Embassy Knowledge Park Township, Tharahunise: A Buyer's Guide for October 2026
Tharahunise, which falls between Yelahanka and Devanahalli, is the site of Embassy Knowledge Park, an Embassy Group township covering 200 acres. One site carries villas, apartments, offices, a school and shops. The sections below cover the layout, what each home type costs, the RERA records and how to judge whether a villa or an apartment suits you.
Layout of the Township
Living near work is the thinking behind the plan, with homes and offices sharing the land. Villas and apartments are marketed as two separate projects with an enclave each. The plan has these parts:
- A 50-acre enclave of 217 villas, with about 4,000 trees
- A school, plus shops for day-to-day needs
- Nine apartment towers holding 855 homes
- Office buildings inside a tech park
Developments of this scale arrive in stages across many years. Homes, offices and shops will not open together, so early years on site may feel unfinished.
Where It Is and How You Get There
The address is Tharahunise, reached from IVC Road and Chapparkallu Road, a short distance from Stonehill International School. NH 44 (Bellary Road) leads to Hebbal and Yelahanka one way, while the other direction ends at Kempegowda International Airport. The airport office parks and the KIADB Aerospace Park are the nearest big employers in North Bangalore.
Stations are planned through Yelahanka for the Namma Metro Blue Line, which is being built towards the airport. Hospitals, colleges and shopping already exist in Yelahanka. Roads near Tharahunise are quiet but still developing, so a peak-hour drive shows the real commute.
Villa Plans and Prices
Among the two projects, Embassy Knowledge Park Villas has the lower density. Its 217 villas each have a ground floor with two floors above. The enclave keeps 19 acres as green open space and adds 40,000 square feet of clubhouse.
The 4 BHK villa measures roughly 4,200 square feet and starts at Rs. 10.50 Crore. For the 4.5 BHK of roughly 5,200 square feet, the opening price is Rs. 12.50 Crore. The largest plan, a 5 BHK of roughly 6,800 square feet, begins at Rs. 15.50 Crore.
Rates work out near Rs. 25,000 per square foot on the 4 BHK and near Rs. 22,800 for the 5 BHK. Registered completion is 30 September 2032. Villas are spaced at a little over four to the acre, which leaves generous room between neighbours.
Apartment Plans and Prices
A much cheaper way into the same address is Embassy Knowledge Park Apartment. Its nine towers rise from 7 to 19 floors and hold 855 homes. Four sizes are offered:
- 3.5 BHK, roughly 2,250 square feet: Rs. 3.06 Crore upwards
- 3 BHK, roughly 1,896 square feet: Rs. 2.55 Crore upwards
- 2.5 BHK, roughly 1,598 square feet: Rs. 2.09 Crore upwards
- 2 BHK, roughly 1,330 square feet: Rs. 1.76 Crore upwards
At close to Rs. 13,200 per square foot, the entry rate is nearly half the villa rate. A swimming pool, gymnasium, tennis court, co-working space and amphitheatre are among the planned amenities.
Choosing Between the Two
Budget, space and lifestyle decide this. Villas come with a private plot and three levels of rooms, and every plan costs over Rs. 10 Crore. Apartments are one-level homes with lower upkeep and a much smaller outlay.
For resale and rent, apartments between Rs. 1.76 Crore and Rs. 3.06 Crore attract more buyers and renters than villas above Rs. 10 Crore. Maintaining a big independent home and its garden also costs more.
RERA Records and Timeline
Summit Developments Limited holds two RERA registrations, both dated 9 September 2026. Embassy Riverine covers the villas (PRM/KA/RERA/1251/309/PR/090926/008924) and spans 217 villas, with completion due on 30 September 2032. Embassy South Reserve covers the apartments (PRM/KA/RERA/1251/309/PR/090926/008925) and spans 855 homes, with completion due on 31 March 2032.
The KIADB approved the building plan on 13 August 2026, and the start date shown in both records is 1 September 2026. Look up your phase's number on the state RERA website before you sign the sale agreement. The tech park, school and shops are not part of these registrations, so get their timelines in writing.
Cost Beyond the Price
GST at 5% of the agreement value applies while a home is under construction. Karnataka levies stamp duty at 5% when the value exceeds Rs. 45 Lakhs, which reaches 5.6% after cess and surcharge, and registration costs 2%. For a villa priced at Rs. 10.50 Crore, expect roughly Rs. 58.8 Lakhs in stamp duty and Rs. 21 Lakhs in registration.
Payment plans and maintenance estimates vary by format. At booking, the cost sheet should break out parking, clubhouse charges, deposits and any floor rise or plot premium.
The Developer
Founded in 1993 and based in Bangalore, Embassy Group made its name on office parks. That record counts here because the township leans on its tech park being delivered. Villa buyers can visit Embassy Boulevard near Yelahanka, a finished Embassy villa community, and compare.
Before You Book
Paperwork needs care from day one when the timeline is this long. Run through these checks:
- Verify the RERA number of your own phase
- Get refund and cancellation terms in writing for any token money
- Have your phase's possession date written into the sale agreement
- Ask what is ready with phase one in terms of amenities, roads and retail
- Ask when the office park and the school are due
- Visit a finished Embassy villa project and set it against the plans
- Time the drive to your office, the airport and Hebbal in rush hour
Households that plan to stay many years, and like a large master-planned neighbourhood close to the airport, are the best fit. Ask us for the current price lists for both villas and apartments.
