Embassy Eden in Rajanukunte: Buyer's Guide (October 2026)
Embassy Eden is a new launch villa project by Embassy Group at Bettahalasuru, near Rajanukunte, in North Bangalore. It holds 95 five-bedroom villas on 31.65 acres and is registered with Karnataka RERA. This guide covers the location, the villas, the registration, the stage of work and the checks to run before booking.
What Embassy Eden Is
Embassy Eden is a gated community of 95 villas, each with five bedrooms and built as a ground floor with two floors above. The land measures 1,28,081 sq m, or 31.65 acres, which works out to three villas per acre. Buildings cover 27,632 sq m of the plot, so about 78% of the land stays open as gardens, roads and parks.
The registration was granted on 31 December 2025 and names Sion Eden Developers Limited as the promoter. The company shares its Infantry Road office with the Embassy head office. The certified cost of the project is Rs. 1,351.65 Crore, of which Rs. 465.70 Crore is the land.
Who the Project Suits
The project is planned for a small group of buyers who want a large private house and can wait several years for it. Typical buyers at this scale are business families and senior professionals who already own a home in the city. Many of them plan a second residence close to the airport.
The completion date is at the end of 2031, so the purchase is paid for in stages over about five years. Buyers who need a house within two or three years will find completed villa communities along Bellary Road a closer match.
Location and Connectivity
The address is Sy. Nos. 255/2P, 255/4, 255/5, 255/6, 341/1 to 341/4, 342/1 to 342/3, 343, 344/1 and 344/3 to 344/6, Bettahalasuru Village, Jala Hobli, Yelahanka Taluk, Bengaluru 562157. The land is between Bellary Road (NH 44) to the east and Doddaballapur Road to the west. Rajanukunte, on Doddaballapur Road, is the nearest town and gives the project its market name.
The main reference points around the project are these:
- Kempegowda International Airport: to the east, across Bellary Road (NH 44)
- Yelahanka: to the south, with the nearest large hospitals, schools and shops
- Bellary Road (NH 44): the main route south to Hebbal and the city
- Stonehill International School and the Embassy township at Tharahunise: in the same Jala Hobli belt
The Blue Line metro from Hebbal to the airport is under construction along NH 44. The villages around the project are still semi-rural, and daily errands today mean a drive to Yelahanka. A test drive from the gate to the workplace at peak hour is the best measure of the commute.
Villas and Sizes
Embassy Eden offers a single home type, a five-bedroom villa, in two sizes. The figures below are RERA carpet areas, which count only the usable floor inside the walls:
- 58 villas with a carpet area of 476.51 sq m, or 5,129 sq ft
- 37 villas with a carpet area of 602.25 sq m, or 6,483 sq ft
Each villa also has private balconies, verandahs and open terraces, which are counted separately from the carpet area. Across the project these add 13,933 sq m of balconies and 26,652 sq m of terraces. Four car parks are allotted to every villa, and the villas rise to a height of 11.5 m.
The saleable area in sales material is larger than the carpet area, since it adds walls, terraces and a share of common spaces. Ask for the carpet area, the plot area and the undivided share of land for the exact villa. The undivided share ranges from about 1,010 sq m to 1,849 sq m between villas.
Price and the Full Cost
Embassy Eden villas are sold on request, and the price depends on the size, the plot and the position within the layout. Ask the developer for the current price list and the villas open for booking. Ask for the payment plan and the maintenance charges in writing along with the price list.
The price of the villa is only part of the outlay. These items are added to it:
- GST on a villa bought during construction
- Stamp duty of 5% plus cess and surcharge (5.6% in all) and registration of 2%
- Clubhouse, infrastructure and utility connection charges
- Advance maintenance and a corpus fund
- Interiors, which for a house of this size are a large budget of their own
An itemised cost sheet for the exact villa is the right basis for the budget and for any loan application. Ask for it before paying the booking amount.
Amenities
Amenities at Embassy Eden centre on a clubhouse with a swimming pool and a gym. Outdoor sports facilities, parks and power backup are part of the registered plan as well. With 95 households sharing them, the facilities will see light use compared with those of an apartment complex.
RERA, Approvals and Stage of Work
The Karnataka RERA registration number of Embassy Eden is PRM/KA/RERA/1251/472/PR/311225/008368. The building plan was approved by the Bangalore Development Authority on 16 May 2025 under plan number 06/2025-26. The registered start date is 31 January 2026 and the completion date is 31 December 2031.
The first quarterly update was filed on 15 January 2026, before the start date, and recorded the project at the pre-construction stage. The project account for buyer payments is with Kotak Mahindra Bank, Infantry Road branch. Water supply is through the Bettahalasuru Grama Panchayat.
About the Developer
Embassy Group is a Bangalore developer founded in 1993, known for business parks such as Embassy Manyata and for villa communities in the north of the city. In November 2025 its listed arm, Embassy Developments, announced six residential launches in North Bangalore valued at Rs. 10,300 Crore. Two of them are villa projects, and Embassy Riverine at Tharahunise is another current villa launch from the group.
Checks Before Booking
A villa that will be handed over in 2031 calls for careful paperwork at the start. These checks matter most:
- Match the registration number, the villa count and the completion date on the Karnataka RERA portal
- Get the carpet area, plot area and undivided share of the chosen villa in writing
- Read the delay and cancellation clauses in the agreement for sale
- Pay only into the project account named in the agreement
- Have a lawyer review the title to the survey numbers and the encumbrance certificate
- Ask for the latest quarterly progress update before each large payment
Buyers comparing villa communities in the area can browse other projects in North Bangalore. A visit to the Embassy Eden sales gallery is the place to see the layout plan.
