Embassy Springs Plots in Devanahalli: Buyer's Guide (October 2026)
Embassy Springs is a plotted township by Embassy Group near Devanahalli, North Bangalore, close to Kempegowda International Airport. Its plotted phase is registered with Karnataka RERA as Embassy Springs Phase 1, and the developer applied for its completion in July 2023. This guide covers the plots, the location, the RERA record, how plots are bought today and the checks to run before paying.
The Township at a Glance
Embassy Springs covers about 300 acres and combines residential plots with apartment phases, parks and community facilities. The plots came first and form the largest part of the township. The key facts of the plotted phase are these:
- Location: Embassy Springs, Nagamangala Village, Kundana Hobli, Devanahalli Taluk, Bengaluru Rural 562157
- Registered name: Embassy Springs Phase 1, Plotted Development
- Promoter: NAM Estates Private Limited, an Embassy Group company
- Plots: 973 sites in the modified layout plan
- Layout area: about 178 acres in the modified plan
- Planning authority: Bangalore International Airport Area Planning Authority
- Stage: completion applied for on 1 July 2023
Who the Plots Suit
Embassy Springs plots suit buyers who want to own land inside a large gated township and build a house to their own design. Frequent flyers and people working around the airport gain the most from the address. The plots also suit long-term buyers who plan to build some years later and prefer land to an apartment.
A plot is a two-stage purchase: the land first, then the house. Buyers who want a finished home in the same township should look at its apartment phases, such as Embassy Edge. The daily drive to the city centre runs through Yelahanka and Hebbal and takes time at peak hours.
Location and Connectivity
Embassy Springs is located off Bellary Road (NH 44), on the city side of the airport, in the Kundana Hobli of Devanahalli Taluk. Kempegowda International Airport is a short drive north along the same highway. In the other direction, the highway leads to Yelahanka, Hebbal and the Outer Ring Road.
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 along this highway and should improve the link to Hebbal once it opens. Schools and daily shopping are available in and around Devanahalli town, while the larger hospitals and malls are in Yelahanka and Hebbal.
Plots and Layout
Embassy Springs Phase 1 was registered as a layout of 835 plots on a little over 217 acres. The layout plan was later modified, and the modified plan has 973 sites on about 178 acres. The roads, water supply, drainage, power network and waste handling were all developed by the promoter.
The prime plot is about 2,130 sq ft, which fits a two-storey family home with some garden space within the setbacks the layout allows. Plot dimensions, the road in front and the facing change from one plot to the next. The sanctioned layout plan shows the exact number, size and boundaries of every plot.
Newer plot releases
Embassy Paradiso is a newer plotted layout by Embassy Developments Limited in the same Nagamangala Village. It has 48 plots on about 6.4 acres and is registered as PRM/KA/RERA/1250/303/PR/220725/007946, with a completion date of 31 August 2027.
How Plots Are Bought Today
The prime plots are sold out with the developer, so most plots at Embassy Springs now come from owners who bought earlier. A resale is a deal between two individuals, and the price is set by negotiation. The size, the road width, the facing and the distance to the parks all move the figure, so compare the plots currently on offer and their asking prices.
The papers of a resale differ from those of a first sale. The seller should hold a registered sale deed, a khata in their name and tax receipts up to date. An encumbrance certificate shows whether the plot carries a loan or any other claim. The township association's no-dues letter confirms that maintenance has been paid.
The Full Cost of Buying
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%. Both are paid on the sale value or the government guidance value, whichever is higher. Legal fees, khata transfer charges and the township's transfer and maintenance charges come on top.
The house is a second budget. Plan sanction fees, the architect, the contractor and the interiors add up over one to two years of building. Banks lend for plots and for construction on different terms from a regular home loan, so the loan plan is best fixed before the token is paid.
Amenities
Embassy Springs amenities are shared by the plot owners and the apartment residents of the township. The parks and open spaces run through the layout, and the clubhouse is the main community building. The main facilities are these:
- Clubhouse with a swimming pool, gymnasium and health spa
- 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 Completion Status
Embassy Springs Phase 1 RERA registration number is PRM/KA/RERA/1250/303/PR/171016/000633, and the promoter is NAM Estates Private Limited. The same record carries an extension number that begins with EX, which some listings quote as the registration number. The number can be checked on the Karnataka RERA portal.
The registration first ran to 30 August 2018 and was extended in stages to 31 March 2023. The promoter applied for completion on 1 July 2023 and filed the planning authority's 100% site release orders with the application. At that filing, 605 of the 973 sites were recorded as sold.
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 projects are in the same part of North Bangalore.
Checks Before Buying
A plot purchase rests on the land papers more than on any brochure. These are the main checks:
- Match the plot number and its size with the sanctioned layout plan
- Read the seller's sale deed and the chain of title behind it
- Ask for the khata, the latest tax receipt and an encumbrance certificate
- Get the association's no-dues letter and the current maintenance rate
- Read the township's building rules: setbacks, height and the time allowed to build
- Visit the plot and see the road, the drains and the power and water connections
- Test the drive to the office and the airport at peak hours
Other layouts in the area are on our page of plots for sale in Devanahalli. Ask us for the Embassy Springs plots currently available and a site visit to the township.
