital appreciation curve flattening – the easy multi-bagger window on Hebbal-Kempapura specifically is largely closed; original Phase 2 launch tickets in 2018 were ~₹1.10 Cr (2.5 BHK); 2026 resale is roughly 1.2-1.3x. Forward 3-5 year appreciation is more likely 5-8% annual rather than a step-change re-rating, supported by Manyata corridor maturation, the airport-corridor metro extension and ORR widening.
Frequently asked questions
Which is cheaper, Embassy Astra or Prestige Misty Waters?
Prestige Misty Waters is cheaper to get into. Embassy Astra starts at ₹3.95 Cr; Prestige Misty Waters starts at ₹1.3 Cr. Taxes, registration and other charges are extra.
Which project will be ready first?
RERA possession dates: Embassy Astra: December 2030; Prestige Misty Waters: Ready to Move.
Which project is bigger?
Embassy Astra has the largest site. Embassy Astra: 10 Acres, 600+ Homes, 4 Towers; Prestige Misty Waters: 5.7 Acres, 558 Units.
Are Embassy Astra and Prestige Misty Waters RERA registered?
Embassy Astra is registered under Coming Soon. Prestige Misty Waters is registered under PRM/KA/RERA/1251/309/PR/181010/002053. Check the number on the state RERA portal before you pay a booking amount.
Who are the developers?
Embassy Astra is by Embassy Group; Prestige Misty Waters is by Prestige Group.
Which project has more amenities?
Embassy Astra lists the most. Embassy Astra lists 31 amenities; Prestige Misty Waters lists 20 amenities.
What configurations do they offer?
Embassy Astra offers 3 & 4 BHK Apartments; Prestige Misty Waters offers 2.5, 3 BHK Apartments.
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Still deciding between Embassy Astra and Prestige Misty Waters?
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