Embassy Astra, Hebbal: 3 & 4 BHK Sky Terraces, North Bengaluru

At a Glance

Highlights

• Configuration3, 3.5 & 4 BHK
• Starting price~₹3.95 Cr
• Size range2,050 – 3,000 sq ft
• Land10 acres
• Residences600+
• TowersFour (reported)
• LocationHebbal
• RERANot found

Project Overview

Embassy Astra sits at Hebbal on Kempapura Main Road, in North Bengaluru. It is one of six residential projects Embassy announced for the North Bengaluru corridor, a programme the company valued at around ₹10,300 Cr in total.

The price cross-check nobody has run

Embassy’s own announcement puts this project’s estimated revenue at about ₹2,540 Cr across 600-plus residences. Those are company figures, not aggregator figures.

Divide one by the other and you get an implied average of roughly ₹4.23 Cr per home.

The implied average sits squarely inside the circulating range. That matters because it is the rare case where a price range can be corroborated from the developer’s own disclosure rather than from listing sites repeating each other. It does not confirm any individual configuration’s price — only that the overall range is consistent with what Embassy itself expects to earn. Treat it as a sanity check, not a quotation.

Density

Six hundred homes across 10 acres works out to about 60 homes an acre, which is mid-band for Bengaluru.

Reported figures of 620 residences on 10.5 acres give effectively the same answer at 59. Either way this is a moderately dense high-rise project, not a low-density estate.

For context: Lodha Beaumont Estate runs about 44 an acre and Sobha OneWorld about 72. Our guide to reading density before you buy explains what the bands mean.

Who This Suits

Embassy Astra suits you if you want a Hebbal address at the top of the market and you work in the Manyata or north-city belt. Hebbal is established, well served and central in a way the outer airport corridor is not.

It suits buyers who value location over land area — 10 acres is a compact site, and what you are paying for is where it is rather than how much space surrounds it.

Who it does not suit

It does not suit anyone who needs certainty right now. With no RERA number we could find and a reported 2030 completion, this is an early-stage position.

It does not suit a buyer wanting township scale. Ten acres with four towers gives you a compact development, not four clubhouses and a cricket ground.

The pre-registration question

Our firm view: do not pay a booking amount on a project whose RERA registration you cannot read. An expression of interest with a refundable deposit is a different matter, and is how most pre-launch interest is properly handled.

Ask for the registration number. If the answer is that it is coming, ask when, and get the refund terms of anything you pay in writing before you pay it.

About the Developer

Embassy is one of Bengaluru’s best-known developers, with a portfolio spanning commercial parks, residential and hospitality. Embassy Developments Limited is a listed entity, which has a practical consequence for buyers that most people miss.

A listed developer files quarterly and annual disclosures, holds analyst calls and publishes investor presentations. Those documents carry project pipelines, revenue guidance and delivery commentary, and they are written for investors rather than for buyers.

That makes them unusually candid. The ₹2,540 Cr figure this page uses to cross-check pricing came from exactly that kind of disclosure, and there is more of it available to anyone who looks.

On the residential side, Embassy’s Hebbal track record includes Embassy Lake Terraces, a 14.5-acre project of 467 condominiums overlooking the Hebbal and Nagavara lakes. That is a completed development you can go and look at, which is worth more than any brochure.

Pricing

These are secondary-source figures. Embassy has not published a price list for this project. What it has published is an estimated revenue of about ₹2,540 Cr across 600-plus homes, implying roughly ₹4.23 Cr a home — which is consistent with the table above and is why we have published it. That consistency is corroboration of the range, not confirmation of any single row. Confirm the current figure for your configuration in writing. Prices exclude GST, stamp duty, registration and statutory charges.

On the servant room

Two of the three configurations include a servant room, and it is worth knowing that this space is charged for like any other. The step from 2,050 sq ft to 2,450 sq ft is roughly 400 sq ft, and at this project’s rates that is a substantial sum.

Decide whether you will use it. If not, the base 3 BHK is the better value and the difference funds a great deal of interior work.

What You’ll Actually Pay

The quoted price is the base. Statutory charges add roughly 12.6% on top, in cash, and no bank funds any of it.

That is ₹49,77,000 above the quoted price — very nearly half a crore in cash on top of the price list. Registration alone doubled to 2% on 31 August 2025, adding ₹3.95 lakh against the old rate. Full working in our Bangalore cost breakdown.

On a reported 2030 completion, add the carrying cost on top of that. Our guide to what a long possession actually costs has the method.

Floor Plans

Three formats are reported, running from 2,050 sq ft to around 3,000 sq ft. Embassy’s own description is simply “3 BHK (medium and large) and 4 BHK formats”, which matches the shape of the table below.

What a 2,050 sq ft 3 BHK means in practice

That is large. Most Bengaluru 3 BHKs run 1,400 to 1,800 sq ft, so this sits well above the norm and you should expect genuinely separate rooms, a utility and deep balconies rather than the compromises smaller plans force.

Reported tower height is two basements, ground and 23 floors. Across four towers on 10 acres, floor selection matters considerably — see our guide to choosing a floor in a high-rise.

Ask for the RERA-disclosed carpet area of your exact unit. Without a registration we could locate, that disclosure does not yet exist publicly — which is itself a reason to wait rather than book.

Amenities

Embassy has not published an amenity specification for this project, and we are not going to reproduce the lists circulating on channel partner pages as though they were confirmed.

What can reasonably be said: at this price point, in a four-tower development on 10 acres, buyers should expect a clubhouse, pool, fitness facilities and landscaped grounds as standard. That is the market norm rather than a project claim.

What you should not assume is township-scale provision. Ten acres carrying 600 homes across four high-rise towers leaves limited ground for large sports facilities. This is a compact, location-led project rather than an amenity-led one, and it should be judged as such.

This section is deliberately short because nothing official has been published. When an amenity specification is released we will update it. In the meantime, ask for the specification annexure that will attach to your agreement, and see our guide to judging amenities rather than amenity lists — a named facility with no dimension is not yet a facility.

Investment Opportunity

On yield

Bengaluru yields sit in the ordinary 3–4% band. Hebbal has genuine rental demand from the Manyata belt, which is better than most of the airport corridor, but at ₹4 Cr-plus the tenant pool thins considerably.

The honest horizon

With a reported 2030 completion and no registration we could verify, this is an early position in a project that is not yet fully documented.

The location argument is strong and we think it holds. The paperwork argument is not yet made. Those two things can both be true, and the sensible response is to wait for the registration rather than to decide the location makes it unnecessary.

Nothing here is personalised financial advice. It is our reading of the fundamentals, and you should weigh it against your own position.

Location Advantages

Hebbal sits where the airport road meets the Outer Ring Road, which makes it one of the genuinely well-connected addresses in Bengaluru. It is established rather than emerging, with schools, hospitals and retail already in place.

Earlier reporting on this project split between Hebbal and Thanisandra. Embassy’s own announcement says Hebbal, and that is what we have gone with.

The Hebbal trade-off

Hebbal’s connectivity is also its problem. The flyover is one of the busiest junctions in the city and it is the bottleneck for every trip between north Bengaluru and everywhere else.

Living at Hebbal means being on the right side of that bottleneck for some journeys and the wrong side for others. Which side depends entirely on where you work, which is why the drive test matters more here than almost anywhere.

We have not published distances in kilometres because we have no verified site coordinates, and a wrong distance is worse than none. Drive your own commute at nine on a weekday before deciding anything.

Construction Status

Pre-launch, and the registration position is unresolved. This is the most important section on this page, so we are going to be direct about it.

We searched for a Karnataka RERA registration number for this project and could not find one. Published sources disagree: some state that K-RERA registration is “to be announced”, others assert the project is “RERA approved” without producing a number.

An assertion without a number is not evidence. Until someone shows you a registration string you can search on the portal yourself, treat this project as unregistered.

What that means for you

Without a registration there is no declared completion date, no disclosed carpet areas, no sanctioned plan on public record and no statutory recourse. The reported December 2030 completion is an intention, not a commitment.

It also means the project cannot legally be marketed or sold in the ordinary way until registration is in place, which is precisely why pre-launch interest is usually handled as a refundable expression of interest rather than a booking.

Our advice, plainly: do not pay a non-refundable amount on this project until you have a registration number you have verified yourself on the Karnataka RERA portal. If you want to secure a position, do it through a refundable expression of interest with the refund terms in writing.

Before You Book

1. Ask for the RERA registration number. We could not find one. If you are given one, verify it yourself on the portal.
2. If there is no number, do not pay anything non-refundable. This is the whole ballgame here.
3. Get the refund terms in writing for any expression of interest amount.
4. Ask which name the agreement will use — Astra or Sky Terraces — and check it matches every document.
5. Confirm the price for your configuration. No official price list exists.
6. Ask whether the servant room is included in the area you are paying for. It is.
7. Budget 12.6% in cash for statutory charges — about ₹49.8 lakh at ₹3.95 Cr.
8. Ask for the amenity specification. Nothing has been published.
9. Visit Embassy Lake Terraces at Hebbal to see completed work by the same developer.
10. Drive the Hebbal flyover at nine on a weekday in the direction you would commute.

Frequently Asked Questions

Important Information

Embassy Astra is at a pre-launch stage and we could not locate a Karnataka RERA registration number for it. Published sources conflict, some stating registration is to be announced and others asserting approval without producing a number; we have treated it as unregistered and we would not pay a non-refundable amount until a number can be verified on the Karnataka RERA portal. From Embassy’s own announcement: the project name (“Embassy Astra, project to be named as Embassy Sky Terraces”), the 10-acre land area, 600-plus residences, 3 and 4 BHK formats, and estimated project revenue of about ₹2,540 Cr. Reported by secondary sources only: 10.5 acres, 620 residences, four towers of two basements plus ground plus 23 floors, sizes of 2,050–3,000 sq ft, the per-configuration price table, and a December 2030 completion. The implied average of roughly ₹4.23 Cr per home is our own arithmetic from Embassy’s stated revenue and unit count; it corroborates the circulating range as a sanity check and is not a quotation for any configuration. Sections deliberately left out or kept short: amenities, because Embassy has published no specification and we will not reproduce channel partner lists as fact; a location map and distances, because we have no verified coordinates; and a payment schedule, because none is published. Nothing here is an offer or a contract. Confirm everything in writing before paying any amount.