Embassy Group, Iblur, Bellandur (off Outer Ring Road)

Embassy Pristine review

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

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Researched by Proplisto Research · checked against Karnataka RERA records and developer material · updated 2 Nov 2026 · 19 sources.

Our verdict

Embassy Pristine is one of the few completed projects near the ORR tech corridor with genuinely large homes, low density and an open, green setting. If you want a big ready home close to work in Bellandur, HSR or Koramangala, it is worth a look; as an investment, high prices and rents below 3% of value leave little room.

Before you buy, see the lake and the approach road at different times of day, ask the association for the maintenance rate and a no-dues letter, and get the occupancy certificate and the full title chain. Compare the asking price with recent registered sales in the same tower, because portal prices range from about ₹17,300 to ₹23,000 per sq ft.

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
Strong rents for large homes: about ₹1.2–1.9 lakh a month

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
Rental yield under 3% at current prices

Who it suits

Families who want a large ready home near the ORR tech parks
Buyers upgrading from a smaller flat in HSR, Koramangala or Bellandur
Anyone who wants to inspect the exact home and society before buying

Embassy Group: delivery record

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.

Item	Detail
Developer	Embassy Group (founded 1993); residential arm now Embassy Developments Ltd (listed)
Launch	About December 2011
Sold out	Reported by August 2014
Possession	About January – February 2017
Owner rating	4.3 / 5 on Housing.com (8 reviews; maintenance rated lowest at 3.5)

Before you book

Get the occupancy certificate, sale-deed chain and khata from the seller
Ask the association for the maintenance rate, no-dues letter and transfer charges
Check the flat for seepage and ask about lift upkeep and water quality
Visit at peak hours and after rain to judge ORR traffic and the approach road
Compare the asking price with recent registered sales in the same tower and size

Questions buyers ask

What are the problems in Embassy Pristine?

Owner reviews mention high maintenance charges, seepage, lift issues, stray dogs and water quality. Bellandur Lake's pollution history and ORR traffic are the main location concerns.

Is the Bellandur Lake smell a problem at Embassy Pristine?

It was a major issue in 2013–2018. A BDA clean-up is under way but not finished, so visit at different times of day before buying.

Sources

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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