Embassy Eden at Rajanukunte: Villas, RERA Details and Pre-Booking Checks
Beyond Yelahanka, in North Bangalore, Embassy Group is preparing Embassy Eden, a villa launch near Rajanukunte, at Bettahalasuru. Its 95 houses, every one with five bedrooms, share a site of 31.65 acres, and Karnataka RERA has already registered it. This guide takes in where it is, the sizes, the money, the registration and what to confirm before booking.
Is It for You
A house of this scale suits only a few buyers, and they must be willing to wait. Families in business and senior professionals with a home already in the city, who want a second residence by the airport, are the typical audience.
Handover is planned for the end of 2031, with payments spread across roughly five years. If a house is needed sooner, completed villa communities on Bellary Road are the closer match.
Layout and Developer Entity
Each villa rises over a ground floor and two upper levels, and the gated layout allows three villas to the acre. The site totals 1,28,081 sq m (31.65 acres), of which 27,632 sq m is built over, which keeps around 78% for parks, gardens and roads.
The promoter is Sion Eden Developers Limited, whose Infantry Road office is the Embassy head office. Registration came on 31 December 2025. Project cost, as certified, comes to Rs. 1,351.65 Crore, and the land makes up Rs. 465.70 Crore of it.
Address and Surroundings
Postcode Bengaluru 562157 covers the plot, which is in Yelahanka Taluk's Jala Hobli, at the village of Bettahalasuru. The survey numbers are 344/3 through 344/6, 344/1, 343, 342/1 through 342/3, 341/1 through 341/4, and 255/2P with 255/4 through 255/6. NH 44 (Bellary Road) is the eastern boundary, and Doddaballapur Road the western.
Rajanukunte, the closest town on Doddaballapur Road, gives the scheme its market name. The airport is east, across NH 44. South of the land, Yelahanka has the nearest big hospitals, schools and shops, and NH 44 is also the main road towards Hebbal and the rest of the city.
Tharahunise, within the same belt of Jala Hobli, has the Embassy township and Stonehill International School. Metro work is under way on the Hebbal-airport stretch of the Blue Line, along NH 44. Surrounding villages are semi-rural, so errands call for a trip to Yelahanka, and driving from the entrance to your workplace at rush hour is the best commute test.
Villa Sizes
One type, the five-bedroom villa, is built in two sizes. The carpet areas registered with RERA, which cover the usable floor within the walls, are:
- 5,129 sq ft (476.51 sq m) for 58 villas
- 6,483 sq ft (602.25 sq m) for 37 villas
Open terraces, verandahs and private balconies are counted outside the carpet area. Balconies total 13,933 sq m across the project, and terraces 26,652 sq m. A villa reaches 11.5 m in height and comes with four car parks.
Sales brochures generally quote saleable area, which is bigger, as wall thickness, terraces and a portion of common areas are added. Before booking, get three figures for the specific villa: its plot area, its carpet area and its share of land. The share varies between villas, from near 1,010 sq m up to about 1,849 sq m.
The Full Cost
Pricing is on request and shifts with the villa size, plot and position within the layout. The developer can supply the latest price list, details of which villas can be booked now, the payment plan and maintenance charges, all in writing.
Budget for these on top of the villa price:
- Stamp duty of 5.6% (a 5% base with cess and surcharge on top) and a 2% registration fee
- GST if the villa is bought during construction
- A corpus fund, plus maintenance paid in advance
- Charges for the clubhouse, infrastructure and utility connections
- Interiors, a large budget in their own right for a house this size
A line-by-line cost sheet for the villa chosen forms the basis of the budget and of any loan application. It should be requested before any booking amount is paid.
Amenities
The plan is built around a clubhouse with a pool and a gym. It also provides parks, outdoor sports facilities and power backup. Only 95 households will use them, so crowding will be rarer than in an apartment complex.
Registration and Stage
RERA registered the project as PRM/KA/RERA/1251/472/PR/311225/008368. Plan no. 06/2025-26 was sanctioned by the Bangalore Development Authority on 16 May 2025. Work is due to begin on 31 January 2026, with completion set for 31 December 2031.
Before the start date, on 15 January 2026, the first quarterly update reported the pre-construction stage. Payments from buyers go into a project account at the Infantry Road branch of Kotak Mahindra Bank, and the Bettahalasuru Grama Panchayat supplies the water.
About Embassy Group
Embassy Group, a Bangalore builder since 1993, is known for office parks like Embassy Manyata, and villa communities up north. Its listed company, Embassy Developments, announced six North Bangalore residential launches in November 2025, worth Rs. 10,300 Crore. Villas account for two, and another villa launch is Embassy Riverine, at Tharahunise.
Before You Book
Because handover is in 2031, paperwork deserves care now. These steps matter most:
- Verify the registration number, the number of villas and the finish date on the Karnataka RERA portal
- Have the villa's plot area, carpet area and land share written down
- Read the terms on delay and cancellation in the sale agreement
- Pay only into the account that the agreement names for the project
- Ask a lawyer to check the title deeds for the survey numbers, along with the encumbrance certificate
- Request the newest quarterly update ahead of each big payment
More projects are listed under North Bangalore for comparison. The sales gallery at Embassy Eden is where the layout plan can be seen.
