Embassy Sky Terraces 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 Sky Terraces 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 Sky Terraces sits on the largest site, at 10.5 acres. Embassy Sky Terraces is the least dense, at about 59 homes per acre.
Key specs side by side
| Feature | Embassy Sky Terraces | Prestige Misty Waters |
|---|---|---|
| Developer | Embassy Group | Prestige Group |
| Location | Hebbal, Bangalore | Hebbal Kempapura, Bengaluru |
| Starting price | ₹3.95 Cr Onwards | Resale from ₹1.30 CrLowest |
| Configurations | 3,4 BHK | 2.5, 3 BHK Apartments |
| Unit sizes | 2,050–3,000 sq ft | 1,339–1,693 sq ft |
| Price per sq ft | ₹17,200 | — |
| Site area | 10.5 AcresLargest | 5.7 Acres |
| Homes | 620 Units | 558 Units |
| Density | ~59 homes/acreLowest | ~98 homes/acre |
| Possession | Dec 2030 | Ready to Move |
| Status | New Launch | Sold Out |
| Availability | Available | Resale Available |
| Project type | Standalone Project | Standalone Project |
| RERA | Awaiting | 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 Sky Terraces 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 Sky Terraces
| Unit | Size | Price |
|---|---|---|
| 3 BHK Small | 2,050 – 2,100 sq ft | ₹3.95 Cr Onwards |
| 3 BHK Large | 2,450 – 2,500 sq ft | ₹4.30 Cr Onwards |
| 4 BHK | 2,950 – 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 Sky Terraces | Prestige Misty Waters |
|---|---|---|
| Tennis Court | ✓ | ✓ |
| Squash Court | ✓ | ✓ |
| Basketball Court | ✓ | ✓ |
| Jogging Track | ✓ | ✓ |
| Badminton Court | ✓ | — |
| Pickleball Court | ✓ | — |
| Cricket Practice Net | ✓ | — |
| Cycling Track | ✓ | — |
| Multi-purpose Sports Court | ✓ | — |
| Fully Equipped Gymnasium | ✓ | — |
| Yoga & Meditation Deck | ✓ | — |
| Steam & Sauna | ✓ | — |
| Aerobics Studio | ✓ | — |
| Wellness Zones | ✓ | — |
| Landscaped Walking Trails | ✓ | — |
| Adult Swimming Pool | ✓ | — |
| Kids’ Splash Pool | ✓ | — |
| Pool Deck with Loungers | ✓ | — |
| Amphitheatre | ✓ | — |
| Party Lawn | ✓ | — |
| Event Plaza | ✓ | — |
| Clubhouse | ✓ | — |
| Children’s Play Area | ✓ | — |
| Sand Pit | ✓ | — |
| Tree House | ✓ | — |
| Pet Park | ✓ | — |
| 2+ Acre Vehicle-Free Podium | ✓ | — |
| Themed Gardens | ✓ | — |
| Water Features | ✓ | — |
| Pergola Seating Zones | ✓ | — |
Showing the 30 most common of 47 amenities across these projects. "—" means the developer has not listed it.
Location and connectivity
| Nearby | Embassy Sky Terraces | Prestige Misty Waters |
|---|---|---|
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Pros and cons
Embassy Sky Terraces
Pros
- Prime location next to Hebbal Junction with excellent airport and ORR connectivity
- Spread across 10.5 acres with relatively low-density planning
- Spacious 3 & 4 BHK homes with staff rooms and wide decks
- Premium specifications including marble flooring and high-end fittings
Cons
- Premium pricing may not suit mid-segment buyers
- Currently in pre-launch stage with RERA approval awaited
- Long possession timeline (tentative 2030)
- Limited configurations (only 3 & 4 BHK options)
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 Sky Terraces or Prestige Misty Waters?
Prestige Misty Waters is cheaper to get into. Embassy Sky Terraces 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 Sky Terraces: Dec 2030; Prestige Misty Waters: Ready to Move.
Which project is bigger?
Embassy Sky Terraces has the largest site. Embassy Sky Terraces: 10.5 Acres, 620 Units; Prestige Misty Waters: 5.7 Acres, 558 Units.
Are Embassy Sky Terraces and Prestige Misty Waters RERA registered?
Embassy Sky Terraces has RERA status: Awaiting. Prestige Misty Waters is registered under PRM/KA/RERA/1251/309/PR/181010/002053.
Who are the developers?
Embassy Sky Terraces is by Embassy Group; Prestige Misty Waters is by Prestige Group.
Which project has more amenities?
Embassy Sky Terraces lists the most. Embassy Sky Terraces lists 31 amenities; Prestige Misty Waters lists 20 amenities.
What configurations do they offer?
Embassy Sky Terraces offers 3,4 BHK; Prestige Misty Waters offers 2.5, 3 BHK Apartments.
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Still deciding between Embassy Sky Terraces and Prestige Misty Waters?
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