Embassy Grove

Embassy Grove has its address in the Rustam Bagh Layout in Kodihalli, at No. 34 and 34/1 on Rustumbagh Main Road, pincode 560017. That puts you just off Old Airport Road, one of the long-settled central parts of Bengaluru. Roads, shops, schools and hospitals are already part of the neighbourhood rather than plans on a map.

What a central address changes is how far you drive. Many trips that take an hour from the outskirts are short here, and weekend errands can be done close to home. The developer has not published distances to named offices, stations or schools, so none are quoted here; map the ones your family uses.

The flip side is traffic. Old Airport Road is busy at most hours, so test the drive from the gate to your office in the morning and back in the evening. Walk the lanes around Rustam Bagh too, and check how visitors park and how easily you can turn onto the main road.

Embassy Grove has four layouts, all with four bedrooms and quoted as built-up area; carpet areas have not been published. The duplexes measure about 4,339 sq ft, from Rs. 8.57 Crore, and about 5,474 sq ft, from Rs. 8.7 Crore. The triplexes measure about 4,850 sq ft, from Rs. 9.90 Crore, and about 5,658 sq ft, from Rs. 10.06 Crore.

On the entry duplex, the rate comes to about Rs. 19,750 per sq ft. The rates vary noticeably from one layout to the next, so ask for the price of the specific home you want. As these homes are complete, no GST applies once the occupancy certificate is in place; stamp duty and registration are always payable.

Ask for a cost sheet that shows:

• The price of your unit and the area it is charged on
• Whether car parking and club membership are included
• Maintenance deposit and any advance maintenance
• Stamp duty and registration on the full value
• Any outstanding dues on the unit, if buying from an owner

Embassy Grove has no RERA number published. Ask Embassy Group for it and search on the Karnataka RERA website (rera.karnataka.gov.in). The entry, if there is one, records the declared completion date and the approved plan.

For a finished home, the papers that matter are the handover documents. Ask for:

• The occupancy certificate covering your unit
• The sanctioned building plan
• Title documents and an encumbrance certificate for the site
• Khata and the latest property tax receipt
• A draft sale deed to review before registration

If you buy from an existing owner, add their registered sale deed, a no-dues letter from the association and a loan closure letter where there was a mortgage. Registration happens on a sale deed. After it, apply to transfer the khata into your name and keep certified copies of every paper.

Embassy Grove has 106 homes on 7.93 acres, so the density is low, and that shapes daily life more than any single amenity. The developer has not published tower or floor counts, so ask for the master plan and walk the grounds. Since the project is finished, what you see on site is the real layout, not a render.

A day could start with a run on the jogging track or a session in the gym, followed by a swim. Children have a play area, and the outdoor courts give the family a game in the evening. The health spa is there when you want a slower hour.

For weekends, the games room and mini theatre cover time indoors, while the landscaped gardens are for walking and small gatherings. The clubhouse and party area host birthdays and family events, and shopping spaces on site handle small purchases. Ask residents how well each facility is kept and what the association charges each month.