Bengaluru · embassy-group
Embassy Sadahalli
A local Embassy Group portfolio reference that helps separate developer familiarity from practical questions around address, layout, budget, and diligence.
Embassy Riverine Overview and Project Highlights
Three things belong in the first screen. For another Bengaluru read, Embassy Sadahalli helps ground the project story in buyer fit, product type, and the level of document clarity needed before moving ahead.
The density is the story. 217 villas on 50.81 acres is 4.27 villas per acre, with 75.1 per cent of the site filed as open area, no basements, no stilts, and a sanctioned FAR of 0.47. That is genuinely low density and it is computed from filed numbers rather than asserted. For scale: the apartment project sharing this estate's boundary files 57.9 homes per acre. Same promoter, same plan, same sale deed, 13.5 times the density.
There is no price. Not a range, not a "starting from". The K-RERA record this site is built on files project costs, not prices. It records a total project cost of ₹1,559.05 crore, which is a declaration of expected spend - not a price, and never publishable as one. Divide it by 217 and the result means nothing about what a villa costs.
This project is one half of a larger estate. The registered parent layout is Embassy Origins. Inside it sit two separately registered projects: this one, and Embassy South Reserve - 855 apartments on 14.78 acres, registered the same day by the same promoter under the same plan. The Embassy Group also markets this estate as Embassy Knowledge Park and Embassy Biome. Four names attach to one parcel.
| Detail | Value |
|---|---|
| Project name | Embassy Riverine |
| Registered parent layout | Embassy Origins |
| Also marketed as | Embassy Knowledge Park, Embassy Biome - names applied to the wider estate |
| Promoter of record | Summit Developments Limited |
| Developer brand | Embassy Group |
| Address as filed | Embassy Origins, Sy. No. 223/1(P), Tharahunse Village, Jala Hobli, Bengaluru North, Bengaluru Urban, Karnataka - 562157 |
| Project type | Residential group housing - villas |
| Land area | 50 Acres 32.3 Guntas, being 205,610 sq.m or 50.81 acres |
| Villas | 217 |
| Clusters | 25 |
| Floors per villa | 2. No basements, no stilts |
| Height | 14.95 m |
| Density | 4.27 villas per acre, on our arithmetic |
| Land per villa | 0.234 acres gross, on our arithmetic |
| Configurations | 4 BHK, 4.5 BHK, 5 BHK |
| Carpet area range | 262.81 to 426.16 sq.m per villa, being roughly 2,829 to 4,587 sq ft carpet |
| Total carpet, all villas | 72,261 sq.m, roughly 0.78 million sq ft |
| Open area | 154,405 sq.m, being 75.1 per cent of the site |
| Clubhouse | 3,900 sq.m sanctioned, being 41,979 sq ft |
| Parks | 18,294.88 sq.m, being 4.52 acres |
| Parking | 1,047 bays - 635 covered and 412 open, being 4.82 per villa |
| K-RERA registration | PRM/KA/RERA/1251/309/PR/090926/008924, approved 09-09-2026 |
| Certified completion | 30 September 2032 |
| Approving authority | KIADB - Karnataka Industrial Areas Development Board |
| Approved plan | DO3-KIADB-00078/26-27/BP, dated 13-08-2026 |
| FAR sanctioned | 0.47, no TDR |
| Water source | Borewell |
| Land title | Own land by sale, single owner at 100 per cent, no conversion, no litigation |
| Price | Not published. See above |
| Status | Launched 01-09-2026, registered 09-09-2026 |
Embassy Riverine Location and Routed Road Distances
The estate sits in Tharahunse Village, Jala Hobli, in the Devanahalli corridor north of Bengaluru, at PIN 562157. Every distance below is a road route computed on 10 September 2026.
| Destination | By road | Drive time |
|---|---|---|
| Stonehill International School | 1.7 km | 3 min |
| Betta Halasuru rail halt | 1.9 km | 3 min |
| Chikkajala | 6.8 km | 11 min |
| Rajanukunte | 7.5 km | 9 min |
| Yelahanka New Town | 12.8 km | 16 min |
| Yelahanka Junction railway station | 12.9 km | 16 min |
| Kempegowda International Airport | 16.0 km | 20 min |
| Devanahalli town | 18.1 km | 20 min |
| Hebbal | 19.4 km | 21 min |
| Aster CMI Hospital, Hebbal | 19.9 km | 21 min |
| Manyata Tech Park | 21.7 km | 24 min |
| Bengaluru City railway station | 28.5 km | 32 min |
Drive times are free-flow routing estimates and are not peak-hour times.
🔴 There is no metro. The closest station actually in service is Nagasandra, at the end of the Green Line - 25.5 km and 31 minutes of driving from these clusters. Nagawara reads nearer on a map at 21.3 km, but the record still carries it as proposed rather than operational. Bellary Road's airport line is under construction, so until a station exists this site puts no name, no distance and no opening date against it.
On the nearest rail stop: Betta Halasuru at 1.9 km is a halt - a minor stopping point, not a junction. Yelahanka Junction at 12.9 km is the nearest station with meaningful service.
Embassy Riverine Master Plan, 25 Clusters and the Density
4.27 villas per acre, and the number next door that proves it means something
Density claims are the easiest thing in this market to assert and the hardest to check. This one is checkable, because both numbers are filed.
| Filed measure | Embassy Riverine | Embassy South Reserve |
|---|---|---|
| Land | 50.81 acres | 14.78 acres |
| Homes | 217 villas | 855 apartments |
| Homes per acre | 4.27 | 57.9 |
| Open area | 75.1% | 81.2% |
| Floors | 2 | 7 to 19 |
| Basements | 0 | 1 to 2 |
| Sanctioned FAR | 0.47 | 2.14 |
| Certified completion | 30-09-2032 | 31-03-2032 |
Same promoter. Same approved plan number. Same sale deed. Same launch date. Same registration date. A 13.5-fold difference in density, and a sanctioned FAR of 0.47 against 2.14.
Note the counter-intuitive line in that table: the apartment project has a higher open-area percentage - 81.2 against 75.1. That is not a contradiction. Open area measures what is not building footprint, and tall towers with underground parking cover very little ground. Villas spread. Open-area percentage is a poor proxy for spaciousness; homes per acre is the honest one. We publish both and tell you which to use.
Embassy Riverine Villa Floor Plans and Filed Carpet Areas
Villas that are genuinely large, in carpet terms
| Configuration | Villas | Share | Carpet sq.m | Carpet sq ft |
|---|---|---|---|---|
| 4 BHK | 48 | 22.1% | 262.81 | 2,829 |
| 4.5 BHK | 137 | 63.1% | 335.83 | 3,615 |
| 5 BHK | 32 | 14.7% | 426.16 | 4,587 |
These are carpet areas, as filed. They are not saleable or super built-up areas, and the two are not interchangeable - carpet typically runs around 65 to 70 per cent of super built-up on villa products. No saleable figure for this project appears in any source used on this site.
Even in carpet terms these are large homes. A 4,587 sq ft carpet five-bedroom villa is substantial by any measure, and the smallest configuration here is 2,829 sq ft carpet. There is no compact tier: the project is 4 BHK and above throughout.
The project is a 4.5 BHK project. 137 of 217 villas - 63 per cent - are the single middle configuration. The 5 BHK is 32 villas and the 4 BHK is 48.
Embassy Riverine Gallery
No villa at Embassy Riverine has been built, so nothing here is a photograph of it. The registration record fixes the form and nothing more - two floors per villa, 14.95 m tall, no basement, no stilt and no garage, across 25 clusters on 50.81 acres. Every image below is indicative, and it draws no plot boundary at all, because no plot dimension is filed. A search for Riverine alone will return two other Karnataka registrations held by different companies.
Embassy Riverine Amenities, Filed as Sanctioned Areas
Parks of 4.52 acres, filed as an area rather than claimed
The registration files 18,294.88 sq.m of parks - 4.52 acres, being 8.9 per cent of the site. On its own that is a large landscaped provision for 217 households, working out to roughly 84 sq.m of park per villa - about twelve times the per-home figure the apartment tranche files.
The amenity schedule is filed as sanctioned areas throughout, which makes the whole list checkable in a way a marketing bullet never is:
| Amenity | Sanctioned area | Approx. sq ft |
|---|---|---|
| Clubhouse | 3,900 sq.m | 41,979 |
| Parks | 18,294.88 sq.m | 196,924 |
| Outdoor sports facility | 1,200 sq.m | 12,917 |
| Gym | 292.19 sq.m | 3,145 |
| Swimming pool | 250 sq.m | 2,691 |
| Indoor sports facility | 200 sq.m | 2,153 |
And it files what is not provided: no community hall, no smart home automation, no piped gas, no air conditioning. Those are recorded absences. A listing claiming any of them contradicts the registration record.
A 41,979 sq ft clubhouse that is this project's own
The filed clubhouse is 3,900 sq.m, being 41,979 sq ft - and it belongs to this project.
The apartment tranche next door files its own clubhouse at 3,626 sq.m. Two separate facilities, filed separately, 81,009 sq ft between them. No filing on either project describes a sharing arrangement. If you are told the villas share a clubhouse with the apartments, ask to see that in writing, because the registrations describe two.
Embassy Riverine Price, and What This Site Will Not Publish
- A price. None is published anywhere in the source record.
- A saleable or super built-up area. K-RERA files carpet, and the loading factor is not published.
- An FAR-derived figure. The filed built-up divided by filed land gives 0.506 against 0.47 sanctioned. Villa built-up commonly excludes ancillary area from the FAR computation, so this is probably definitional - but it does not reconcile cleanly, and we will not publish a number built on it.
- A metro distance. There is no metro.
- Plot sizes or villa land parcels. The filing gives carpet area per villa. It does not give individual plot dimensions.
- A possession date earlier than 30 September 2032. That is the certified date.
- An offer or discount. The record marks both as not provided.
Embassy Riverine Reviews and What Can Be Assessed Today
Embassy Riverine was launched on 1 September 2026 and registered with K-RERA on 9 September 2026. Nobody has lived here. Nobody has taken possession. Nothing has been built. The certified completion date is 30 September 2032.
Any "resident review" of Embassy Riverine is describing something that does not exist. Any star rating attached to it is a number someone made up or borrowed from a different project - and given that two other Karnataka projects use the "Riverine" name, borrowing is a live risk here.
This page publishes no rating. What it does instead is set out what can actually be assessed at this stage, on both sides.
"Riverine" is not a unique name in Karnataka. K-RERA separately registers "The Riverine - Phase 1" under ACERS2BRICKS Private Limited and "RIVERINE VILLAS" under Home Dreams. Neither has any connection to this project.
If you are researching this project, use the full name Embassy Riverine and check the registration number. A search for "Riverine Villas" will return a different company's project.
Embassy Group, the Developer and Builder Behind Embassy Riverine
| Item | As certified |
|---|---|
| Promoter name | SUMMIT DEVELOPMENTS LIMITED |
| Registered address | 14th Floor, Pinnacle Tower, Embassy One, 8 Bellary Road, Ganganagar, R.T. Nagar, Bengaluru 560032 |
| Land ownership | 100 per cent share, sole owner |
| Land tenure | Own land by sale |
| Sale deed | GNR-1-05870-2023-24 dated 13-11-2023 |
| Registration held | PRM/KA/RERA/1251/309/PR/090926/008924 |
The K-RERA certificate names Summit Developments Limited. The title sits with Summit Developments Limited. The sale agreement will be with Summit Developments Limited. Its registered office is inside an Embassy building on Bellary Road, so the corporate relationship is not hidden - it is on the face of the document.
What does not follow automatically is that a brand's balance sheet stands behind a subsidiary's obligations. That is a question for your lawyer and a reasonable one to put to the sales team before you commit to a villa completing in 2032.
The land title record is unusually clean
| Item | As filed |
|---|---|
| Ownership | Own land, by sale |
| Owner | Summit Developments Ltd, 100 per cent share |
| Sale deed | GNR-1-05870-2023-24, dated 13-11-2023 |
| Land conversion | No |
| Land litigation | None recorded |
A single owner at 100 per cent, a registered sale deed with a number and a date, no conversion requirement and no recorded litigation is a stronger position than most projects on this corridor can state.
There is a second, subtler corroboration. The land cost filed here is ₹308.43 crore across 50.81 acres, being ₹6.07 crore per acre. The apartment tranche files ₹89.72 crore across 14.78 acres - also ₹6.07 crore per acre. Two separate filings, one rate, to the second decimal: one sale deed apportioned by area. That is what real paperwork looks like.
| Item | Status |
|---|---|
| K-RERA registration | PRM/KA/RERA/1251/309/PR/090926/008924, approved 09-09-2026 |
| Class | /PR/ - a project registration, not an /AG/ agent registration |
| Certified completion | 30 September 2032 |
| Certificate | Digitally signed by Rakesh Singh, IAS (Retd.), Chairman K-RERA, 09-09-2026 |
| Promoter on the certificate | Summit Developments Limited |
| Building plan | DO3-KIADB-00078/26-27/BP, approved 13-08-2026 by KIADB |
🔴 Verify this number yourself, and here is exactly why. The source document for this project gives Riverine's registration as .../008925. That number belongs to Embassy South Reserve, the apartment project next door. Riverine's own number is .../008924. The companion document for South Reserve made the mirror-image error.
The two registrations were granted on the same day with adjacent serial numbers, which is exactly how a pair gets transposed. Check the number against the completion date, which differs between the two:
| Project | Registration | Certified completion |
|---|---|---|
| Embassy Riverine | .../008924 | 30-09-2032 |
| Embassy South Reserve | .../008925 | 31-03-2032 |
What settles each number to its project is that the completion date on each certificate matches the completion date its own document states. Check both at rera.karnataka.gov.in.
Enquire About Embassy Riverine or Book a Site Visit
Start with the plot. The K-RERA record files carpet area per villa and no plot dimension at all, so the single most useful thing an enquiry can get you is the plot size in writing, marked on the approved plan. Then the cost sheet, the loading factor against filed carpet area, and the certificate number to check on rera.karnataka.gov.in yourself.
Talk to a Sales ConsultantFrequently Asked Questions
Embassy Riverine FAQs Answered from the Filing
Every answer below comes from the K-RERA registration record, the KIADB-approved plan or arithmetic on those figures, and says which. Where the record is silent - on price, on plot dimensions, on how the clusters are laid out - the answer says that instead of filling the gap.
Yes. It is registered with Karnataka RERA as PRM/KA/RERA/1251/309/PR/090926/008924, approved on 9 September 2026 under promoter Summit Developments Limited. That is a /PR/ project-class registration. The certificate is digitally signed by Rakesh Singh, IAS (Retd.), Chairman K-RERA. Verify it at rera.karnataka.gov.in.
.../008924 is Embassy Riverine's. If you have seen .../008925, that belongs to Embassy South Reserve, the apartment project on the same estate - and this project's own source document carried that error. The companion document for the apartments made the mirror-image mistake. The two registrations were granted the same day with adjacent serials, which is exactly how a pair gets transposed. What settles each is that the completion date on each certificate matches its own document: 30 September 2032 here, 31 March 2032 for the apartments. Check both on the portal.
No price is published. The K-RERA record files project costs, not prices, and contains none. The record also files offers and discounts as "not provided" and USP as "not explicitly provided". Ask the sales team for a written cost sheet.
217, arranged in 25 clusters across 50.81 acres. Each villa is two floors, with no basements and no stilts, at a filed height of 14.95 m.
Three: 4 BHK, 4.5 BHK and 5 BHK. The project is dominated by one - 137 of 217 villas, or 63 per cent, are the 4.5 BHK. There is nothing smaller than 4 BHK anywhere on the 50.81 acres.
Not filed, and this is the biggest gap in the record. The K-RERA record gives carpet area per villa and contains no plot dimensions and no per-villa land parcel at all. This is the biggest information gap on the project, because on a villa purchase the plot is often the larger part of the value. The gross arithmetic - 50.81 acres across 217 villas, or 0.234 acres each - is not a plot size; it includes every road, park, setback and common facility divided across the villas. Ask for the plot dimensions in writing and marked on the approved plan.
Yes, and unusually so. 217 villas on 50.81 acres is 4.27 villas per acre, with a sanctioned FAR of 0.47, two floors and no basements. The apartment project on the same estate - same promoter, same plan number, same sale deed - files 57.9 homes per acre at FAR 2.14. That is a 13.5-fold difference between two filings you can read side by side.
The certified completion date on the K-RERA certificate is 30 September 2032 - six months later than the apartment tranche on the same estate. Any earlier date quoted to you is an estimate rather than the filed commitment.
Two names attach to these villas and only one of them signs. Summit Developments Limited, registered office Embassy One, 8 Bellary Road, Bengaluru 560032, is the promoter named on the certificate - it holds the title to the land and it is the counterparty on your agreement. Embassy Group is the brand the villas are marketed under.
The registered parent layout on Sy. No. 223/1(P). It appears on this project's K-RERA certificate as part of the address. Inside it sit two separately registered projects: Embassy Riverine (217 villas on 50.81 acres) and Embassy South Reserve (855 apartments on 14.78 acres).
Embassy Biome and Embassy Knowledge Park are marketing names for the wider estate this project sits inside. "Riparian Enclave" is a marketing name used for this villa parcel; it is not a filed name. The name on the registration certificate is Embassy Riverine. Establish which K-RERA registration your villa falls under before signing anything.
No. The nearest operational metro station is Nagasandra on the Green Line, 25.5 km and about 31 minutes away by road. Nagawara is closer at 21.3 km but is recorded as proposed, not operational. The airport line along Bellary Road is under construction and this site quotes no station, distance or date for it.
16.0 km by road, about 20 minutes in free-flow traffic - a road route computed on 10 September 2026, not a straight line.
No, and nobody can. The project launched on 1 September 2026 and completes in 2032. Nobody has lived here. Any "resident review" of Embassy Riverine describes something that does not exist - and given that two other Karnataka projects carry the Riverine name, a review you find may not even be about this developer.
The nearest rail stop is Betta Halasuru halt at 1.9 km, about 3 minutes by road - but a halt is a minor stopping point, not a station with meaningful service. Yelahanka Junction at 12.9 km is the nearest proper station.
