Embassy Boulevard, Bellary Road: Villas, RERA and Resale Checks

Beside Yelahanka Air Force Station on Bellary Road, Embassy Boulevard is Embassy Group's finished villa community for North Bangalore. The developer has sold all 170 villas, so a buyer today negotiates with an owner rather than a builder. Covered below: the key facts, whether a second phase exists, and what to verify in a resale.

The Basics

Villas of four and five bedrooms occupy 51 acres, which works out to around three per acre. Building started in February 2011, and owners began receiving keys in December 2017. RERA fixed a completion deadline of 30 June 2019, when the last villas were still under construction.

Registered land totals 2,03,015 square metres, and 95,947 square metres of it is left open. Stone walls divide the villas, and few households share the clubhouse and courts. The certified project cost is Rs. 2,171.40 Crore.

Is There a Phase 2

Certain advertisements describe a Phase 2 of smaller, cheaper villas. A search of the Karnataka RERA portal for this name returns only one registration, which is the completed community. Any new phase would carry its own completion date, land details and registration number.

Booking or advertising is allowed only after registration, so a buyer pitched a new-phase villa should ask for the number and verify it online. We will post details of a new phase once it is registered.

Plans and Specifications

The five plans are named for trees. Pine has four bedrooms in 4,105 sq ft, and Willow, also with four, covers 3,935 sq ft. The five-bedroom plans are led by Silver Oak at 7,310 sq ft, followed by Cypress at 7,160 sq ft and Cedar at 5,900 sq ft. All sizes are built-up areas.

Each villa came with air conditioning throughout, a lift, a ground-floor pool of its own and cobblestone paving at the car porch. Italian marble covers the living and dining areas, while engineered wood floors the bedrooms. Sanctioned power is 18 kVA for Cypress and Silver Oak, 15 kVA for Cedar, and 12 kVA for Willow with Pine.

Where It Is

The postal address is Hunasamaranahalli Post, Bangalore North 562157, on NH 44 (the Bangalore-Hyderabad Highway) by the air force station. The gate faces the service road, the main link between the city and Kempegowda International Airport, some 12 km north. Schools, hospitals and malls used by residents are in Hebbal and Yelahanka, south of the community.

Namma Metro's Blue Line from Hebbal to the airport is being built along the same highway. For the surrounding stretch of the airport road, read the Hosahalli locality page.

Inside the Gates

The clubhouse has a spa and sauna alongside a gym and a room for yoga and aerobics, with a mini theatre, library, games room, business centre and banquet hall under the same roof. Outdoor space includes tennis, basketball and badminton courts, a jogging track, a barbecue lawn and a play area for children. An in-house departmental store meets small daily needs.

After years of occupation, a visit shows how well gardens, roads and clubhouse have aged. Request the maintenance bill that the association raised last year as well.

Who Buys Here

Well-funded families wanting a ready independent house are the typical buyers. The airport highway location suits frequent flyers and people employed in Hebbal or at Manyata Tech Park, and returning NRI families look for the same things.

Running a villa with a pool, lift and garden of its own means regular upkeep and staff. A buyer who would rather lock up and leave will be better off in a Hebbal or Yelahanka apartment.

What a Resale Costs

Each owner sets an asking price depending on plan, plot, spot in the layout and the villa's condition. Latest registered sales of an identical plan make the fairest benchmark. Look at the villas now offered for resale side by side.

These costs come on top of the price:

• Stamp duty of 5.6% (a 5% base plus cess and surcharge) with 2% registration
• Servicing or replacing the lift, heat pumps, pool equipment and air conditioning
• Lawyer's charges for scrutinising the title and the sale deed
• A transfer or membership fee, if the association levies one

GST is not charged, because the villa is finished and sold by its owner. The EMI calculator turns a price and loan into an instalment and upfront cash.

The RERA Entry

The promoter is Embassy Property Development Pvt Ltd, and its grant, PRM/KA/RERA/1251/309/PR/171015/000628, is dated 15 October 2017. BIAAPA, the airport-area planning authority, approved the plan, and the application for completion carries the date 30 May 2019. The state portal finds it by project name, and it covers only the finished community.

The Developer

Founded in Bangalore in 1993, Embassy Group is known for business parks like Embassy Manyata and for upmarket homes in the north. Close to this community, it finished Hebbal's Embassy Lake Terraces. Its large township in Devanahalli, up the same highway, is Embassy Springs.

Resale Checklist

Papers and building both need attention. Cover these points:

• The seller's registered deed, and every earlier deed in the chain
• The villa's occupancy certificate, with the approved plan set against the built house
• An encumbrance certificate running from the first sale until now
• Khata and a current property tax receipt
• A letter closing any loan, if the villa was mortgaged
• A letter from the association confirming nothing is due
• Service history for the lift, air conditioning, pool and solar hot water
• Damp and structural inspection, since the oldest villas are nearly nine years old

Several villas are normally for sale at once, so view two or three before you make an offer. Visits, and a comparison with villa projects near Yelahanka, can be arranged on request.