Embassy Lake Terraces in Hebbal: Resale Buyer's Guide (October 2026)

Embassy Lake Terraces is a completed luxury apartment project by Embassy Group in Hebbal, North Bangalore. The project holds 467 large homes in nine towers, and the developer has sold all of them, so a home is now bought from an existing owner. This guide covers the location, the home plans, how resale prices work, the full cost of buying and the papers to check.

The Project at a Glance

Embassy Lake Terraces is a community of 3 BHK, 4 BHK and penthouse homes on 14.5 acres, near Hebbal Lake. The towers rise 21 floors, and handovers began in March 2023. The key facts are these:

• Address: 6/1A, Service Road, Subramani Nagar, Hebbal Kempapura, Bangalore 560032
• Land area: 14.5 acres
• Homes: 467 apartments in nine towers of 21 floors
• Home types: 3 BHK, 4 BHK and penthouses
• Sizes: about 3,536 to 7,809 sq ft of built-up area
• Stage: completed, with handovers from March 2023
• Availability: sold out with the developer, so homes are bought through resale

Who the Project Suits

Embassy Lake Terraces suits families who want a very large apartment in a finished building, close to the city and to the airport road. The smallest plan is over 3,500 sq ft, so the project is meant for households that need space for guests, staff or a home office. It works well for senior professionals with offices at Manyata Tech Park, in Hebbal or in the central business district.

Since the towers are complete, buyers see the actual home, its view and its upkeep before paying. The purchase is a resale, so there is no construction-linked payment plan from the developer. Buyers who want a smaller home or a low-rise building will find a better match among other projects in Hebbal.

Location and Connectivity

Embassy Lake Terraces is located on the service road at Hebbal Kempapura, next to the Manipal Hospital that was earlier Columbia Asia. Bellary Road (NH 44) runs past the site towards Kempegowda International Airport in one direction and Mekhri Circle in the other. The Outer Ring Road meets Bellary Road at the Hebbal junction and links the area with Manyata Tech Park and the eastern tech corridor.

The Namma Metro Blue Line to the airport is under construction along the Outer Ring Road and Bellary Road, with stations planned at Kempapura and Hebbal. Schools, hospitals, malls and hotels are already established around Hebbal. The Hebbal junction is busy at peak hours, so the daily route is worth testing at office time.

Home Plans and Sizes

Embassy Lake Terraces floor plans cover three home types, all measured on built-up area. Each plan is far larger than a typical apartment with the same number of bedrooms. The plans are these:

• 3 BHK: about 3,536 sq ft
• 4 BHK: about 4,430 sq ft
• Penthouse: about 7,809 sq ft

The carpet area of a resale home is the figure written in the seller's sale deed, and it should be measured against the home on the visit. Tower, floor and facing vary widely across nine towers. Two homes of the same plan can therefore differ in view, light and noise from the road.

How Resale Prices Work

With all homes sold by the developer, each owner sets an asking price. The tower, the floor, the lake or city view, the interiors and the seller's timeline all move the final figure. Recent registered sale values for the same plan in the project are the best guide to a fair offer.

Comparing several homes across different towers helps, since asking prices for the same size can be far apart. Fitted interiors add to the price, and it is worth separating the value of the home from the value of the furnishings. A bank valuation, done as part of a home loan, gives a second opinion on the price.

The Full Cost of Buying

A completed apartment 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%. Together they add 7.6% to the sale value, which is a large sum on a home of this size.

Other costs to plan for are listed below:

• The owners' association transfer fee, if one applies
• Any maintenance dues the seller has left unpaid
• Legal fees for the title check and the sale deed
• Brokerage, where an agent is involved
• Repairs or new interiors after the purchase

Monthly maintenance on a home above 3,500 sq ft is a meaningful running cost, so the current rate should be confirmed with the association. Loan instalments for different amounts are easy to compare on our EMI calculator.

Amenities

Embassy Lake Terraces amenities are built around a clubhouse, with landscaped gardens between the towers. Since the project is occupied, each facility is open to inspection in its present condition. The main facilities are these:

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

RERA and Papers to Check

Embassy Lake Terraces RERA registration number is PRM/KA/RERA/1251/309/PR/171016/000602, granted on 16 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 ran to 31 March 2023, and the number can be checked on the Karnataka RERA portal.

A resale rests on the project's papers and the seller's papers. From the project side, buyers should see the occupancy certificate for the tower and the sanctioned plan. From the seller, the key documents are these:

• The registered sale deed and the allotment letter from the developer
• The khata in the seller's name and the latest property tax receipt
• An encumbrance certificate covering the years since the sale deed
• A no-dues letter from the owners' association
• A loan closure letter from the bank, if the home was financed

About the Developer

Embassy Group was founded in 1993 and is headquartered in Bangalore. The group made its name in office parks, including Embassy Manyata near Hebbal, and has built apartments, villas and plotted townships across the city. Its other homes in North Bangalore range from high-value residences on Bellary Road to township projects in Yelahanka and Devanahalli.

Checks Before Buying

A finished home allows every claim to be tested on site. These are the main checks:

• Inspect the home for seepage, the state of the fittings and the balconies
• Confirm the car parking bays allotted to the home and named in the deed
• Ask the association for the maintenance rate and the corpus fund balance
• Check that the seller's name reads the same on every document
• Visit at different times of day to judge traffic noise and light
• Speak to residents about water supply, lifts and upkeep

Buyers comparing large homes in the area can also look at other apartments for sale in Hebbal. Compare the resale homes currently available at Embassy Lake Terraces before making an offer.