Upcoming Embassy Apartments

Upcoming Embassy Apartments gives only the developer's marketing office at Navarathna Agrahara, pincode 562157, in the Devanahalli area, as its address. The plot itself has not been identified in anything published, so ask for the survey number and a map pin before you plan any journeys. No distances to offices, stations, schools or hospitals have been given, so we do not quote any.

Once you have the exact site, drive to it from your workplace on a weekday morning and make the return trip in the evening. Devanahalli lies well north of the city centre, so the daily run depends heavily on where you work. Time both directions before you treat the commute as settled.

Ask where the main gate will open, which road will serve it, and whether that road will be widened before handover. Check the schools, clinics and grocery stores near the actual plot rather than near the sales office. With eight towers planned, also ask how parking and visitor traffic will be handled inside the gates.

Upcoming Embassy Apartments lists three layouts, sized as built-up area: a two-bedroom of about 1,200 sq ft, a 2.5-bedroom of about 1,750 sq ft and a three-bedroom of about 2,200 sq ft. Carpet areas have not been published, so ask for them before comparing rates with other projects.

Quoted prices are Rs. 1.35 Crore to Rs. 1.40 Crore for the two-bedroom, Rs. 1.95 Crore to Rs. 2.15 Crore for the 2.5-bedroom, and Rs. 2.40 Crore to Rs. 3.05 Crore for the three-bedroom. At the lowest figure the two-bedroom comes to about Rs. 11,300 per sq ft. The wide three-bedroom band suggests floor and facing premiums, so get unit-wise prices.

GST is charged on a home still being built, and you also pay stamp duty and registration. Ask for a cost sheet that shows:

• The base rate and the area it is charged on
• Floor-rise and facing premiums
• Car parking and clubhouse charges
• Maintenance deposit
• GST on its own line
• Stamp duty and registration on the full value

Upcoming Embassy Apartments has no RERA number published yet. Ask Embassy Group for it and look it up on the Karnataka RERA website (rera.karnataka.gov.in). The entry should show the land, the approved plan, the number of homes and the promised completion date, which fills several gaps in what has been published so far. Compare the registered home count and tower plan with what the sales team tells you.

Before you pay, ask for:

• The RERA registration certificate
• The survey number, title documents and an encumbrance certificate for the 14 acres
• The conversion order for residential use
• The sanctioned plan for the eight towers
• A draft agreement for sale with the handover date and a stage-linked payment plan

Pay only by bank transfer, into the account named in the RERA filing. At handover, collect the occupancy certificate, register your sale deed and apply for the khata in your name.

Upcoming Embassy Apartments shows eight towers of 18 floors on about 14 acres in its plan. The open-space share has not been published, and the amenity list describes the clubhouse zone as covering 21 acres, which is larger than the whole site. Ask what that figure refers to. Everything here is as planned by the developer and may change.

A weekday could start on the jogging and cycling track, then move to the gym, the pool or the health centre. Toddlers could spend the morning at the creche, and older children have a play area, outdoor courts and a facility the developer calls Embassy Academy. Retail spaces and a cafe would cover coffee and small errands without leaving home.

Evenings might bring a show in the amphitheatre and activity area, or a walk through the landscaped gardens with the dog heading for the pet park. The indoor games zone covers wet days, and the banquet hall takes family functions. Ask which of these open with the first towers and which follow later.