Embassy Edge in Embassy Springs, Devanahalli: Apartment Buyer's Guide for October 2026

Devanahalli, north of Bangalore, is where Embassy Group has set the apartment phase of its Embassy Springs township. Embassy Edge, which RERA lists under the title Embassy Springs Phase 2A, has five towers containing 826 flats, ranging from 1 BHK up to 3 BHK. Prices open at Rs. 65 Lakhs. The sections below cover setting, plans, tower-wise progress, RERA, costs and pre-purchase checks.

Key Facts

The township is better known for plots, which makes the apartments a newer addition. Each tower has 14 floors. In brief:

• Site: Devanahalli Taluk, Kundana Hobli (Hegganahalli and Nagamangala villages), pin 562157
• Towers: Daisy, Elderberry, Fuchsia, Gardenia and Hibiscus
• Homes per tower: Hibiscus 112, Fuchsia 112, Elderberry 154, Daisy 196, Gardenia 252
• Formats: 1 BHK to 3 BHK, with a 2.5 BHK in between
• Built-up area: 607 sq ft at the smallest, 1,240 sq ft at the largest
• Prices open at Rs. 65 Lakhs; the dearest flats cost Rs. 1.50 Crore
• Completion date on the register: 31 December 2027, extended from 28 February 2023

Roads and Surroundings

NH 44 (Bellary Road) near Devanahalli gives access to the township, and Kempegowda International Airport is a short drive away. Southbound, the highway passes Yelahanka and Hebbal on its way into central Bangalore. Nearby employment centres are the airport business parks and the KIADB Aerospace Park.

The airport line of Namma Metro (the Blue Line) is still being built, and its opening should strengthen links with the Outer Ring Road and Hebbal. Schools and daily shopping are available in Devanahalli town. For bigger hospitals and malls, head to Yelahanka or Hebbal.

Who It Suits

Small families and people buying their first home are drawn to a compact flat in a large gated township close to the airport. Investors may like the smaller formats because airport employees and the business parks planned around Devanahalli generate tenant demand. Frequent flyers gain the most.

With the largest plan stopping near 1,240 sq ft, a household that needs four bedrooms or a bigger 3 BHK would do better in other Devanahalli projects. The journey towards the central business district passes Yelahanka and Hebbal and slows at peak hours. Anyone employed on the southern or eastern side of the city faces a long daily drive.

Life Inside the Township

Embassy Springs covers 300 acres, with plots and apartments placed around landscaped open space. The other phases and Embassy Edge residents use the same roads, parks and community facilities. A township this size takes years to finish, so some parts are finished and some are in progress.

Apartment buyers gain something a single tower cannot give: internal roads, security and greenery designed around the full site. Expect a tower charge and a separate township charge for maintenance, and confirm each.

Plans and Prices

Four formats are sold, all quoted on built-up area, and each has a price band that shifts with tower, floor and facing. The bands run as follows.

A 3 BHK of near 1,240 sq ft costs between Rs. 1.29 Crore and Rs. 1.50 Crore. The 2.5 BHK, near 1,089 sq ft, is priced between Rs. 1.14 Crore and Rs. 1.21 Crore, while the 2 BHK of near 983 sq ft sells between Rs. 1.03 Crore and Rs. 1.14 Crore. The 1 BHK of near 607 sq ft runs from Rs. 65 Lakhs to Rs. 74 Lakhs.

Entry pricing works out near Rs. 10,700 for each sq ft counted. Compare carpet areas between plans, since the sale agreement and the RERA filing both record them.

What Buying Costs

GST applies to the agreement value in a tower under construction, but not to a home holding its occupancy certificate. Karnataka stamp duty is 5% above Rs. 45 Lakhs, which reaches 5.6% after cess and surcharge, and registration is 2%. For the 1 BHK at Rs. 65 Lakhs, that means roughly Rs. 1.3 Lakhs for registration and Rs. 3.64 Lakhs for stamp duty.

A complete cost sheet also lists legal fees, the maintenance deposit, and charges for clubhouse, infrastructure and parking. Home loans bring processing fees, plus interest during construction where the tower is unfinished.

Amenities

A clubhouse is the hub of the facilities, and gardens, play areas and extra township parks surround it. They include:

• Pool, gym and health spa
• Outdoor courts with a jogging track
• Indoor games room and an activity area
• Landscaped gardens and a children's play area
• Space for family celebrations
• Shops for everyday needs

RERA and Progress by Tower

The record PRM/KA/RERA/1250/303/PR/180526/001825, titled Embassy Springs Phase 2A, Apartments, is dated 26 May 2018 and names Embassy Developments Limited as promoter. The planning authority for the area around Bangalore International Airport approved the plans. Anyone can search the number on the state RERA website.

Progress varies by tower in October 2026. The quarterly update of July 2026 showed the phase 72% complete. Completion was first promised for 28 February 2023, and an extension moved the date to 31 December 2027.

Confirm the stage of your chosen tower first. Ask whether it has an occupancy certificate, and if work continues, make sure the agreement states the possession date. Also learn whether the flat is unsold developer stock or an owner's resale, since the papers differ.

The Developer

Founded in 1993 and based in Bangalore, Embassy Group started with office parks and went on to build plotted townships, villas and apartments. Embassy Springs is the group's largest residential township, with more recent apartment projects in the same part of North Bangalore.

Before You Buy

Towers next to each other in a phased project may be at unlike stages, so a few extra checks are wise. Cover these points:

• Match the tower name and RERA number against the state RERA website
• Request the tower's occupancy certificate, or a written possession date
• Verify the carpet area and the assigned parking bay, as written in the agreement
• Get maintenance rates for the township as well as the tower
• Tour the towers for finish quality, lifts and the pace of work
• Time the drive to your office and to the airport in rush hour
• In a resale, review the sale deed, khata and the association's no-dues letter

Similar options close by appear in our listing of Devanahalli apartments. We can share what is open at Embassy Edge tower-wise and arrange a visit to the site.