Embassy Edge at Embassy Springs, Devanahalli: Buyer's Guide (October 2026)

Embassy Edge is an apartment project by Embassy Group inside the Embassy Springs township in Devanahalli, North Bangalore. It is registered with RERA as Embassy Springs Phase 2A and has 826 homes of 1 to 3 BHK in five towers, with prices from Rs. 65 Lakhs. This guide covers the location, the home plans, the prices, the stage of each tower, the RERA details and the checks to run before buying.

The Project at a Glance

Embassy Edge is the apartment phase of a township better known for its plots. The five towers are named Gardenia, Hibiscus, Fuchsia, Daisy and Elderberry, and each rises 14 floors. The key facts are these:

• Location: Embassy Springs, Nagamangala and Hegganahalli villages, Kundana Hobli, Devanahalli Taluk 562157
• Homes: 826 apartments in five towers of 14 floors
• Tower sizes: Gardenia 252 homes, Daisy 196, Elderberry 154, Hibiscus 112 and Fuchsia 112
• Home types: 1 BHK, 2 BHK, 2.5 BHK and 3 BHK
• Sizes: about 607 to 1,240 sq ft of built-up area
• Price range: Rs. 65 Lakhs to Rs. 1.50 Crore
• Registered completion: 31 December 2027, after extensions from 28 February 2023

Who the Project Suits

Embassy Edge suits first-time buyers and small families who want a compact home in a large gated township near the airport. The 1 BHK and 2 BHK plans also suit investors looking at rental demand from airport staff and from the business parks coming up around Devanahalli. People who fly often gain the most from the location.

The plans top out at about 1,240 sq ft, so households needing four bedrooms or a larger 3 BHK should look at other projects in Devanahalli. The commute to the central business district runs through Yelahanka and Hebbal and takes time at peak hours. Buyers working in the south or east of the city will find the daily drive long.

Location and Connectivity

Embassy Edge is located within Embassy Springs, off Bellary Road (NH 44) near Devanahalli. Kempegowda International Airport is a short drive away, and the same highway leads south to Yelahanka, Hebbal and the city. The KIADB Aerospace Park and the business parks around the airport are the nearest large employment zones.

The Namma Metro Blue Line to the airport is under construction and should improve the link to Hebbal and the Outer Ring Road once it opens. Schools and daily shopping are available in and around Devanahalli town. Larger hospitals and malls are in Yelahanka and Hebbal.

The Township Around It

Embassy Springs is a 300-acre township with plots and apartments set around landscaped open spaces. Residents of Embassy Edge share the township roads, parks and community facilities with the other phases. A township of this size keeps growing for years, so some parts are complete while others are still being built.

Living inside a township has a practical upside for apartment buyers. The internal roads, the security and the green spaces are planned for the whole site, which a stand-alone tower cannot match. Maintenance is usually charged in two parts, one for the tower and one for the township, and both should be confirmed.

Home Plans and Prices

Embassy Edge floor plans cover four home types, all measured on built-up area. Each plan has a published price band that varies with the tower, the floor and the facing. The plans are these:

• 1 BHK: about 607 sq ft, Rs. 65 Lakhs to Rs. 74 Lakhs
• 2 BHK: about 983 sq ft, Rs. 1.03 Crore to Rs. 1.14 Crore
• 2.5 BHK: about 1,089 sq ft, Rs. 1.14 Crore to Rs. 1.21 Crore
• 3 BHK: about 1,240 sq ft, Rs. 1.29 Crore to Rs. 1.50 Crore

The entry price works out to about Rs. 10,700 per sq ft on built-up area. The carpet area of each home is recorded in the RERA registration and the sale agreement, and it is the figure to compare between plans.

The Full Cost of Buying

A home that has its occupancy certificate is sold without GST, while a home in a tower 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 the 1 BHK at Rs. 65 Lakhs, that is about Rs. 3.64 Lakhs of stamp duty and Rs. 1.3 Lakhs of registration fee.

The cost sheet should also show car parking, clubhouse and infrastructure charges, the maintenance deposit and legal fees. A home loan adds processing fees and, where a tower is still being built, interest paid before possession.

Amenities

Embassy Edge amenities are built around a clubhouse, with gardens and play areas between the towers. The wider township adds its own parks and open spaces. The main facilities are these:

• Swimming pool, gymnasium and health spa
• Indoor games room and activity area
• Jogging track and outdoor courts
• Children's play area and landscaped gardens
• Party area for family functions
• Shopping spaces for daily needs

RERA and Construction Status

Embassy Edge RERA registration number is PRM/KA/RERA/1250/303/PR/180526/001825, granted on 26 May 2018 under the name Embassy Springs Phase 2A, Apartments. The promoter is Embassy Developments Limited, and the plans were approved by the Bangalore International Airport Area Planning Authority. The number can be checked on the Karnataka RERA portal.

Embassy Edge construction status differs by tower as of October 2026. The registration first gave a completion date of 28 February 2023, and it has been extended to 31 December 2027. The quarterly update filed in July 2026 put the phase at 72% complete.

The stage of the chosen tower is therefore the first thing to confirm. A buyer should ask whether the tower has its occupancy certificate and, if it is still being built, have the possession date written into the agreement. It also helps to ask whether the home is unsold stock from the developer or a resale from an owner, since the papers differ.

About the Developer

Embassy Group was founded in 1993 and is headquartered in Bangalore. The group made its name in office parks and has built apartments, villas and plotted townships across the city. Embassy Springs is its largest residential township, and several of its newer apartment projects are in the same part of North Bangalore.

Checks Before Buying

A phased project needs a few extra checks, since neighbouring towers can be at different stages. These are the main ones:

• Match the RERA number and the tower name on the Karnataka RERA portal
• Ask for the occupancy certificate of the tower, or the possession date in writing
• Confirm the carpet area and the car parking bay in the agreement
• Ask for the maintenance rates for the tower and the township
• Visit the towers to see the finish, the lifts and the stage of work
• Test the drive to the office and the airport at peak hours
• For a resale, check the seller's sale deed, khata and association no-dues letter

Comparable options in the area are on our page of apartments for sale in Devanahalli. Ask us for the homes currently available at Embassy Edge, tower by tower, and a site visit to Embassy Springs.