Embassy South Reserve Cost Sheet: Every Line Explained

Rs 1.92 Cr buys a 2 BHK here, or so the headline says. What leaves your account is another figure entirely, and the gap between the two runs to lakhs rather than thousands. Tax, registration and a handful of charges that never appear in an advertisement all sit between the two numbers. The Embassy South Reserve cost sheet is the document that sets them out, line by line, for the particular home you have chosen. Work through it before you commit, and no demand that arrives later will come as a surprise to you.

Base prices, and why they move

Four configurations carry published entry prices. A 2 BHK of 1,330–1,333 sft opens at Rs 1.92 Cr, the 1,598 sft 2.5 BHK at Rs 2.29 Cr, and a 3 BHK of 1,896–1,923 sft at Rs 2.77 Cr. Pricing for the 3.5 BHK, spanning 2,140–2,250 sft, is released on request.

Each of those figures marks a floor rather than a quote. Tower, floor, tier and orientation all shift the number for a specific apartment, and Signature Residences carry a premium over Garden and Sky Block homes. Two identically sized flats can therefore sit well apart on price.

Comparing two apartments therefore starts with two sheets, not two headline prices. Ask our team to produce both, and the difference between a corner home on a high floor and an inner one lower down becomes obvious in rupees rather than adjectives.

Two numbers matter most when you compare: the rate per sft and the all-in total. One tells you what the market thinks of the address, the other tells you what your bank account will actually feel.

Tax and registration

Statutory charges come next, and they apply to nearly every buyer. GST runs at 5% on under-construction homes, while stamp duty and registration together come to roughly 7.65% in Karnataka for this ticket band.

Anyone calculating GST and stamp duty in Karnataka should remember that duty is assessed on the guidance value at registration, which falls due years after booking. Neither charge is negotiable, and lenders generally fund the consideration rather than the tax on it, so budget for both in cash.

Timing matters as well as amount. GST arrives alongside each construction milestone, whereas registration costs wait until handover in 2032, so the two land years apart in your cash flow and should be planned separately.

Guidance value is set by the state and revised periodically, so the duty payable at registration is not knowable to the rupee today. Build in a margin rather than treating the current percentage as fixed for the next six years.

What the all-in figure looks like

Adding tax to the base consideration takes a 2 BHK to roughly Rs 2.16 Cr and a 2.5 BHK to about Rs 2.58 Cr. Buyers working out the all-in price of a 3 BHK should plan on approximately Rs 3.12 Cr, and that figure still excludes several charges.

Treat the table above as a starting position rather than a final total. Our team can produce the precise number for a chosen unit, which is the only figure worth building a budget around.

Financing changes the picture again. Lenders fund the consideration rather than the tax, which means a meaningful share of the all-in figure has to come from your own resources at points you can predict in advance.

Charges beyond tax

Several further items belong on the sheet. Club membership is a one-time payment usually bundled at booking, a maintenance corpus contribution goes towards the township fund, and car parking, khata, legal and documentation charges complete the list.

Knowing which items fall due at booking and which arrive later matters for planning. Corpus and club membership land early, whereas registration costs wait until handover in 2032, so the first year of outflow looks quite different from the last.

One-time charges deserve their own line in your planning. Club membership and the corpus contribution generally fall at booking, so the first few months carry a heavier load than the staged milestones alone suggest.

Floor rise and location premiums

Two charges vary by unit rather than by configuration. Floor rise and preferred location charges reflect what the market pays for height, views and orientation, with the first applied in bands of floors and the second attaching to corner, landscape-facing, skyline-facing and top-floor homes.

Tier compounds the effect. Garden Block homes sit low near the 19 acres of landscape, Sky Block homes rise higher for longer views, and Signature Residences add marble in every room, DGU glazing, private lift lobby access and a plunge pool where the layout supports one.

Ask for the band structure in writing rather than a verbal indication. Seeing how the Embassy South Reserve cost sheet applies floor rise across the range lets you weigh a higher floor against a lower one on comparable terms.

Corner homes and landscape-facing apartments tend to attract the larger premiums, which is worth knowing before you fall for a particular view.

What to ask for, and how to read it

Request the sheet for your specific apartment rather than a generic price list. Under Karnataka RERA disclosure rules it should show carpet area pricing alongside the saleable figure, which states the usable space inside your walls and makes comparison between projects genuinely fair.

Alongside the sheet, ask for the milestone percentages of the construction-linked payment plan. Put every question about charges in writing, so answers form part of your record instead of a conversation somebody later recalls differently.

Keep everything in a single file from booking onwards. Questions that surface in 2030 are far easier to settle with the sheet, the agreement and the correspondence from 2026 sitting in front of you.

Our team can walk you through the sheet line by line, so nothing on it arrives as a surprise later. Ask for that conversation before you shortlist rather than after the decision has effectively been made.

Karnataka RERA Registration No. PRM/KA/RERA/1251/309/PR/090926/008925. To check availability, current pricing or to arrange a site visit, get in touch with our team.

FAQs

1. Is GST included in the quoted price?
   No. GST of 5% applies to under-construction homes on top of the base price, alongside stamp duty and registration of roughly 7.65%.

2. What does a 3 BHK cost all-in?
   About Rs 3.12 Cr once tax is added to the Rs 2.77 Cr base price, before floor rise, preferred location charges, parking, club membership and corpus.

3. When does stamp duty fall due?
   At registration, which happens close to handover, and it is calculated on the guidance value applicable at that time.

4. Are floor rise charges fixed?
   They follow a published band structure. Ask for the schedule in writing so units can be compared on the same basis.

5. What is carpet area pricing?
   It states the usable area inside the walls of your home rather than the saleable figure, and Karnataka RERA requires it to be disclosed.

6. Is the 3.5 BHK priced publicly?
   Not at present. It is released on request, so ask our team for the figure and the full charge structure together.

7. Do Signature Residences cost more?
   Yes. The tier carries a specification and exclusivity premium over Garden and Sky Block homes.

8. When is the sheet issued?
   Our team can share it as soon as you shortlist a configuration, and it is issued formally at booking under K-RERA disclosure rules.