Embassy Grove, Kodihalli: Duplex and Triplex Homes, RERA and Costs

Kodihalli, just off Old Airport Road, is home to Embassy Grove, a finished gated development by Embassy Group. It offers four-bedroom duplexes and triplexes, 106 in total, across a site of 7.93 acres, with Rs. 8.57 Crore as the opening price. The notes below explain the plans, what buying really costs, the registration and the checks to make before any payment.

Shape of the Development

Buildings stop at four floors and hold multi-level homes, sometimes called villaments, so the place reads as a street of big houses rather than a tower scheme. Of the 106 homes, 66 are in Phase I and 40 in Phase II. The first keys went to owners in March 2023.

Kodihalli's Rustumbagh Main Road carries the site, door numbers 34 and 34/1, Bangalore 560017. Built-up areas range between roughly 4,339 and 5,658 square feet.

Who Buys Here

A family that wants four bedrooms, a generous floor area plus a central location in one ready house fits well. Because 106 homes share nearly eight acres, common areas, parking and lanes see few users. Senior professionals who work in the central business district, Indiranagar or Domlur are typical buyers, and so are returning NRI families.

All plans stack rooms across two to three levels, which makes stairs a daily feature. If elderly relatives will live there, walk the plan and see what is on the entry level. Anyone seeking a single-level flat, or with less than Rs. 8.5 Crore to spend, will find a better fit in another project.

Neighbourhood

Rustumbagh Main Road is a short hop from Old Airport Road. The nearest business hubs are Domlur and Indiranagar, while the Intermediate Ring Road ties the area to Koramangala. Offices on Old Airport Road, and Domlur's Embassy GolfLinks business park, are close.

The area is mature, with hotels, hospitals, schools and shops already along Old Airport Road and around Indiranagar. Metro trains on the Purple Line run from Indiranagar, the nearest operating stations. Rush-hour traffic on Old Airport Road is slow, so drive the commute at office time before deciding.

Plans and Areas

Four plans are offered, every one with four bedrooms. Sizes are built-up areas. The duplexes occupy two levels and measure about 4,339 and 5,474 square feet, while the triplexes occupy three levels and measure about 4,850 and 5,658 square feet.

The sale agreement states each home's carpet area, the best number for comparing plans. As the homes are done, a buyer can inspect the exact unit, the light, the finishes and the private outdoor space first.

Cost of Buying

Rs. 8.57 Crore buys the smallest duplex of 4,339 square feet, roughly Rs. 19,750 for each built-up square foot. The larger duplex starts at Rs. 8.7 Crore, while the smaller triplex begins at Rs. 9.90 Crore and the larger at Rs. 10.06 Crore. Plan, placement within the layout and the home's condition set the final amount.

Once an occupancy certificate exists, a home carries no GST. Karnataka charges 5% stamp duty above Rs. 45 Lakhs, which becomes 5.6% after adding cess and surcharge, plus 2% registration. For a Rs. 8.57 Crore home, stamp duty is near Rs. 48 Lakhs and the registration fee near Rs. 17 Lakhs.

Also allow for lawyer's fees, the maintenance deposit payable to the association and any interior work. The EMI calculator compares instalments across loan sizes.

Facilities

Landscaped gardens wind between the homes, and a clubhouse anchors the facilities. These include a pool, a gym and a health spa, plus a mini theatre and an indoor games room. Outdoors are courts and a jogging track, with a children's play area, a party space for family occasions and shopping spaces within the project. Few households use them, so they stay uncrowded.

Registration and Documents

The promoter, Embassy Property Development Pvt Ltd, holds Karnataka RERA number PRM/KA/RERA/1251/446/PR/171019/000614, dated 19 October 2017. BBMP approved the plans, and the registration later got an extension to 31 March 2023. The Karnataka RERA portal lets anyone verify it.

In a completed home, the key documents are the title papers and the occupancy certificate. Request the occupancy certificate for the phase along with the plan sanction and an encumbrance certificate. A resale adds the khata, the registered deed of the seller and the owners' association's letter confirming nothing is due.

Developer

With a base in Bangalore, Embassy Group dates from 1993. Large office parks made its name, and plotted townships, villas and apartments followed across the city. Its homes run from high-value schemes on Old Airport Road and in Hebbal to townships near Yelahanka and Devanahalli.

Checklist

Since everything promised is built, verification is straightforward. Cover these points:

• Look up the RERA number and the promoter on the state RERA portal
• Get an occupancy certificate that covers both the phase and the specific unit
• Walk the home looking for seepage, worn finishes and repairs due
• Check that parking bays and any private garden or terrace match what the deed says
• Ask the association what the monthly maintenance is and how large the corpus is
• Have a lawyer go through the title papers and approvals for internal alterations

Sales at this price level are infrequent, so view two or three units to judge an offer fairly. Details of homes available now, and a visit, can be arranged on request.