Embassy Boulevard near Yelahanka: Buyer's Guide (October 2026)

Embassy Boulevard is a completed villa project by Embassy Group on Bellary Road, near Yelahanka Air Force Station in North Bangalore. Its 170 villas are sold, so a purchase today is a resale from an owner. This guide covers the community, the villa plans, the RERA record, the talk of a second phase and the checks to run before buying.

What Embassy Boulevard Is

Embassy Boulevard is a gated community of 170 four-bedroom and five-bedroom villas on 51 acres, which is about three villas per acre. Work began in February 2011, and handovers started in December 2017. The project was registered with Karnataka RERA while the last villas were being finished, with a completion date of 30 June 2019.

The registered land measures 2,03,015 sq m, and 95,947 sq m of it is open area. Stone walls separate one villa from the next, and the clubhouse and courts are shared by a small number of households. The certified project cost on the registration is Rs. 2,171.40 Crore.

Who the Project Suits

The community suits families with a large budget who want an independent house that is ready to inspect and move into. Its position on the airport highway works for frequent flyers and for people with offices in Hebbal and Manyata Tech Park. Returning NRI families often look at it for the same reasons.

A villa with its own pool, lift and garden needs regular upkeep and staff. Buyers who prefer a lock-and-leave home will be more comfortable in an apartment in Hebbal or Yelahanka.

Location and Connectivity

The address is Bangalore-Hyderabad Highway (NH 44), Hunasamaranahalli Post, near Yelahanka Air Force Station, Bangalore North 562157. The gate opens to the service road of Bellary Road, the main route between the city and the airport. Kempegowda International Airport is about 12 km to the north.

Yelahanka and Hebbal, to the south, hold the schools, hospitals and malls that residents use. The Blue Line metro between Hebbal and the airport is under construction along the same highway. More about this pocket of the airport road is on our Hosahalli locality page.

Villa Plans and Sizes

Embassy Boulevard has five villa plans, named after trees. The built-up areas are as follows:

• Willow, 4 BHK: about 3,935 sq ft
• Pine, 4 BHK: about 4,105 sq ft
• Cedar, 5 BHK: about 5,900 sq ft
• Cypress, 5 BHK: about 7,160 sq ft
• Silver Oak, 5 BHK: about 7,310 sq ft

The villas were delivered with central air conditioning, a lift, a private pool at ground level and a cobblestone car porch. Living and dining rooms have Italian marble floors, and bedrooms have engineered wood. The sanctioned power supply is 12 kVA for Willow and Pine, 15 kVA for Cedar and 18 kVA for Cypress and Silver Oak.

Amenities

Amenities at Embassy Boulevard are grouped around a clubhouse with a gym, a yoga and aerobics room, a spa and a sauna. A mini theatre, a library, a games room, a business centre and a banquet hall are part of the same building. Outdoors there are courts for tennis, basketball and badminton, a jogging track, a children's play area and a barbecue lawn.

A departmental store inside the gates covers small daily purchases. With the community occupied for several years, a visit shows how the gardens, roads and clubhouse are maintained. The association's maintenance bill for the last year is worth asking for at the same time.

RERA Record

The Karnataka RERA registration number of Embassy Boulevard is PRM/KA/RERA/1251/309/PR/171015/000628, granted on 15 October 2017. The promoter is Embassy Property Development Private Limited, and the plan was approved by the Bangalore International Airport Area Planning Authority. Completion was applied for on 30 May 2019.

The number can be checked by project name on the Karnataka RERA portal. This registration covers the completed 51-acre community only.

Talk of a Second Phase

Listings in the market mention an Embassy Boulevard Phase 2 with smaller villas and a lower entry price. The Karnataka RERA portal carries one registration under the Embassy Boulevard name, the completed community described above. A new phase would be a separate project with its own registration number, land details and completion date.

Under RERA, a project can be advertised and booked only after it is registered. A buyer who is offered a villa in a new phase should ask for the registration number first and match it on the portal. We will share the details of any new phase once it is registered.

Price and the Cost of a Resale

Each owner sets the asking price, and it varies with the plan, the plot, the position in the layout and the condition of the villa. Recent registered sales of the same plan are the fairest benchmark. Compare the villas currently offered for resale and their asking prices.

These costs are added to the agreed price:

• Stamp duty of 5% plus cess and surcharge (5.6% in all) and registration of 2%
• The association's transfer or membership fee, where one applies
• Legal fees for the title review and the sale deed
• Servicing or replacement of the air conditioning, lift, pool equipment and heat pumps

A completed villa bought from its owner carries no GST. Our EMI calculator shows the instalment and the upfront cash for a given price and loan.

About the Developer

Embassy Group is a Bangalore developer founded in 1993, known for business parks such as Embassy Manyata and for premium homes in the north of the city. Its completed homes near Embassy Boulevard include Embassy Lake Terraces in Hebbal. Embassy Springs in Devanahalli is its large township further up the same highway.

Checks Before Buying

A resale villa is checked on two fronts: the papers and the building. The points below cover both:

• The registered sale deed in the seller's name and every earlier deed back to the first sale
• The occupancy certificate for the villa and the approved plan, compared with what is built
• Khata and the latest property tax receipt
• An encumbrance certificate from the first sale to the present
• A loan closure letter, if the villa is mortgaged
• A no-dues letter from the owners' association
• Service records for the lift, the air conditioning, the pool and the solar hot water system
• A structural and damp inspection, since the earliest villas are close to nine years old

Several owners usually have villas on offer at one time, so compare at least two or three before making an offer. Our team can arrange visits and help with the comparison across villa projects around Yelahanka.