Does Embassy Springs have a RERA registration?

Yes. Karnataka RERA lists the plotted phase under number PRM/KA/RERA/1250/303/PR/171016/000633, as Phase 1 of the project. NAM Estates Private Limited is the promoter.

What is the plot count at Embassy Springs?

The modified layout plan has 973 sites over roughly 178 acres. The original registration covered 835 plots, spread over a little more than 217 acres.

Can I still buy a plot at Embassy Springs?

Mostly through resale. The developer has sold out the prime plots, so earlier owners supply most of the market. Compare the current plots and their asking prices.

Is the plotted phase of Embassy Springs finished?

An application for completion was filed by the promoter on 1 July 2023, with release orders for 100% of the sites from the planning authority.

What is the address of Embassy Springs?

Nagamangala Village, in the Kundana Hobli of Devanahalli Taluk (Bengaluru Rural, pin 562157). The approach is NH 44 (Bellary Road), on the side of Kempegowda International Airport nearer the city.

Embassy Springs Plots: Devanahalli Buyer's Guide

Near Kempegowda International Airport, north of Bangalore, Embassy Group has developed Embassy Springs, a township of plots at Devanahalli. Karnataka RERA lists the plotted phase as Phase 1 of the project. The developer applied in July 2023 to have it declared complete. Below are the plots, the setting, the RERA record, how plots change hands today, the costs and what to verify before paying.

Township Overview

Around 300 acres of land hold plots, parks, community buildings and apartment phases, with the plots built first. For the plotted phase, the essentials are these:

Address: Nagamangala Village in the Kundana Hobli of Devanahalli Taluk (Bengaluru Rural, pin 562157)
Promoter: NAM Estates Private Limited, which belongs to Embassy Group
Register entry: Plotted Development (Embassy Springs Phase 1)
Layout today: 973 sites after the plan was modified, over roughly 178 acres
Approvals: BIAAPA, the planning authority for the Bangalore International Airport area
Progress: application for completion filed on 1 July 2023

Who It Suits

Buyers keen to hold land within a big secured township, and to design a house themselves, are the natural audience. The address helps frequent flyers and airport-area workers most. Those who favour land over a flat and plan to build a few years later fit as well.

Buying a plot means two purchases, the land and then the house. For a ready-made home in this township, the apartment phases (Embassy Edge, for example) are an option. The route towards the city centre passes Yelahanka, then Hebbal, and is slow at peak hours.

Roads and Surroundings

NH 44 (Bellary Road) is the approach. The site falls under Kundana Hobli, in Devanahalli Taluk, on the side of the airport nearer the city. Further north, a brief drive ends at the airport, and southward the highway reaches the Outer Ring Road after Yelahanka and Hebbal.

Jobs concentrate in business parks around the airport and in the KIADB Aerospace Park. Namma Metro's Blue Line, being built along this highway to the airport, should improve the link with Hebbal after it opens. Devanahalli town offers schools and daily shopping, while bigger hospitals and malls are further south, in Yelahanka and Hebbal.

The Layout and Its Plots

RERA first recorded 835 plots, spread over a little more than 217 acres. A modified plan now shows 973 sites on roughly 178 acres. The promoter provided waste handling, a power network, drainage, water supply and roads.

At roughly 2,130 sq ft, the prime plot allows a family house of two storeys and a small garden inside the setbacks. Plots vary in shape, frontage road and orientation. Total count, sizes and boundaries are listed in the sanctioned layout plan.

A Newer Release

Embassy Paradiso, by Embassy Developments Limited, is a smaller layout, also in Nagamangala Village. Its 48 plots cover roughly 6.4 acres, and RERA number PRM/KA/RERA/1250/303/PR/220725/007946 shows completion due on 31 August 2027.

Buying Today

The developer has no prime plots left, so earlier buyers supply most of what is on sale. Resales are private bargains between individuals, with the price settled by negotiation. Size, road width, orientation and distance from the parks all push the figure, so compare current offers and what sellers ask.

Papers differ from those in a first sale. The seller should produce a registered sale deed, current tax receipts and a khata in their name. An encumbrance certificate reveals any loan or claim, and the township association's letter of no dues confirms maintenance is paid.

Total Cost

Duty at 5% applies to Karnataka property values over Rs. 45 Lakhs, which becomes 5.6% after cess and surcharge, with registration at 2%. The higher of the sale value and the government guidance value is the base for both. Also budget for legal fees, khata transfer, and the transfer and maintenance charges levied by the township.

Building is a separate expense. Interiors, a contractor, an architect and plan sanction fees accumulate across a construction period of one to two years. Lenders treat plot and construction loans differently, unlike an ordinary home loan, so settle the loan plan before paying a token.

Amenities

Plot owners and apartment residents share the facilities. A clubhouse is the main building, with parks and open spaces threaded through the layout. They include:

Pool, gym and health spa inside the clubhouse
Jogging track plus outdoor courts
Activity area and games room
Landscaped gardens and a play area for children
Space for family celebrations
Shops for daily needs

RERA and Completion

The phase carries RERA number PRM/KA/RERA/1250/303/PR/171016/000633, with NAM Estates Private Limited as promoter. A second number starting with EX, issued for the extension, appears in the same record, and some listings quote it as the registration number. Search the real number on the state RERA website.

Validity first ended on 30 August 2018, and extensions followed in steps until 31 March 2023. The promoter filed for completion on 1 July 2023, attaching release orders for 100% of the sites from the planning authority. That filing recorded 605 sites out of 973 as sold.

The Developer

Founded in 1993 and based in Bangalore, Embassy Group grew from office parks into villas, apartments and plotted townships. Embassy Springs is the group's largest residential township, with several recent projects elsewhere in North Bangalore.

What to Check First

Land papers count for more than any brochure when buying a plot. Work through these points:

Tally the plot number and dimensions with the layout plan the authorities sanctioned
Go through the seller's sale deed and trace the title chain behind it
Collect an encumbrance certificate, the most recent tax receipt and the khata
Request a no-dues letter from the association along with the maintenance rate
Learn the building rules: height limits, setbacks and how long is allowed for construction
Inspect the road, drains, and power and water connections at the plot
Time the drive to your office and the airport in rush hour

More layouts nearby appear in our listing of plots in Devanahalli. We can share the Embassy Springs plots now on offer and arrange a site visit.

Embassy Springs Plots near Devanahalli: What Buyers Should Know (October 2026)