Embassy South Reserve | Price, Floor Plans, RERA

Embassy South Reserve is the apartment enclave of Embassy Origins, Embassy Group's landscape-led masterplan in North Yelahanka, Bengaluru, with 2, 2.5 and 3 BHK homes in nine towers, a rooftop walkway linking every tower, and Stonehill International School close by.

It is a new launch project offering 2, 2.5 and 3 BHK apartments from ₹1.92 Cr, with possession due in March 2032. Its RERA registration number is PRM/KA/RERA/1251/309/PR/090926/008925.

Quick verdict

Embassy South Reserve is for families who want a calm, green home in North Yelahanka from a developer with deep roots in the area, near one of Bengaluru’s leading international schools. The low-rise layout, large open spaces and freehold land make it one of the cleaner launches in the corridor.

The land is fully owned by the promoter under a sale deed, with no joint development agreement and no declared litigation
About 81% of the site is open, with all parking in basements
Mid-rise towers of up to 19 floors, in a masterplan with two lakes and over 4,000 trees

Loading is high: carpet is only about 62% of the saleable area you pay for
On carpet area, the price works out to about ₹23,100 to 24,000 per Sq.Ft., a premium for North Yelahanka
A long wait, with the RERA completion date in March 2032

Read the full review Ask our advisorChecked 6 Nov 2026

About Embassy South Reserve

Embassy South Reserve is the apartment part of Embassy Origins, Embassy Group’s new masterplan in North Yelahanka, within the wider Embassy Springs area. The other part of Origins is Embassy Riverine, a villa enclave, and both share the same lakes, tree-lined forest corridors and landscape. Stonehill International School is about 2 km away.

The project has 855 homes in nine towers on about 14.8 acres at Tharahunse village. The towers are mid-rise, from about 7 to 19 floors, each with two basement levels, and about 81% of the land is left open. All parking is underground, so the ground level is given over to gardens, courts and walkways.

Most homes are 2 and 3 BHK. According to the RERA filing there are 176 two-bedroom homes, 188 two-bedroom homes with a study (sold as 2.5 BHK), 340 three-bedroom homes and 140 three-bedroom homes with a study, plus 11 compact one-bedroom units. The 2 BHK starts at 1,330 Sq.Ft. of saleable area with about 830 Sq.Ft. of carpet, and the 3 BHK goes up to about 1,923 Sq.Ft.

A continuous rooftop walkway links the tops of all nine towers, with terrace amenities and seating along it. On the ground, the clubhouse beside the South Lake has a swimming pool, fitness centre and yoga room, and the landscape includes tennis, pickleball and padel courts, a kids’ zone, a seniors’ zone, a pet park and event lawns.

The project is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/090926/008925, and its RERA completion date is 31 March 2032.

Embassy South Reserve price list and sizes

Embassy South Reserve prices start at ₹1.92 Cr for the 2 BHK and go up to ₹2.77 Cr for the 3 BHK.

Embassy South Reserve prices by home type
Home type	Size	Price	Cost sheet
2 BHKAvailable	1,330 - 1,333 Sq.Ft.	₹1.92 Cr Onwards	Cost sheet
2.5 BHK, 2 BHK + StudyAvailable	1,598 Sq.Ft.	₹2.29 Cr Onwards	Cost sheet
3 BHKAvailable	1,896 - 1,923 Sq.Ft.	₹2.77 Cr Onwards	Cost sheet

Embassy South Reserve master plan and floor plans

Embassy South Reserve has 5 published floor plans across 2 BHK, 3 BHK homes. Sizes shown are saleable area; tap a plan to see the room sizes and carpet area.

Get all 5 floor plans and the master plan in one PDFEvery layout with room sizes, carpet area and saleable area, so you can compare homes side by side.

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Plans are from the developer's brochure. Final dimensions are in your agreement for sale.

Embassy South Reserve amenities

Embassy South Reserve lists 18 amenities, including apartment clubhouse, swimming pool, fitness centre, yoga and meditation room and terrace ribbon walkway.

Sports and fitness

Fitness Centre
Terrace Ribbon Walkway
Tennis Court
Pickleball Courts
Padel Courts
Multipurpose Court

Pools and wellness

Swimming Pool
Yoga and Meditation Room

Kids, seniors and pets

Kids Zone
Senior Citizens Zone
Pet Park

Clubhouse and leisure

Apartment Clubhouse
Celebration Lawn

Green and outdoor spaces

Terrace Amenities
Picnic Lawn
Riparian Forest Corridors

Safety and convenience

Basement Parking

More amenities

South Lake

Embassy South Reserve location and nearby places

Embassy South Reserve is in North Yelahanka, Bengaluru. Vidyanagar Cross is 5.6 km away; Chikkajala is 6.4 km away; Sadahalli Gate on NH 44 is 7.8 km away. For daily life, the nearest school is Stonehill International School (2 km). Distances are approximate road distances.

Embassy South Reserve, North Yelahanka, BengaluruGet directions

Transit near Embassy South Reserve

Vidyanagar CrossNearest5.6 km
Chikkajala6.4 km
Sadahalli Gate on NH 447.8 km
Rajanukunte7.9 km
Doddajala8.6 km

Schools near Embassy South Reserve

Stonehill International SchoolNearest2.0 km
Sir M Visvesvaraya Institute of Technology4.6 km

Work Hubs near Embassy South Reserve

Prestige Tech Cloud8.3 km

Approximate road distances from the project gate.

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About the developer, Embassy Group

Embassy GroupListed company

Bengaluru group known for office parks, now selling luxury and premium homes through a listed company

1993Founded in Bengaluru

6Projects on BookNewProperty

3 New launch2 Pre-launch1 Under construction All Embassy Group projects

Embassy Group has been building in Bengaluru for about four decades and is closely linked with the northern corridor from Hebbal through Yelahanka to Devanahalli, with projects such as Embassy Lake Terraces, Embassy Boulevard and Embassy Springs.

Embassy South Reserve is registered by Summit Developments Limited, an Embassy group company that bought the land outright from KIADB in 2023 under a registered sale deed. There is no joint development partner and no declared litigation on the land. The declared project cost is about ₹1,227 Cr.

Embassy South Reserve payment plan

Construction Linked Plan. You pay in stages as the building goes up, so the full price is not due on day one. Each instalment falls due only when the developer finishes a construction stage, and the exact schedule is written into your agreement for sale.

At booking. Pay the booking amount, then sign and register the agreement for sale. Stamp duty and registration are paid at this stage.
During construction. Instalments are linked to stages such as the foundation and each floor slab. With a home loan, the bank pays these stages directly to the developer.
At possession (March 2032). The last instalment is paid when the building is complete, along with the maintenance deposit and other one-time charges.

Embassy South Reserve home loan EMI

Pick a home type to see the monthly EMI on an 80% home loan, or adjust the loan, rate and tenure.

Loan amount ₹1.54 Cr Interest rate 8.5% Tenure 20 years

Monthly EMI—

Total interest—

You pay upfront—

8.5% is a starting assumption; use the rate your bank offers you. During construction you usually pay only interest (pre-EMI) on the amount the bank has released; the full EMI starts after possession.

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Can you afford it

The 2 BHK needs a household take-home of about ₹3.33 L a month

Banks usually keep all your EMIs within about 40% of take-home pay. These figures assume an 80% loan at 8.5% for 20 years, and no other loans. You also need about ₹38.4 L upfront for the 2 BHK.

2 BHKEMI ₹1.33 L a month · upfront ₹38.4 L
₹3.33 L/month
2.5 BHK, 2 BHK + StudyEMI ₹1.59 L a month · upfront ₹45.8 L
₹3.97 L/month
3 BHKEMI ₹1.92 L a month · upfront ₹55.4 L
₹4.81 L/month

Embassy South Reserve RERA registration

RERA number	PRM/KA/RERA/1251/309/PR/090926/008925
RERA status	Approved
Promoter	Summit Developments Limited
RERA Approval Date	9 September 2026
Plan Sanction	DO3-KIADB-00078/26-27/BP
Plan Authority	KIADB
Plan Approval Date	13 August 2026
Tower Heights	Up to 19 Floors
Basements	2 per Tower
Open Area	About 81% of Site
Density	About 58 Homes per Acre
Unit Mix	176 2 BHK, 340 3 BHK
Study Homes	188 2 BHK, 140 3 BHK
Compact Homes	11 One-Bedroom Units
Total Built-up Area	20.9 lakh Sq.Ft.
Parking	1,038 Covered, 92 Open
Land Title	Freehold, No JDA
Litigation	None Declared
Water Source	Borewell
Declared Project Cost	₹1,227 Cr
Masterplan	Embassy Origins
Site Address	Tharahunse Village, Jala Hobli

Embassy South Reserve timeline

Where it stands today

Keys are about 5.3 years away

Embassy Origins launched in Sep 2026; possession is due in Mar 2032. The wait has only just begun.

Today

Embassy Origins launchedSep 2026Possession dueMar 2032

31 Mar 2032Completion target
RERA completion date for all 855 homes.
5 Oct 2026477 homes booked in first week
Embassy reported about ₹1,800 Cr of bookings across Embassy Origins in its first week.
15 Sep 2026Embassy Origins launched
Embassy launched the 85-acre Embassy Origins, with South Reserve and Riverine as its first phase.
9 Sep 2026Registered with Karnataka RERA
Registered under PRM/KA/RERA/1251/309/PR/090926/008925 with 855 homes in nine towers.
1 Sep 2026Construction started
RERA records 1 September 2026 as the project start date.
13 Aug 2026Building plan approved
KIADB approved the building plan under DO3-KIADB-00078/26-27/BP.

Embassy South Reserve review: is it a good buy?

Reviewed by Vikash S, Project Reviewer · 6 Nov 2026

6.2/10Fair

BNP ScoreRERA approved

3.1 out of 5

Weaker on density and time to move in.

Developer record
6.5Limited published delivery record
Location and daily needs
8.0Nearest daily needs 2 to 5.6 km away
Amenities
7.018 amenities listed
Space and density
4.0About 578 homes per acre
Time to move in
4.0Possession March 2032, about 5.3 years away

How the BNP Score works

The BNP Score is our own rating, worked out from the facts on this page with the same rules for every project: developer record (25%), location and daily needs (25%), amenities (20%), space and density (15%) and time to move in (15%). We only review and score projects that are approved under RERA. It is a starting point for comparison, not financial advice, and it does not rate the price.

For a first-time buyer, the 2.5 BHK is the most practical choice: the study works as a home office or a third bedroom for a young family, at a moderate step up from the 2 BHK. Compare projects on carpet area rather than saleable area, since loading here is on the higher side.

As an investment, this is a long hold. The return depends on North Bengaluru’s airport-side infrastructure maturing by the 2032 handover, so it suits buyers who can wait and who value an Embassy address over the lowest price per Sq.Ft.

Pros

The land is fully owned by the promoter under a sale deed, with no joint development agreement and no declared litigation
About 81% of the site is open, with all parking in basements
Mid-rise towers of up to 19 floors, in a masterplan with two lakes and over 4,000 trees
A rooftop walkway connects all nine towers with terrace amenities
Stonehill International School is about 2 km away
Full sports facilities: tennis, pickleball, padel and a multipurpose court
Strong early demand: Embassy reported 477 homes booked across Origins in the first week

Cons

Loading is high: carpet is only about 62% of the saleable area you pay for
On carpet area, the price works out to about ₹23,100 to 24,000 per Sq.Ft., a premium for North Yelahanka
A long wait, with the RERA completion date in March 2032
Water comes from borewells
No metro station, large hospital or mall within 10 km today
NH 44 at Sadahalli Gate and Prestige Tech Cloud are each about 8 km away

Market position

Embassy South Reserve is 2% pricier per sq ft than a typical Yelahanka project

Compared with 8 other new apartment projects in Yelahanka, using the price per sq ft of saleable area for the lowest-priced home on sale. It ranks 5 of 9, cheapest first. The dashed line marks the median.

Typical ₹14,100Embassy South Reserve · ₹14,300

₹6,400Cheaper ← price per sq ft → pricier₹22,300

Daily needs

1 of 2 daily needs are within walking distance

The nearest is education at 2 km and the farthest is transport at 5.6 km.

WalkShort driveDrive

EducationStonehill International School
2 km
TransportVidyanagar Cross
5.6 km

02 km5 km10 km

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Embassy South Reserve FAQs

What is Embassy South Reserve?

Embassy South Reserve is the apartment enclave of Embassy Origins, Embassy Group's masterplan in North Yelahanka, Bengaluru, with 855 homes in nine towers on about 14.8 acres.

Is Embassy South Reserve RERA approved?

Yes. It is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/090926/008925, approved on 9 September 2026, with Summit Developments Limited as promoter.

What is the price of Embassy South Reserve?

The 2 BHK starts at ₹1.92 Cr, the 2.5 BHK at ₹2.29 Cr and the 3 BHK at ₹2.77 Cr. Stamp duty and registration are extra.

What sizes are available at Embassy South Reserve?

The 2 BHK is 1,330 to 1,333 Sq.Ft., the 2.5 BHK is 1,598 Sq.Ft. and the 3 BHK is 1,896 to 1,923 Sq.Ft. of saleable area.

What is the carpet area of homes at Embassy South Reserve?

About 830 Sq.Ft. for the 2 BHK, 964 Sq.Ft. for the 2.5 BHK and 1,154 to 1,168 Sq.Ft. for the 3 BHK. Carpet is the usable floor area inside the walls of your home.

When is possession at Embassy South Reserve?

The RERA completion date is 31 March 2032. Construction started on 1 September 2026.

How many towers and floors does Embassy South Reserve have?

There are nine towers of about 7 to 19 floors, each with two basements. The largest tower has 131 homes and the smallest 45.

Is the land at Embassy South Reserve freehold?

Yes. Summit Developments Limited, an Embassy group company, bought the land from KIADB under a registered sale deed in 2023. There is no joint development agreement and no declared litigation.

What is the terrace ribbon walkway?

It is a continuous rooftop walkway that links all nine towers, with terrace amenities and seating along it.

What amenities does Embassy South Reserve offer?

A clubhouse by the South Lake with a pool, fitness centre and yoga room, tennis, pickleball, padel and multipurpose courts, a kids' zone, a seniors' zone, a pet park, event lawns and the rooftop walkway.

How is Embassy South Reserve related to Embassy Riverine?

Both are part of Embassy Origins. Riverine has the villa homes and South Reserve has the apartments, and they share the same lakes and landscape.

Where is Embassy South Reserve located?

At Tharahunse village, Jala Hobli, North Yelahanka, Bengaluru 562157. Stonehill International School is about 2 km away and NH 44 at Sadahalli Gate about 7.8 km.

Is Embassy South Reserve good for first-time buyers?

It suits first-time buyers with a budget of about ₹2 Cr or more who want a family home in a green, low-rise community. The 2.5 BHK with a study is the most flexible choice.

Compare Embassy South Reserve

4 of the 8 other apartment projects here start cheaper than Embassy South Reserve, and 8 are due for handover sooner.

This projectEmbassy South ReserveFrom ₹1.92 CrHandover 20322, 2.5 and 3 BHK

Projects near Embassy South Reserve

5 listed projects are within 5 km of Embassy South Reserve. The closest shown here is Mahindra Lifespace North Bangalore, about 3.1 km away.

3.1 kmPre-Launch Mahindra Lifespaces Mahindra Lifespace North Bangalore Navarathna Agrahara PriceOn request

3.5 kmNew Launch Lodha Group Lodha Fiorana @ Beaumont Estate Sadahalli · 2, 3, 4 BHK & Penthouses From3 BHK from ₹3.50 Cr

4.3 kmPre-Launch Century Real Estate Century Midtown Chikkajala · 1, 2, 3 BHK From₹82 Lakh

5.5 kmUnder Construction Puravankara Limited Purva Celestial International Airport Road · 2 & 3 BHK From₹1.01 Cr

5.7 kmUnder Construction White Lotus Group White Lotus Amanvana IVC Road · 4 BHK Villas From₹8.5 Cr

5.9 kmUnder Construction Prestige Group Prestige Greenbrook IVC Road · Villa Plots 1,495–5,215 Sq.Ft. From₹1.35 Cr

Distances are straight-line from the project's map location; road distance is usually 20 to 40% longer.