Embassy Grove in Kodihalli: Buyer's Guide (October 2026)

Embassy Grove is a completed luxury residential project by Embassy Group in Kodihalli, off Old Airport Road, Bangalore. The project holds 106 four-bedroom duplex and triplex homes on 7.93 acres, with prices from Rs. 8.57 Crore. This guide covers the location, the four home plans, the prices, the full cost of buying, the RERA details and the checks to run before paying.

The Project at a Glance

Embassy Grove is a low-rise community of multi-level homes, often called villaments, built in two phases of 66 and 40 homes. The buildings rise four floors, so the site feels closer to a row of large houses than to a tower project. The key facts are these:

• Address: No. 34 and 34/1, Rustumbagh Main Road, Kodihalli, Bangalore 560017
• Land area: 7.93 acres
• Homes: 106, in Phase I (66 homes) and Phase II (40 homes)
• Home types: 4 BHK duplex and 4 BHK triplex
• Sizes: about 4,339 to 5,658 sq ft of built-up area
• Starting price: Rs. 8.57 Crore
• Stage: completed, with handovers from March 2023

Who the Project Suits

Embassy Grove suits families who want four bedrooms, a large floor area and a central address in one finished home. With 106 homes on nearly eight acres, the lanes, parking and common areas are shared among few households. The project works well for senior professionals with offices in Domlur, Indiranagar or the central business district, and for returning NRI families.

Every plan spreads its rooms over two or three levels, so stairs are part of daily life inside the home. Households with elderly members should walk through the plan and check which rooms are on the entry level. Buyers looking for a single-level apartment or a budget under Rs. 8.5 Crore will find a better match in other projects.

Location and Connectivity

Embassy Grove is located on Rustumbagh Main Road in Kodihalli, a short distance off Old Airport Road. Indiranagar and Domlur are the nearest commercial hubs, and the Intermediate Ring Road links the area with Koramangala. The Embassy GolfLinks business park in Domlur and the offices along Old Airport Road are within a short drive.

The neighbourhood is established, with hospitals, schools, hotels and shopping already in place along Old Airport Road and in Indiranagar. The nearest operational metro stations are on the Purple Line in Indiranagar. Old Airport Road carries heavy traffic at peak hours, so a test drive of the daily commute at office time is worth the effort.

Home Plans and Sizes

Embassy Grove offers four plans, all with four bedrooms and all measured on built-up area. Two are duplex homes on two levels and two are triplex homes on three levels. The plans are these:

• 4 BHK duplex: about 4,339 sq ft
• 4 BHK duplex: about 5,474 sq ft
• 4 BHK triplex: about 4,850 sq ft
• 4 BHK triplex: about 5,658 sq ft

The carpet area of each home is recorded in its sale agreement, and it is the figure to compare across plans. Since the homes are finished, the exact unit, its light, its finishes and its private outdoor space are all open to inspection before a decision.

Prices and the Full Cost

Embassy Grove prices start at Rs. 8.57 Crore for the 4,339 sq ft duplex, which is about Rs. 19,750 per sq ft on built-up area. The larger duplex starts from Rs. 8.7 Crore, and the two triplex plans from Rs. 9.90 Crore and Rs. 10.06 Crore. The final price of a home depends on its plan, its position in the layout and its condition.

A completed home with an occupancy certificate is sold without GST. In Karnataka, stamp duty on a property above Rs. 45 Lakhs is 5%, which comes to 5.6% with cess and surcharge, and the registration fee is 2%. On a price of Rs. 8.57 Crore, that is about Rs. 48 Lakhs of stamp duty and about Rs. 17 Lakhs of registration fee.

Other costs to plan for include legal fees, the association's maintenance deposit and any interior work. Monthly instalments for different loan amounts are easy to compare on our EMI calculator.

Amenities

Embassy Grove amenities are centred on a clubhouse, with landscaped gardens running between the homes. A small community shares these facilities, which keeps them uncrowded through the week. The main facilities are these:

• Swimming pool, gymnasium and health spa
• Mini theatre and indoor games room
• Jogging track and outdoor courts
• Children's play area
• Party area for family functions
• Shopping spaces inside the project

RERA and Legal Status

Embassy Grove RERA registration number is PRM/KA/RERA/1251/446/PR/171019/000614, granted on 19 October 2017 by the Karnataka RERA authority. The promoter on the registration is Embassy Property Development Private Limited, and the building plans were approved by the BBMP. The registration was extended to 31 March 2023, and the number can be checked on the Karnataka RERA portal.

For a completed home, the occupancy certificate and the title papers matter most. Buyers should ask for the occupancy certificate covering their phase, the sanctioned plan and an encumbrance certificate for the property. A resale purchase also needs the seller's registered sale deed, the khata and a no-dues letter from the owners' association.

About the Developer

Embassy Group was founded in 1993 and is headquartered in Bangalore. The group built its name in large office parks and has since developed apartments, villas and plotted townships across the city. Its residential projects range from high-value homes in Hebbal and on Old Airport Road to township projects around Yelahanka and Devanahalli.

Checks Before Buying

A finished home is simple to verify, since everything promised is already built. These are the main checks:

• Match the RERA number and the promoter name on the Karnataka RERA portal
• Ask for the occupancy certificate for the phase and the unit
• Inspect the home for seepage, the state of the finishes and any repairs needed
• Confirm the car parking bays and private garden or terrace areas named in the deed
• Ask the association for the monthly maintenance rate and the corpus balance
• Have a lawyer read the title papers and any approvals for changes made inside the home

Homes at this price change hands rarely, so comparing two or three available units helps in judging a fair offer. Ask us for the homes currently available at Embassy Grove and a site visit.