Embassy Knowledge Park Township in Tharahunise: Buyer's Guide (October 2026)

Embassy Knowledge Park is a 200-acre mixed-use township planned by Embassy Group at Tharahunise, between Yelahanka and Devanahalli in North Bangalore. The plan combines apartments, villas, a tech park, a school and shops on one site. This guide explains how the township is put together, what the two kinds of homes cost, where the approvals are and how to choose between a villa and an apartment.

How the Township Is Planned

The township brings homes and workplaces together on the same land, so residents are able to live close to their offices. Homes come in two formats that are sold as separate projects, each with its own enclave. The main parts of the plan are these:

• A villa enclave of 217 villas on 50 acres
• An apartment precinct of 855 homes in nine towers
• A tech park with office buildings
• A school and retail spaces for daily needs
• Green open spaces, with around 4,000 trees in the villa enclave

A township of this size is built in phases over several years. The homes, the offices and the shops will open at different times, which is worth keeping in mind when judging the early years of living on site.

Location and Connectivity

The township is located at Tharahunise, off Chapparkallu Road and IVC Road, close to Stonehill International School. Bellary Road (NH 44) connects the site to Yelahanka and Hebbal towards the city and to Kempegowda International Airport on the other side. The KIADB Aerospace Park and the office parks around the airport are the closest large job centres in North Bangalore.

The Namma Metro Blue Line to the airport is under construction along Bellary Road, with stations planned in the Yelahanka stretch. Hospitals, colleges and shopping are established in Yelahanka. The roads around Tharahunise are quieter and still developing, so a visit at peak hours gives a fair picture of the commute.

The Villas

Embassy Knowledge Park Villas is the low-density part of the township, with 217 villas on 50 acres. Each villa is built as ground plus two floors, and the enclave has 19 acres of green open space and a clubhouse of 40,000 sq ft. Three plans are offered:

• 4 BHK villa: about 4,200 sq ft, from Rs. 10.50 Crore
• 4.5 BHK villa: about 5,200 sq ft, from Rs. 12.50 Crore
• 5 BHK villa: about 6,800 sq ft, from Rs. 15.50 Crore

The price per sq ft is about Rs. 25,000 on the 4 BHK villa and about Rs. 22,800 on the 5 BHK villa. The registered completion date for the villas is 30 September 2032. The enclave works out to a little over four villas per acre, which leaves generous space between homes.

The Apartments

Embassy Knowledge Park Apartment is the high-rise part of the township, with 855 homes in nine towers of 7 to 19 floors. The apartments offer a far lower entry price to the same address. Four plans are offered:

• 2 BHK: about 1,330 sq ft, from Rs. 1.76 Crore
• 2.5 BHK: about 1,598 sq ft, from Rs. 2.09 Crore
• 3 BHK: about 1,896 sq ft, from Rs. 2.55 Crore
• 3.5 BHK: about 2,250 sq ft, from Rs. 3.06 Crore

The apartment price is about Rs. 13,200 per sq ft at the entry level, close to half the villa rate. Planned amenities include a swimming pool, a gymnasium, a tennis court, a co-working space and an amphitheatre.

Villa or Apartment

The choice between the two formats comes down to budget, space and how a household likes to live. A villa gives a private home on its own plot with three levels of rooms, at a price above Rs. 10 Crore. An apartment gives a single-level home, lower upkeep and a far smaller outlay.

Resale and rental demand also differ between the two. Apartments in the Rs. 1.76 Crore to Rs. 3.06 Crore range reach a wider group of buyers and tenants than villas priced above Rs. 10 Crore. Villa owners should also plan for higher upkeep, since a large independent home with a garden costs more to maintain.

RERA, Stage and Timeline

Embassy Knowledge Park is RERA approved under two registrations granted on 9 September 2026 to Summit Developments Limited. The villas are registered as Embassy Riverine under PRM/KA/RERA/1251/309/PR/090926/008924, with 217 villas and a completion date of 30 September 2032. The apartments are registered as Embassy South Reserve under PRM/KA/RERA/1251/309/PR/090926/008925, with 855 homes and a completion date of 31 March 2032.

Both registrations give 1 September 2026 as the start date, and the building plan was approved by the KIADB on 13 August 2026. Buyers should match the number for the chosen phase on the Karnataka RERA portal before signing an agreement for sale. The tech park, the school and the shops are outside these two registrations, so their timelines need a separate answer in writing.

Costs to Plan For

Homes that are under construction attract GST at 5% on the agreement value. 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 villa of Rs. 10.50 Crore, stamp duty is about Rs. 58.8 Lakhs and the registration fee is Rs. 21 Lakhs.

The payment plan and the maintenance estimate differ between the villas and the apartments. A booking cost sheet should list floor rise or plot premiums, parking, clubhouse charges and deposits line by line.

About the Developer

Embassy Group was founded in 1993 and is headquartered in Bangalore. The group made its name in office parks, which is relevant to a township that depends on its tech park taking shape. Its completed villa community near Yelahanka, Embassy Boulevard, gives villa buyers a finished project to walk through and compare.

Checks Before Booking

A long-dated township purchase calls for careful paperwork at the start. These are the main checks:

• Match the RERA number for the exact phase on the Karnataka RERA portal
• Get the refund and cancellation terms for the booking amount in writing
• Confirm the possession date for the phase in the agreement for sale
• Ask which amenities, roads and shops will be ready with the first phase
• Ask for the timeline of the tech park and the school
• Compare the villa plans on site with a completed Embassy villa project
• Test the drive to the airport, Hebbal and the office at peak hours

The township suits buyers with a long holding period who value a large, planned community near the airport. Ask us for the latest price list of the villas and the apartments.