Price

Embassy South Reserve price list starts at Rs 2.10 Cr for 2 BHK and Rs 2.77 Cr onward for 3 BHK, while 3.5 BHK is released on request. Prices are entry points for configurations: the number for a single property changes with tower, floor, tier and orientation. Here are the current beginning prices, add-ons, indicative all-in costs, how the sheet has moved since the expression-of-interest phase and the questions to ask before you book. All figures below are to be considered starting points, not quotes. The only figure that really counts is the cost sheet for the unit you choose.

✦Current Starting Prices

So what is the starting price of Embassy South Reserve? It is 1,330-1,333 sft 2 BHK for Rs 2.10 Cr. The 2.5 BHK price, starting at Rs 2.29 Cr for 1,598 sft, and the Embassy South Reserve 3 BHK price is starting at Rs 2.77 Cr for 1,896-1,923 sft. Signature Residences command a premium over Garden and Sky Block houses and feature private plunge pools where the layout allows private lift lobby access, marble in every room and DGU glazing. Floor rise as well as desirable location charges also shift the number within each tier, thus two homes of the same size can bear dramatically different pricing.

✦Rate per Square Foot

Embassy South Reserve price per sq ft on advertised entry costs works out to around Rs 14,300-14,600 on saleable area. That pushes the project above the launches in the luxury and township format on the route at Rs 11,000-13,000 per sft, and considerably over the average of roughly Rs 9,500 on the Devanahalli corridor. Premium releases in Yelahanka are much more, at Rs 17,500-18,000 per sft. Simply put: Buyers pay a premium over the corridor for 10ft ceilings, a 38,000 sft clubhouse, 19 acres of landscaping and a tiered specification which the corridor seldom delivers at this ticket size.

✦Budgets and Where They Land

For a 3 BHK flats under 3 crore in North Bangalore, 3 BHK base pricing satisfies the brief for a Rs 3 Cr maximum, however GST and stamp duty push the estimated all-in amount to about Rs 3.12 Cr before extra charges. 2 BHK apartment price on Bellary Road, which buyers compare with properties along the corridor, starts here, on Chapparkallu Road, at Rs 2.10 Cr, or roughly Rs 2.16 Cr all-in with statutory costs. Plan your budget on the headline, not the all-in. The entrance price for a 2 BHK is about USD 218,000 and for a 3 BHK is about USD 315,000, for the NRI buyer, assuming Rs 88 to the US dollar, 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

The stamp duty is calculated on the guideline value at the time of registration and so the figure is indicative. The totals also exclude floor rise, preferred location charges, club membership, corpus, parking and legal charges which add significantly to the ultimate number. Club membership and corpus are one-time purchases, whereas floor rise and preferred location charges are variable and depend on the unit you pick. Get the cost sheet in writing before you pay anything and ensure that it has the carpet-area pricing as against saleable area as per K-RERA disclosure guidelines. A clear cost sheet is the best method to compare units equitably and avoid surprises at registration.

✦How the Embassy South Reserve Price List Has Moved

Pricing has strengthened twice since the expression of interest phase. The pre-launch sheet was priced at 6-10% premium to the original band and current sheet is priced about 6% more than the pre-launch sheet The current price sheet is Rs 1.81 Cr to Rs 2.10 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. Entry prices are now in total some 12-17% over the original band. Much of the pre-launch discount has been taken out already, leaving the case to rely on the construction-period and post-possession runway where comparable corridor launches have traditionally generated 20-30% over the whole pre-launch-to-possession cycle.

✦What the Price Buys

There is more to price than square footage. All homes have 10 foot ceilings, VRV air conditioning, and engineered marble floors throughout the living, dining, kitchen and bedrooms. Owners share a 38,000 sft clubhouse, 19 acres of reserved landscape as part of the township, with 3-tier security and CCTV township wide. It is a Karnataka RERA registered project that aims for IGBC Green Homes Gold rating, brought to you by a listed developer with over 30 years of experience in Bangalore. For shoppers crossing the corridor, such inclusions are what differentiate this price from cheaper stock with building-scale amenities and nine-foot ceilings.

✦Payment Plan and Home Loans

Payment will be made in accordance with the normal Embassy construction-linked schedule with milestone percentages detailed in the booking cost sheet. As the homes are being built so 5% GST is being charged and the outflows are spread during the build duration, not upon booking. The Embassy normally has home financing pre-approvals with premier banks and housing finance firms; please check with our staff for the approved panel for this project. NRIs can fund a purchase via NRE, NRO or FCNR accounts or inward remittance and repatriation is subject to FEMA guidelines. It's scheduled for 2032 which provides buyers a lengthy runway to plan budgets around the milestones.