Embassy Knowledge Park · Tharahunise / Jala Hobli, North Bengaluru
Embassy Knowledge Park is Embassy Group’s upcoming North Bengaluru residential township, planned in the Tharahunise / Jala Hobli belt close to Stonehill International School, the Padukone-Dravid Centre for Sports Excellence and the broader Embassy Springs / Embassy Eden ecosystem. Per the developer’s pre-launch marketing material the project is positioned as a 209-acre “themed integrated township” offering 2, 2.5, 3 and 4 BHK low-rise apartments and luxury villas, with starting prices of approximately ₹1.35 Cr onwards. Per news coverage from October 2025, the master proposal is for a 117-acre mixed-use development combining commercial and residential. Independent listings put the residential land bank at approximately 55.1 acres of the broader site.
The project is currently in pre-launch / EOI stage with Karnataka RERA registration awaited as of May 2026. Buyers should be aware that under Section 3 of the RERA Act, the promoter cannot legally advertise, market, book, sell, offer to sell or invite persons to purchase apartments without first registering the project with RERA. Any EOI commitment at this stage is therefore made before the project has formal RERA cover. Embassy Group has historically obtained RERA registration for its launches and has a strong delivery track record across Embassy Springs, Embassy Boulevard, Embassy Eden, Embassy Astra, Embassy Lake Terraces and 40+ delivered projects, but final legal protection for buyers will materialise only on RERA approval.
Master plan and design philosophy
The developer’s pre-launch marketing emphasises a low-density, low-rise typology. Independent listings describe a planned mix of low-rise 2/3/3.5/4 BHK apartments and 3/4/5 BHK independent villas (villas with built-up areas starting around 3,600 sq.ft). Marketing imagery suggests a multi-tiered podium architecture, themed water features, a sky-link ecosystem connecting towers, and over 100 lifestyle amenities including EV charging points dedicated to each apartment. Final block heights, unit counts, and amenity set will be confirmed at the RERA-disclosure stage. The site sits within minutes of Embassy Stonehill International School (2 minutes per developer), the Padukone-Dravid Centre for Sports Excellence (2 minutes), Bangalore International Airport (15 minutes), and the Satellite Town Ring Road (15 minutes).
Who it’s for
Embassy Knowledge Park targets premium North Bengaluru end-users and long-horizon investors seeking a low-rise, low-density alternative to the high-rise inventory dominating Bengaluru launches. Family buyers value the proximity to Stonehill International (one of the city’s top international schools) and the Padukone-Dravid Centre. NRI buyers and senior IT executives are a natural fit for the villa formats. Investors should price the ~4-5 year possession horizon, the pre-RERA EOI exposure, and the gap between the “209-acre” marketing claim and the news-confirmed 117-acre / 55.1-acre residential scope before committing.
| Configuration | Size | Price | Availability |
|---|---|---|---|
| 2 BHK Low-Rise | Awaiting RERA-disclosed area | ₹1.35 Cr+ (pre-launch indicative) | Check → |
| 2.5 BHK Low-Rise | Awaiting RERA-disclosed area | On request (pre-launch indicative) | Check → |
| 3 BHK Low-Rise | Awaiting RERA-disclosed area | On request (pre-launch indicative) | Check → |
| 3.5 BHK Low-Rise | Awaiting RERA-disclosed area | On request (pre-launch indicative) | Check → |
| 4 BHK Low-Rise | Awaiting RERA-disclosed area | On request (pre-launch indicative) | Check → |
| 3 BHK Villa | ~3,600+ sq.ft (built-up, indicative) | On request (pre-launch indicative) | Check → |
| 4 BHK Villa | Awaiting RERA-disclosed area | On request (pre-launch indicative) | Check → |
| 5 BHK Villa | Awaiting RERA-disclosed area | On request (pre-launch indicative) | Check → |
GST & Other Charges
When purchasing at Embassy Knowledge Park in North Bengaluru, the total cost includes statutory charges beyond the base price. Below are the typical additional costs applicable to residential property transactions in India.
| Charge | Rate | Details |
|---|---|---|
| GST (Under Construction) | 5% | Applicable on properties without Completion Certificate. No ITC available. |
| GST (Affordable Housing) | 1% | For units valued up to ₹45 Lakh with carpet area within prescribed limits. |
| Stamp Duty | 3–7% | Varies by state. Payable at the time of property registration. Concessions may apply for women buyers. |
| Registration Charges | 0.5–1% | Paid to Sub-Registrar office during property registration. Rates vary by state. |
| Corpus / Maintenance | ₹50–100/sqft | One-time advance maintenance deposit collected at possession. |
| Legal & Documentation | ₹5,000–25,000 | Covers legal vetting, agreement drafting, and documentation fees. |
| Parking | ₹2–5 Lakh/slot | Covered or open parking. Some projects include one slot in the base price. |
| Utility Connections | ₹25,000–50,000 | Electricity and water supply connection charges payable to local utilities. |
| Club Membership | ₹1–3 Lakh | Clubhouse and amenity access fee. May be included or charged separately. |
| GST on Other Charges | 18% | Applicable on maintenance deposits, parking, club membership, and other non-unit charges. |
Project Specifications
Structure
- RCC footings with framed structure seismic zone II compliant.
- Internal / ceiling — smoothly plastered with lime rendering.
Flooring
- Vitrified tiles flooring with skirting in Living, Dining.
- Anti-skid ceramic tile flooring in balconies and bathrooms.
Doors & Windows
- Main door: Teak wood frame with solid flush shutter with polished Teak wood veneer.
- Powder-coated aluminum sliding windows with plain glass.
Plumbing & Sanitary
- Sanitaryware and CP Fittings of reputed make.
- Provision for geyser and exhaust fan.
- Rainwater harvesting drain pipes included.
Security
- Automatic passenger lifts with emergency phone facility.
- Round-the-clock security with intercom facility.
- CCTV cameras at all vantage points.
Electrical
- 3-phase Grid Power from BESCOM for each home.
- Premium quality modular switches.
- Copper wiring via concealed conduits.
- 100% power backup for common facilities & provisional backup for homes.
Embassy Knowledge Park is an ambitious, brand-led North Bengaluru pre-launch — low-rise apartments + villas, 2/2.5/3/4 BHK from ₹1.35 Cr+, near Stonehill and Padukone-Dravid. Strong Embassy track record. Honest watch-outs are significant: RERA registration is NOT yet issued, marketing claims of “209 acres” conflate the broader EKP business-park concept with the residential micro-launch (news-confirmed at 117 acres / ~55.1 residential), unit sizes and final pricing are not yet RERA-disclosed, and possession is ~2030. Wait for RERA before committing significant funds.
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Embassy Group track record — 40+ delivered projects including Embassy Springs, Boulevard, Eden, Astra, Lake Terraces
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Low-rise / low-density typology — rare format in Bengaluru’s high-rise dominated launch market
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2 minutes to Embassy Stonehill International School — one of Bengaluru’s top international schools
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2 minutes to Padukone-Dravid Centre for Sports Excellence — a meaningful family-buyer anchor
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15 minutes to Kempegowda International Airport via Bellary Road / NH-44
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15 minutes to Satellite Town Ring Road (STRR) — airport-corridor connectivity uplift
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Wide format spectrum from 2 BHK low-rise to 5 BHK villa — family + investor + NRI buyer mix
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EV charging point dedicated to every apartment per developer marketing — future-ready spec
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Adjacency to Embassy Springs / Eden / Boulevard ecosystem — demand validation in the corridor
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North Bengaluru airport corridor: structural growth thesis driven by KIA expansion, KIADB Aerospace Park
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Karnataka RERA registration NOT yet issued — EOI is pre-RERA, no Section 3 / 4 statutory protection
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Marketing “209-acre integrated township” conflates the broader EKP business-park concept with the residential launch
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News coverage (Oct 2025) describes the project as 117 acres in design and planning stage — not yet construction
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Independent listings put residential at ~55.1 acres — meaningfully less than the “209 acres” in marketing
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Unit carpet / saleable areas not yet RERA-disclosed — per-sqft rate cannot be verified at this stage
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Possession targeted around 2030 — ~4–5 year capital lock-in from EOI commitment
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Embassy Knowledge Park name conflicts with the long-standing 209-acre IT/ITES business park concept (KEONICS JV)
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Floor plans, master plan, payment schedule and final amenity set all subject to change before RERA filing
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Tharahunise / Jala Hobli civic infrastructure (water, sewage, connectivity) is still maturing relative to Hebbal
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Bellary Road / NH-44 traffic during peak hours and ongoing road / metro construction can affect commute reliability
| Stage | Payment (%) | Due When | GST Applicable |
|---|---|---|---|
| On Booking | 5% | Within 7 days of booking | + GST (5%) |
| On Agreement / Allotment | 10% | Within 30 days | + GST (5%) |
| On Excavation | 10% | On commencement of excavation | + GST (5%) |
| On Foundation / Plinth | 10% | On completion of foundation | + GST (5%) |
| On Ground Floor Slab | 10% | On casting of GF slab | + GST (5%) |
| On 2nd Floor Slab | 10% | On casting of 2F slab | + GST (5%) |
| On 4th Floor Slab | 10% | On casting of 4F slab | + GST (5%) |
| On Brick Work | 10% | On brick work completion | + GST (5%) |
| On Finishing | 10% | On internal finishing | + GST (5%) |
| On Possession | 15% | On offer of possession | + GST (5%) |
Interested? Talk to our advisor about this plan.
No. As of May 2026 the residential project is pre-RERA — Karnataka RERA registration has been applied for / is awaited but not yet issued. Buyers should be aware that Section 3 of the RERA Act prohibits formal sales without registration; any EOI commitment at this stage is therefore made before the project has formal RERA legal cover.
In the Tharahunise / Jala Hobli area of North Bengaluru, close to Embassy Stonehill International School, the Padukone-Dravid Centre for Sports Excellence, and the broader Embassy Springs / Eden ecosystem. The site is approximately 15 minutes from Kempegowda International Airport via the Satellite Town Ring Road.
The figures refer to different scopes. The 209-acre figure refers to the broader Embassy Knowledge Park master concept (originally a 209-acre IT/ITES business park jointly with KEONICS). News coverage from October 2025 describes a 117-acre mixed-use master proposal (commercial + residential). Independent listings put pure residential land at approximately 55.1 acres. Buyers should treat 209 acres as the master vision, 117 acres as the news-disclosed mixed-use scope, and ~55.1 acres as the residential scope. Final RERA-registered area will be confirmed at registration.
Targeted possession is around 2030 per third-party listings, giving an approximately 4–5 year horizon from current pre-launch stage. The exact RERA-declared completion date will only be confirmed when the project is registered with Karnataka RERA.
Per developer pre-launch marketing the apartment formats are 2, 2.5, 3 and 4 BHK low-rise. Independent listings also describe villas in 3, 4 and 5 BHK formats with built-up areas starting around 3,600 sq.ft. Final unit carpet / saleable areas are not yet RERA-disclosed.
Developer marketing indicates prices starting from approximately ₹1.35 Cr onwards for the smallest 2 BHK format. Larger formats and villas are on request. All pre-launch prices should be treated as indicative; final pricing and applicable charges (GST, stamp duty, registration, parking, club, corpus) will be released at the RERA-filing stage.
Embassy Developments Limited / Embassy Group, one of India’s leading real estate developers with a track record of 40+ delivered residential and commercial projects including Embassy Springs, Embassy Boulevard, Embassy Eden, Embassy Astra, Embassy Lake Terraces, Embassy Verde and the Embassy Manyata / Embassy Tech Village commercial campuses.
The exact EOI mechanics for this project should be confirmed in writing with the developer. Typical Embassy Group EOI structures involve a fixed pre-launch payment to secure priority allotment and pricing, with refund clauses if the buyer chooses not to proceed at allotment. Given the pre-RERA stage, buyers should specifically clarify: (1) refund terms if RERA filing is delayed, (2) whether EOI funds are parked in escrow, and (3) whether EOI locks pricing or only priority.
Per developer marketing: Embassy Stonehill International School (2 mins), Padukone-Dravid Centre for Sports Excellence (2 mins), Bangalore International Airport (15 mins via STRR), Satellite Town Ring Road (15 mins). Other notable nearby landmarks include Vidyashilp Academy, Canadian International School, Manipal Hospital Doddaballapur, Aster CMI Hospital, Phoenix Mall of Asia and the Hebbal commercial belt.
Embassy Springs at Sadahalli is a 300-acre integrated mid-segment township; Embassy Verde 2.0 within Springs offers 1–3 BHK from ₹61 L. Embassy Eden near Stonehill is an ultra-luxury 30-acre, 92-villa enclave starting at ~₹25 Cr. Embassy Knowledge Park sits between these two extremes — premium-segment 2/3/4 BHK low-rise apartments from ₹1.35 Cr+ plus villas, with the differentiation being the 100+ amenity envelope and dedicated EV charging per apartment.
This is a personal risk decision. The pre-RERA stage carries higher legal and timeline risk than a RERA-registered project: no Section 4(2)(D) escrow obligation, no Section 11 quarterly disclosure, and no RERA appellate recourse if disputes arise. Embassy Group has historically obtained RERA registration for launches, but conservative buyers may prefer to wait for RERA before committing significant funds. At minimum, ensure refund terms are clear in writing and that EOI funds are parked appropriately.
