Embassy Boulevard

Embassy Boulevard stands on the Bangalore–Hyderabad Highway at Hunasamaranahalli, pincode 562157, close to the Yelahanka Air Force Station. The road outside is the same Bellary Road corridor that carries airport traffic, and Kempegowda International Airport is about 12 km away. If you fly often for work, that short run is the main draw of this address.

Everyday errands lean on Yelahanka and Hebbal to the south. Schools, hospitals and bigger shopping trips will mean a drive into one of those two, and the developer has not published distances to named institutions. Before you commit, drive those routes at school-run and office hours and write down the times.

This part of the north has filled in quickly since the airport opened, yet much of it is still green and open. A villa here gives you quiet and space, but nearly every errand needs a car. Check the service road that leads to the gate, how you turn across the highway when heading back into the city, and how the approach feels after dark.

Embassy Boulevard has five villa plans, all quoted as built-up area; carpet areas were never published, so ask the seller for measured drawings. The four-bedroom homes are Willow, about 3,935 sq ft, and Pine, about 4,105 sq ft. The five-bedroom homes are Cedar, about 5,900 sq ft, Cypress, about 7,160 sq ft, and Silver Oak, about 7,310 sq ft.

Every villa came with central air conditioning, a lift, a surface-level private pool and a cobblestone car porch. Floors are Italian marble in the living and dining areas, engineered wood in bedrooms and composite timber on terraces. Power supply is 12 KVA for Willow and Pine, 15 KVA for Cedar and 18 KVA for the two largest.

There is no developer price list any more, so each owner sets the figure. A finished home bought on resale carries no GST, but stamp duty and registration are due on the full price. When you negotiate, ask for:

• The asking price and which fittings stay with the villa
• Pending maintenance and association dues, cleared before registration
• Any transfer or membership fee the association charges
• Service records for the lift, pool equipment and air conditioning
• Stamp duty and registration worked out on the agreed value

Embassy Boulevard has no RERA number published by the developer. You can still search the Karnataka RERA website (rera.karnataka.gov.in) by name. The approving authority is given only loosely as BBMP or BDA, so check which body actually sanctioned the layout; its name and seal will be on the approved plan.

Because this is a resale of a finished villa, the papers come from the seller and the owners' association. Ask for:

• The occupancy certificate for the villa
• The registered sale deed in the seller's name, with every earlier deed back to the original sale by Embassy Group
• Khata extract and the latest property tax receipt
• An encumbrance certificate running from the developer's sale to today
• A no-dues letter from the owners' association
• A loan closure letter, if the seller had a mortgage on the villa

At registration you sign a fresh sale deed with the owner, then apply to move the khata into your name. Have a lawyer read the whole title chain before you pay any advance.

Embassy Boulevard spreads 168 villas across 51 acres, so you have few neighbours and wide gaps between homes. Each villa is screened from the next by a stone wall, and gabion walls mark the plot lines. Ask the seller for the master plan, then walk the lanes to see how far your villa is from the clubhouse and the main gate.

A day could begin on the jogging track or in the yoga and aerobics room, then move to the gym. Children have a play area, and there are courts for basketball, tennis and badminton, along with a table tennis table. Afternoons can go to the library or the games room. If you work from home, the business centre gives you a desk away from the family.

For evenings, the clubhouse has a mini theatre, a spa and sauna, and a banquet hall for larger family events. A barbecue area and landscaped gardens cover weekends outdoors, and a departmental store on site handles small shopping. With the project finished, all of this should be running, so tour it before you buy and ask what the monthly maintenance covers.