Embassy Group, Iblur, Bellandur (off Outer Ring Road)
Embassy Pristine
Embassy Group's completed 424-home lakeside project at Iblur, Bellandur, about 800 m off the Outer Ring Road. Large 3, 4 and 5 BHK flats of 2,666–5,500 sq ft, resale only: 3 BHK from about ₹4.6 Cr, 4 BHK about ₹6.2–7 Cr.
Also known as Embassy Pristine Apartments, Embassy Pristine Bellandur, Embassy Pristine Iblur, Embassy Pristine Outer Ring Road, Embassy Pristine Koramangala
- Price
- ₹4.6 Cr – ₹13.5 Cr
- Homes
- 3, 4 & 5 BHK apartments
- Status
- Ready to move (resale)
- RERA
- Completed before RERA · no project number
Researched by Proplisto Research · checked against Karnataka RERA records and developer material · updated · 19 sources.
About Embassy Pristine
Embassy Pristine is Embassy Group's completed apartment project at Iblur Village, Bellandur, about 800 m off the Outer Ring Road (ORR) between the Iblur junction and Bellandur Lake, in East Bengaluru. It has 424 large apartments in 9 towers of 10–14 floors on about 14.5 acres, with only four homes per floor, a 72,000 sq ft clubhouse and sports area, and an IGBC Platinum green rating.
Launched in late 2011 and sold out by 2014, it was handed over around January–February 2017, so it is ready to move and available only on resale. Homes are big: 3 BHK of 2,666–3,273 sq ft, 4 BHK of about 3,600 sq ft and 5 BHK / penthouses of 4,239–5,500 sq ft. Resale asks in 2025–26 start at about ₹4.6 Cr for a 3 BHK and run to about ₹6.2–7 Cr for a 4 BHK, roughly ₹17,300–23,000 per sq ft depending on the source.
Because it was completed before Karnataka RERA registration began, it has no project RERA number. A 3 BHK rents for about ₹1.2–1.4 lakh a month.
Highlights
- Completed and occupied since about 2017 — inspect the actual flat before buying
- Very large homes: 2,666 – 5,500 sq ft, four per floor
- 424 homes on about 14.5 acres, with about 70–80% open space
- 72,000 sq ft clubhouse and sports area
- Next to Bellandur Lake and wooded defence land
- About 800 m off the Outer Ring Road tech corridor; Ibbaluru metro station (Blue Line) under construction nearby
Embassy Pristine at a glance
| Detail | Value |
|---|---|
| Developer | Embassy Group |
| Location | Iblur Village, Bellandur, off Sarjapur–Outer Ring Road, Bengaluru 560103 |
| Land | About 14.5 acres (portals quote 14 – 15 acres) |
| Towers | 9 (Aster, Blue Bell, Carnation, Daffodil, Elm, Fern, Gardenia, Hibiscus, Iris) |
| Floors | 10 – 14 (two towers of 10, three of 13, four of 14 floors) |
| Homes | 424 (about 196 three-bed, 192 four-bed and 36 five-bed homes) |
| Homes per floor | 4 |
| Configurations | 3, 4 and 5 BHK (some penthouses and duplexes) |
| Sizes | About 2,666 – 5,500 sq ft super built-up |
| Clubhouse | About 72,000 sq ft including sports areas |
| Green rating | IGBC Green Homes Platinum (developer) |
| Launch | About December 2011 |
| Possession | About January – February 2017 |
| RERA | No project registration (completed before RERA); portals show "not applicable" |
| Resale price per sq ft | About ₹17,300 – ₹23,000 (2025 – 26 listings and portal trends) |
Possession date
Portals give possession as January–February 2017, against an original 36-month schedule from 2011–12 and a 2015 target of early 2016. Ask the seller for the occupancy certificate, the sale-deed chain and the association's no-dues letter.
Embassy Pristine price
| Configuration | Size (super built-up) | Typical rent (per month) | Typical resale ask (2025 – 26) |
|---|---|---|---|
| 3 BHK | 2,666 – 2,700 sq ft | ₹1.2 L – ₹1.4 L | ₹4.6 Cr – ₹6.15 Cr |
| 3 BHK (large) | 3,225 – 3,273 sq ft | ₹1.65 L – ₹1.8 L | ₹6.45 Cr – ₹7.5 Cr |
| 4 BHK | 3,569 – 3,638 sq ft | ₹1.5 L – ₹1.9 L | ₹6.2 Cr – ₹7 Cr |
| 5 BHK / penthouse | 4,239 – 5,500 sq ft | about ₹3.5 L (furnished) | ₹7.3 Cr – ₹7.8 Cr and up |
Resale only. A 3 BHK of about 2,666 sq ft asks about ₹4.6–6.15 Cr, the larger 3,225–3,273 sq ft 3 BHKs about ₹6.45–7.5 Cr, a 4 BHK of about 3,600 sq ft about ₹6.2–7 Cr, and a 4,239 sq ft 5 BHK from about ₹7.3–7.8 Cr. Ground-floor duplexes and the largest penthouses are priced individually — one 5 BHK duplex was listed at ₹13.5 Cr in 2025.
Embassy Pristine floor plans
Embassy Pristine location
Iblur Village, Bellandur: about 800 m off the Outer Ring Road near the Iblur (ORR–Sarjapur Road) junction, with the under-construction Ibbaluru metro station on the ORR about 0.7–1 km away. Columbia Asia and Manipal hospitals on Sarjapur Road 1–3 km, HSR Layout about 2–3 km, Koramangala about 3–5 km, Kempegowda airport 45–52 km.
| Place | Distance | Note |
|---|---|---|
| Outer Ring Road (Iblur junction) | about 0.8 km | developer |
| Ibbaluru metro station (Blue Line) | about 0.7 – 1 km | under construction, opening reported for 2027 |
| Columbia Asia Hospital, Sarjapur Road | about 1 km | Square Yards |
| Sarjapur Road | about 1.7 km | |
| Manipal Hospital, Sarjapur Road | about 3 km | developer |
| HSR Layout | about 2 – 3 km | |
| Koramangala | about 3 – 5 km | developer says 3 km |
Amenities
- Clubhouse and sports complex of about 72,000 sq ft
- Swimming pool, gym, spa, sauna and steam
- Badminton, squash, basketball and tennis courts, cricket practice area
- Aerobics hall, yoga and meditation room, indoor games
- Jogging and cycling track, children's play areas, landscaped gardens
- Guest rooms, party hall, library and concierge desk
About the developer: Embassy Group
Embassy Group was founded in Bengaluru in 1993 by Jitendra Virwani and is best known for office parks (it sponsored India's first listed REIT, Embassy Office Parks). Its residential business is now the listed Embassy Developments Ltd (formerly Indiabulls Real Estate). Pristine was one of its premium Bengaluru projects of the early 2010s.
Delivery came later than first planned: launched around December 2011 on a 36-month schedule, it was targeted for early 2016 in 2015 and handed over around early 2017. Owner reviews on Housing.com (4.3/5 from 8 reviews) praise the construction, lake views and amenities, and complain about high maintenance charges, seepage, lift issues, stray dogs and water quality. We found no RERA complaint, which is expected for a pre-RERA project.
Pros and cons
What works
- Completed and lived in — no construction risk, and you can inspect the exact flat
- Very large homes with only four per floor and lots of open space
- Lake and defence-land views that cannot be built over easily
- Big clubhouse and sports facilities
- Close to the ORR tech parks, HSR Layout and Koramangala
What to weigh
- High ticket size: about ₹4.6 Cr and up, and portal prices disagree widely
- Bellandur Lake's pollution history; clean-up still not finished
- Heavy ORR traffic at Iblur and Bellandur; approach road reported to flood in heavy rain
- High maintenance charges (about ₹20,000 a month quoted for a 4 BHK)
- No RERA registration to fall back on — rely on the OC and title papers
Embassy Pristine photos
Latest updates on Embassy Pristine
Page published with 2025–26 resale prices and rents; location corrected to Iblur, Bellandur (off ORR).
Square Yards price trend ₹23,050 per sq ft (from ₹21,500 in December 2025).
Blue Line Silk Board – KR Puram (incl. Ibbaluru) reported delayed to 2027.
BDA sets March 2026 deadline for Bellandur Lake rejuvenation.
3 BHK rents of ₹1.2–1.4 lakh and 4 BHK ₹1.5–1.9 lakh listed (Aug – Nov 2025).
Possession (portals give January – February 2017).
Buyers told completion expected in Q1 2016.
Project reported sold out.
Project launch.
Embassy Pristine: frequently asked questions
What is the price of Embassy Pristine apartments?
It is a completed project sold only on resale. In 2025–26 a 3 BHK of about 2,666 sq ft asks about ₹4.6–6.15 Cr, a 4 BHK of about 3,600 sq ft about ₹6.2–7 Cr, and a 5 BHK of 4,239 sq ft from about ₹7.3–7.8 Cr.
Where is Embassy Pristine located?
At No. 32/6/1, Iblur Village, Bellandur, Bengaluru 560103, about 800 m off the Outer Ring Road near the Iblur junction, beside Bellandur Lake. It is not on Sarjapur Road, although the address says "Sarjapur Outer Ring Road".
Is Embassy Pristine in Bellandur or Sarjapur Road?
Bellandur (Iblur Village), off the Outer Ring Road. Portals sometimes list it under Sarjapur Road because the nearby ORR junction meets Sarjapur Road.
Is Embassy Pristine ready to move?
Yes. It was handed over around January–February 2017 and is fully occupied. Homes are available only on resale or rent.
What is the RERA number of Embassy Pristine?
It has none. The project was completed before Karnataka RERA registration began, and Housing.com and JLL Homes show RERA as not applicable. The "PRM/KA/RERA/1251/310/AG/…" number some sites show is an agent's registration. Ask for the occupancy certificate instead.
What BHK sizes are available in Embassy Pristine?
3 BHK of 2,666–3,273 sq ft, 4 BHK of about 3,569–3,638 sq ft and 5 BHK / penthouses of 4,239–5,500 sq ft (super built-up).
How many towers and flats are in Embassy Pristine?
424 homes in 9 towers of 10 to 14 floors on about 14.5 acres, with four homes per floor.
Where can I see Embassy Pristine apartments photos?
The photos on this page are from our listing. For a resale flat, ask for current photos or a video of that exact home and its view, and visit before paying a token.
What is the rent in Embassy Pristine?
Late-2025 listings asked about ₹1.2–1.4 lakh a month for a 2,666–2,700 sq ft 3 BHK, ₹1.65–1.8 lakh for a 3,225 sq ft 3 BHK, ₹1.5–1.9 lakh for a 4 BHK and about ₹3.5 lakh for a furnished 5 BHK.
Is Embassy Pristine a good investment?
It is a completed, low-density project with large homes near the ORR tech parks. But at ₹4.6 Cr and up, rents give under 3% a year, so it suits buyers who will live in it more than investors.
Who is the developer of Embassy Pristine?
Embassy Group, the Bengaluru developer founded in 1993 by Jitendra Virwani.
Sources
- Embassy Group – Embassy Pristine
- Embassy India – Embassy Pristine
- Housing.com – Embassy Pristine project page
- Housing.com – 4 BHK resale listing, ₹6.75 Cr
- Housing.com – 4 BHK resale listing, ₹6.95 Cr
- Housing.com – 3 BHK resale listing, ₹6.45 Cr
- Housing.com – 5 BHK duplex listing, ₹13.5 Cr
- Housing.com – 4 BHK rental listing
- Square Yards – Embassy Pristine
- JLL Homes – Embassy Pristine
- Houssed – Embassy Pristine
- NoBroker – Embassy Pristine Bellandur
- Gharpe – Embassy Pristine rentals
- Settlin – Embassy Pristine
- CommonFloor – Embassy Pristine review thread
- CommonFloor – Embassy Pristine problems thread
- Deccan Herald – New deadline for Bellandur Lake rejuvenation (Nov 2025)
- Swarajya – Blue Line opening delayed to 2027 (Aug 2026)
- Ibbaluru metro station – Wikipedia
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.
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