Price

The Embassy South Reserve price list opens at Rs 1.92 Cr for a 2 BHK and reaches Rs 2.77 Cr onwards for a 3 BHK, with the 3.5 BHK released on request. Prices are configuration entry points: the figure for a specific home moves with tower, floor, tier and orientation. Below are current starting prices, the charges that sit on top, indicative all-in costs, how the sheet has moved since the expression-of-interest stage and the questions to ask before you book. Treat every figure here as a starting point rather than a quote, because the cost sheet for your chosen unit is the only number that counts.

✦ Current Starting Prices

So what is the starting price of Embassy South Reserve? It is Rs 1.92 Cr, for a 1,330–1,333 sft 2 BHK. The 2.5 BHK at 1,598 sft starts at Rs 2.29 Cr, and the Embassy South Reserve 3 BHK price opens at Rs 2.77 Cr for 1,896–1,923 sft. Signature Residences carry a premium over Garden and Sky Block homes, reflecting private plunge pools where the configuration allows, private lift lobby access, marble in every room and DGU glazing. Within each tier, floor rise and preferred location charges also move the number, so two homes of the same size can carry noticeably different prices.

✦ Rate per Square Foot

On the published entry prices, the Embassy South Reserve price per sq ft works out to roughly Rs 14,300–14,600 on saleable area. That places the project above premium and township-format launches on the corridor at Rs 11,000–13,000 per sft, and well above the Devanahalli corridor average of around Rs 9,500. Premium launches in Yelahanka sit higher still, at Rs 17,500–18,000 per sft. Put simply, buyers pay a premium over the corridor in exchange for 10-foot ceilings, a 38,000 sft clubhouse, 19 acres of landscape and a tiered specification that the corridor rarely offers at this ticket size.

✦ Budgets and Where They Land

For a Rs 3 Cr ceiling, the 3 BHK base price fits the brief among 3 BHK flats under 3 crore in North Bangalore, though GST and stamp duty take the indicative all-in figure to about Rs 3.12 Cr before other charges. At the entry level, buyers comparing the 2 BHK apartment price on Bellary Road with homes near the corridor will find the 2 BHK here, on Chapparkallu Road, starting at Rs 1.92 Cr, or about Rs 2.16 Cr all-in with statutory charges. Plan your budget on the all-in figure, not the headline. For NRI buyers, at an assumed Rs 88 to the US dollar, the 2 BHK entry price is roughly USD 218,000 and the 3 BHK about USD 315,000; re-check the rate on the day you transact.

✦ Charges Beyond the Base Price

• GST - 5% on under-construction homes

• Stamp duty and registration - about 7.65% in Karnataka for this ticket band

• Floor rise - tiered in bands of floors, per the cost sheet

• Preferred location charges - likely for corner, landscape-facing, skyline-facing and top-floor homes

• Signature Residence premium - over Garden and Sky Block pricing

• Club membership - one-time, typically bundled at booking

• Maintenance corpus - one-time contribution to the township fund

• Car parking, khata, legal and documentation - per the cost sheet

✦ Indicative All-In Cost

Stamp duty depends on the guidance value applicable at registration, so treat the figure as indicative. The totals also exclude floor rise, preferred location charges, club membership, corpus, parking and legal costs, which add materially to the final number. Club membership and corpus are one-time payments, while floor rise and preferred location charges scale with the unit you choose. Ask for the cost sheet in writing before you pay anything, and check that it shows carpet-area pricing alongside saleable area, as K-RERA disclosure rules require. A clear cost sheet is the simplest way to compare units fairly and avoid surprises at registration.

✦ How the Embassy South Reserve Price List Has Moved

Pricing has firmed twice since the expression-of-interest stage. The pre-launch sheet rose 6–10% over the original band, and the current sheet sits about 6% higher again: Rs 1.81 Cr to Rs 1.92 Cr for the 2 BHK, Rs 2.16 Cr to Rs 2.29 Cr for the 2.5 BHK and Rs 2.61 Cr to Rs 2.77 Cr for the 3 BHK. Cumulatively, entry prices are now around 12–17% above the original band. Much of the pre-launch discount has gone, so the case now rests on the construction-period and post-possession runway, where comparable corridor launches have historically delivered 20–30% across the full pre-launch-to-possession cycle.

✦ What the Price Buys

The price covers more than square footage. Every home has a 10-foot ceiling, VRV air conditioning and engineered marble in living, dining, kitchen and bedrooms. Owners share a 38,000 sft clubhouse and 19 acres of reserved landscape across an 85-acre township, with three-tier security and township-wide CCTV. The project is registered under Karnataka RERA, targets IGBC Green Homes Gold certification and is backed by a listed developer with more than 30 years of building in Bangalore. For buyers comparing tickets across the corridor, those inclusions are what separate this price from cheaper stock with building-scale amenities and nine-foot ceilings.

✦ Payment Plan and Home Loans

Payments follow the standard Embassy construction-linked schedule, with milestone percentages set out in the booking cost sheet. Because the homes are under construction, GST at 5% applies, and outflows are spread across the build period rather than concentrated at booking. Embassy typically maintains home-loan pre-approvals with major banks and housing finance companies; confirm the approved panel for this project with our team. NRIs can fund a purchase through NRE, NRO or FCNR accounts or inward remittance, with repatriation subject to FEMA norms. Possession is set for 2032, which gives buyers a long runway to plan finances around the milestones.