Embassy Lake Terraces, Hebbal: What Resale Buyers Should Know (October 2026)

Hebbal, on the northern side of Bangalore, is home to Embassy Lake Terraces, a ready-to-occupy luxury development by Embassy Group. Nine towers hold 467 big apartments, every one already sold by the developer. A buyer today therefore deals with an existing owner. The sections that follow cover setting, plans, pricing, total cost and paperwork.

Setting and Access

Manipal Hospital (earlier Columbia Asia) is the neighbour of this service-road address in Hebbal Kempapura. NH 44, better known as Bellary Road, runs alongside; Mekhri Circle lies one way and Kempegowda International Airport the other. At the Hebbal junction the Outer Ring Road joins it, which opens up the eastern tech corridor and Manyata Tech Park.

Namma Metro's Blue Line, a line under construction between the city and the airport, follows Bellary Road and the Outer Ring Road. Kempapura and Hebbal are among its planned stations. Hotels, malls, hospitals and schools are already established here, though the junction gets crowded at peak hours, so test the commute at office time.

Key Facts

The essentials about the project are these:

• Land: 14.5 acres, beside Hebbal Lake
• Towers: nine, each rising 21 floors
• Apartments: 467, made up of penthouses, 4 BHK and 3 BHK homes
• Built-up area: from about 3,536 sq ft, with 7,809 sq ft at the top
• Stage: completed, with the first handovers in March 2023
• Availability: the developer has sold out, so only resale homes exist
• Address: Service Road, 6/1A, Hebbal Kempapura (Subramani Nagar area), Bangalore 560032

Who It Suits

Large households that need room for staff, guests or a study at home will find the space they want in a finished building near the airport road. Even the smallest plan crosses 3,500 sq ft. Senior professionals based around Hebbal, at Manyata Tech Park or downtown in the central business district are a natural fit.

With the towers finished, the home itself, with its view and condition, can be inspected prior to payment. A resale also means the developer attaches no construction-linked payment schedule. For smaller flats or low-rise blocks, other Hebbal projects are the place to look.

Plans and Sizes

Built-up area is the basis for all three plans. The penthouse is the biggest at roughly 7,809 sq ft, with the 4 BHK next at 4,430 and the 3 BHK at 3,536. Each one dwarfs a standard flat with a similar bedroom count.

In a resale, the deed signed by the seller states the carpet area, and the real home should be measured against that figure. Floor level and facing change from tower to tower, so even identical plans can have unlike outlooks, daylight and traffic sound.

Resale Pricing

The developer has no stock left, so each owner picks an asking price. Tower, floor, lake or city outlook, the state of the interiors and how soon the seller must close all move it. Registered sale values for a matching plan inside the project are the most reliable yardstick for an offer.

Asking prices for one size can be far apart between towers, so view several homes. Interiors lift the price, which makes it sensible to value the furnishings separately from the apartment. A bank valuation arranged for a home loan serves as a second opinion.

Total Cost

GST is not charged once an apartment is finished and holds its occupancy certificate. Karnataka stamp duty is 5% where the value exceeds Rs. 45 Lakhs, which reaches 5.6% after cess and surcharge, and registration is 2%. The combined 7.6% of the sale value is a hefty sum at this size.

Budget separately for the following items:

• Brokerage, where an agent is involved
• Lawyer's fees for checking title and drafting the sale deed
• A transfer fee payable to the owners' association, if applicable
• Any dues the seller owes the association
• Repairs or new interiors once you move in

Running costs matter as well, since a home bigger than 3,500 sq ft carries a sizeable monthly bill, so ask the association for today's rate. Our EMI calculator makes it easy to compare instalments across loan amounts.

Amenities

A clubhouse anchors the facilities, and landscaped gardens run between the towers. Residents already live here, so each facility can be inspected as it stands. Among them:

• Pool and gym
• Outdoor courts with a jogging track
• Mini theatre plus a room for indoor games
• Children's play area and an activity area
• Space for family celebrations
• Retail space within the complex

RERA and Documents

Registration PRM/KA/RERA/1251/309/PR/171016/000602 was granted by Karnataka RERA on 16 October 2017. The promoter named on it is Embassy Property Development Pvt Ltd, and the BBMP approved the building plans. Its validity ran until 31 March 2023, and anyone can search the number through the Karnataka RERA website.

In a resale, project documents and seller documents both count. On the project side, ask for the sanctioned plan and the occupancy certificate of the tower. From the seller, collect these:

• The allotment letter from the developer, with the registered sale deed
• The seller's khata and the newest property tax receipt
• An encumbrance certificate for all the years after that deed
• The association's letter confirming nothing is due
• The bank's letter closing the loan, where the home was financed

The Developer

Founded in 1993 and based in Bangalore, Embassy Group became known for office parks such as Embassy Manyata near Hebbal. Plotted townships, villas and apartments across the city are also part of its record. In North Bangalore the portfolio ranges from premium Bellary Road residences to townships at Yelahanka and Devanahalli.

What to Check Before Buying

With a finished home, claims can be verified on site. Cover these points:

• Look for seepage and check the fittings and balconies
• Confirm that the parking bays named in the deed are the ones allotted to the home
• Get the maintenance rate and corpus fund balance from the association
• Make sure the seller's name matches on every document
• Return at different times to judge light and road noise
• Ask residents how the lifts, water supply and maintenance perform

Buyers weighing other large homes nearby can also browse apartments for sale in Hebbal. Before bidding, review the resale homes now on the market in this project.