Embassy Developments, Tharahunise, North Yelahanka
Embassy Origins review
Also known as Embassy Knowledge Park, Embassy Riverine, Embassy South Reserve, Embassy Origins Tharahunise, Embassy Knowledge Park Tharahunise, Embassy Origins Bettahalasur
- Price
- ₹1.81 Cr – ₹21.4 Cr
- Homes
- Apartments (studio–3.5 BHK) & 4–5 BHK villas
- Status
- New launch
- RERA
- 2 registrations, Sep 2026
Researched by Proplisto Research · checked against Karnataka RERA records and developer material · updated · 10 sources.
Our verdict
Embassy Origins is one of the most thoughtfully planned launches in North Bengaluru, and the villas in particular offer a low-density, lake-and-forest setting that is hard to find this close to the city. You pay for it: prices sit at the top of the corridor and handover is in 2032.
It suits buyers who value the setting and can wait. Compare South Reserve apartments on carpet area with Hebbal and Yelahanka options, and check which future phases will be built next to your tower or villa.
Pros and cons
What works
- Both projects RERA-registered and plan-approved before launch
- A genuinely landscape-led plan: five lakes, a 41-acre corridor, 4,000 trees
- Very low-density villas in two-storey clusters
- Strong launch demand, which helps resale liquidity
- Airport corridor location near a top international school
- Two clubhouses and unusual amenities such as the rooftop walkway and padel courts
What to weigh
- Completion only in 2032
- Priced at the top of the corridor: about ₹15,000 per sq ft for apartments and ₹31,000 for villas
- Thin social infrastructure nearby; most shopping and hospitals are in Yelahanka and Hebbal
- Metro about 7.5 km away and still under construction
- Future phases and a 116-acre commercial parcel mean years of construction next door
- Official and portal sizes differ — check carpet areas carefully
Who it suits
- Families wanting a large villa in a green, low-density setting near the airport
- Apartment buyers who value lake views and landscape over a central location
- Long-term buyers comfortable with a 2032 handover
Embassy Developments: delivery record
Embassy Developments Ltd is the listed residential company of the Embassy Group (founded 1993), formerly Indiabulls Real Estate, led by MD & CEO Aditya Virwani. In North Bengaluru it has built Embassy Boulevard and Embassy Lake Terraces and is developing Embassy Springs. It has also completed six long-delayed Indiabulls projects for about 3,000 families.
The RERA promoter for both Origins projects is Summit Developments Ltd, registered at Embassy One — check that this is the company in your agreement. Separately, Embassy has been in a land dispute with KIADB over a Kadugodi site; nothing has been reported against Origins itself.
| Item | Detail |
|---|---|
| Developer | Embassy Developments Ltd (listed; formerly Indiabulls Real Estate) |
| North Bengaluru | Embassy Springs, Boulevard, Lake Terraces, Greenshore, Verde |
| Origins launch | 16 Sep 2026; 477 homes, ₹1,800 Cr+ booked in a week |
| Legacy delivery | Six delayed Indiabulls projects completed (about 3,000 homes) |
Embassy Origins vs nearby projects
| Project | Area | Homes | Sizes | Starting price | Possession |
|---|---|---|---|---|---|
| Sattva LuminaSattva | Rajanukunte, Doddaballapura Main Road | — | 425–1,500 sq ft | ₹45 L | November 2029 |
| Vajram ChrysanthemumVajram | Yelahanka, Singanayakanahalli | 3, 3.5 BHK | 2,237–2,630 sq ft | ₹2.29 Cr | March 2029 |
| Brigade EterniaBrigade | Yelahanka | 3, 4.5 BHK | 1,624–2,926 sq ft | ₹2.7 Cr | March 2031 |
| Brigade InsigniaBrigade | Yelahanka | 3, 4, 5 BHK | 2,145–4,137 sq ft | ₹3.69 Cr | June 2029 |
| Godrej AvelineGodrej | Yelhanka, Next to Amazon Headquarter | 3, 4 BHK | 1,601–2,514 sq ft | ₹3.9 Cr | March 2031 |
| Sattva La VitaSattva | Off Hennur Road, near Manyata Tech Park and Yelahanka | 4 BHK | 3,248–3,260 sq ft | ₹5.2 Cr | July 2026 |
Starting prices and sizes as listed by developers on Proplisto, updated 18 Oct 2026. Sizes are usually super built-up area; ask for the carpet area before booking.
Before you book
- Confirm the RERA number for your project (Riverine …/008924, South Reserve …/008925)
- Check that the promoter in your agreement is Summit Developments Ltd
- Compare carpet areas: official and portal sizes differ
- Ask which future phases or commercial plots will border your home
- Visit at peak hours to judge the drive to Hebbal and the airport
Questions buyers ask
What are the drawbacks of Embassy Origins?
A 2032 handover, top-of-corridor prices, thin social infrastructure nearby, a distant metro and future construction on neighbouring parcels.
Riverine or South Reserve — which should I choose?
Riverine for a large, low-density villa from about ₹14 Cr with handover in September 2032; South Reserve for an apartment from about ₹2 Cr with handover in March 2032.
Sources
- Embassy Origins – official page
- Embassy Riverine – official page
- Embassy South Reserve – official page
- Business Standard – Embassy Origins sells 477 homes in a week (5 Oct 2026)
- Business Standard – Embassy plans ₹2,000 Cr investment in North Bengaluru homes (15 Sep 2026)
- RERA record, South Reserve, via Square Yards
- RERA record, Riverine, via Square Yards
- Embassy Developments Annual Report 2025-26
- Propsoch – Embassy Knowledge Park
- Housiey – Embassy Knowledge Park
Proplisto is an independent property platform, not the developer. Figures are compiled from RERA records, developer material and public listings as of the date above; where sources disagree we show the range. Confirm the final price, specifications and RERA details with the developer before booking.
