Embassy One on Bellary Road, Hebbal: Buyer's Guide (October 2026)

Embassy One is a luxury apartment project by Embassy Group on Bellary Road at Ganganagar, near Hebbal, North Bangalore. The project has 109 serviced residences in two towers, alongside the Four Seasons hotel, with prices from Rs. 7.66 Crore. This guide covers the location, the five home plans, the prices, the running costs, the RERA details and the checks to run before buying.

The Project at a Glance

Embassy One is a mixed-use development with a hotel, offices, shops and private residences on a 2.6-acre site. The residences are branded and serviced by Four Seasons, which runs the hotel on the same site. The key facts are these:

• Address: No. 8, Bellary Road, Ganganagar, Bangalore 560032
• Land area: 2.6 acres
• Homes: 109 residences, with 59 in the North Tower and 50 in the South Tower
• Home types: 1 bedroom to 4 bedrooms with study
• Sizes: about 2,122 to 7,649 sq ft of built-up area
• Starting price: Rs. 7.66 Crore
• Stage: South Tower completed, North Tower under construction

Who the Project Suits

Embassy One suits buyers who want a hotel-style home with a concierge and a private club, close to the centre of the city. Business families, senior executives and NRI buyers who keep a city home for part of the year form the natural audience. The one-bedroom plan alone is over 2,000 sq ft, so every home in the project is large for its bedroom count.

The project has a compact site and a small number of homes, with the hotel, offices and shops as neighbours. Buyers who prefer wide gardens, sports grounds and a large residential campus will be better served by township projects further north. A budget below Rs. 7.5 Crore also points to other luxury homes in Hebbal.

Location and Connectivity

Embassy One is located at No. 8, Bellary Road, between Mekhri Circle and the Hebbal flyover. Bellary Road (NH 44) leads south to Palace Grounds and the central business district and north to Kempegowda International Airport. Manyata Tech Park is reached through the Hebbal junction and the Outer Ring Road.

The Namma Metro Blue Line to the airport is under construction, with a station planned at Hebbal. Hospitals, schools, clubs and shopping are established along this stretch of the city. Bellary Road is one of the busiest roads in Bangalore, so the noise level and the approach are worth checking for the chosen floor and facing.

Home Plans and Prices

Embassy One floor plans cover five layouts across the two towers, all measured on built-up area. The South Tower residences are on its upper floors, above the hotel. The plans and starting prices are these:

• 1 bedroom, South Tower: about 2,122 sq ft, from Rs. 7.66 Crore
• 2 bedroom: about 2,737 sq ft, from Rs. 9.90 Crore
• 2 bedroom, South Tower: about 3,455 sq ft, from Rs. 12.59 Crore
• 3 bedroom with study: about 5,857 sq ft, from Rs. 19.44 Crore
• 4 bedroom with study: about 7,649 sq ft, from Rs. 25.17 Crore

The entry price works out to about Rs. 36,100 per sq ft, and the largest plan to about Rs. 32,900 per sq ft. The final price of a residence depends on its tower, floor, view and the level of fit-out. The carpet area in the sale agreement is the figure to compare between plans.

Purchase Costs and Running Costs

A completed residence with an occupancy certificate is sold without GST, while a home still under construction attracts GST 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 Rs. 7.66 Crore, that is about Rs. 42.9 Lakhs of stamp duty and Rs. 15.32 Lakhs of registration fee.

Serviced living also carries a higher monthly cost than a standard apartment. The maintenance charge covers hotel-grade upkeep, staff and shared facilities, and services outside the standard package are usually billed separately. Buyers should ask for the current maintenance rate per sq ft and the list of services included in it.

Amenities and Services

Embassy One amenities are run in the style of a hotel, with a residents' club and services on call. The Four Seasons hotel, its restaurants and the retail plaza are part of the same development. The main facilities are these:

• Concierge service through the day and night
• Four Seasons club lounge for residents
• Spa and salon
• Swimming pool and gymnasium
• Dining room and wine chamber for private events
• Media room and indoor games room
• Retail spaces within the development

RERA and Construction Status

Embassy One RERA registration number is PRM/KA/RERA/1251/309/PR/171014/000619, granted on 14 October 2017 by the Karnataka RERA authority. The promoter is Embassy One Developers Limited, and the plans were approved by the BBMP. The registration has been extended to 16 April 2027, and the number can be checked on the Karnataka RERA portal.

Embassy One construction status differs by tower as of October 2026. The South Tower, with the hotel and 50 residences, is complete and in use. The North Tower, with 59 residences, is under construction, and the quarterly update filed in July 2026 put the project at 77% complete.

Buyers of a South Tower home should ask for the occupancy certificate that covers the unit. Buyers in the North Tower should have the possession date written into the agreement for sale. A lawyer's review of the title papers is sensible at this price.

About the Developer

Embassy Group was founded in 1993 and is headquartered in Bangalore. The group made its name in office parks and later added hotels, apartments, villas and townships. Embassy One brings those lines together on one site, with the Pinnacle office tower, the hotel and the residences side by side.

Checks Before Buying

A branded residence is as much a service agreement as a property purchase, so the paperwork deserves time. 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 unit, or the possession date in writing
• Read the management and services agreement, including how charges are revised
• Ask for the monthly maintenance rate and the charges for optional services
• Confirm the car parking bays allotted to the residence
• Visit the exact floor to judge the view, the noise and the lift lobby
• Check the terms for renting out the residence, if that is part of the plan

Homes of this kind are few in Bangalore, so the choice often comes down to the tower, the view and the service terms. Loan instalments are easy to test on our EMI calculator, and we will gladly share the residences currently available at Embassy One.