Embassy Knowledge Park, Devanahalli: Apartments & Villas on IVC Road

At a Glance

Highlights

• Configuration2 – 3.5 BHK + villas
• Starting price~₹1.76 Cr
• Size range1,330 – 2,250 sq ft
• Masterplan~200 acres
• Commercial~115 acres
• Clubhouse40,000 sq ft
• Green space~19 acres
• RERAAwaited

Project Overview

Embassy Knowledge Park sits at Tharahunise, on IVC Road near Devanahalli, in the North Bengaluru belt running toward the airport. Embassy is best known in Bengaluru for commercial property, and that background is visible in how this masterplan is put together.

An office park with homes in it

Most developments described as townships are residential land with amenity, retail and perhaps a school attached. The proportions here are reversed.

This is the single most useful thing to understand about the project. A development where the majority of land is offices behaves differently from one where it is homes. Expect a substantial daytime working population, traffic that peaks on weekday mornings and evenings rather than at weekends, and a commercial security and access regime rather than a purely residential one. None of that is bad — offices next door mean better roads, better power and services that a residential-only pocket would wait years for. But it is not what most buyers picture when they hear the word township, and it should be a deliberate choice.

The acreage conflict we could not resolve

Sources give the residential component as 85 acres, branded “Embassy Biome”, and as 55.1 acres. Those are not reconcilable and we are not going to average them.

The likeliest explanation is that one figure covers the whole residential masterplan and the other covers a first phase or a specific registered project within it. That is exactly the pattern we found at Lodha Beaumont Estate, where estate and cluster figures circulated interchangeably.

Ask which figure applies to the phase you are being sold, and get it against a survey number. Our guide to reading a RERA filing covers where the authoritative extent is stated — though on this project that filing does not yet exist.

Who This Suits

Embassy Knowledge Park suits you if you want to live within walking distance of a Grade-A office campus, you value the infrastructure that commercial development brings, and you are comfortable buying early into a masterplan that is mostly not housing.

It suits people who will actually work in the commercial component particularly well. A home inside the campus you work in is close to the shortest commute available anywhere.

Who it does not suit

It does not suit anyone who needs certainty now. With no RERA registration we could find and possession reported for 2031, this is an early-stage position with no declared date and no disclosed carpet areas.

It does not suit a buyer who wants a quiet residential enclave. A majority-commercial masterplan is a working environment for a large part of the week.

Our position on the missing registration

The same as it was on Embassy Astra, and it is not a close call: do not pay a non-refundable amount on a project whose RERA registration you cannot read.

A refundable expression of interest with the refund terms in writing is the appropriate way to hold a position at this stage. See what you give up buying before registration exists.

About the Developer

Embassy is one of Bengaluru’s best-known names, with a portfolio spanning commercial parks, residential and hospitality. Its commercial track record is the deepest part of that, which is directly relevant to a masterplan that is majority office.

Embassy Developments Limited is a listed entity, which means quarterly disclosures, investor presentations and analyst calls are public. Those documents carry project pipelines and delivery commentary written for people with money at risk.

That is a genuinely useful source on a project this thinly documented elsewhere. Search the company’s filings for this project by name and by locality — see what a listed developer tells investors but not you.

Neither Embassy Knowledge Park nor Embassy Biome appears on Embassy’s own residential pages as we read them. Every figure here is second-hand, and we have flagged it throughout — see what to do when a project is not on the developer’s website.

Pricing

All of these are secondary-source figures. The project is not on Embassy’s own residential pages and no developer price list is published. Confirm your configuration, its carpet area and its price in writing before budgeting anything. Prices exclude GST, stamp duty, registration and statutory charges.

The gap between apartments and villas

Apartments from about ₹1.76 Cr and villas from about ₹10 Cr is a very wide spread inside one masterplan — wider than any other project we track.

That is worth thinking about rather than passing over. A development serving both a ₹1.8 Cr apartment buyer and a ₹10 Cr villa buyer has to decide who its shared amenities are calibrated for, and whether the two share them at all.

Ask directly whether apartment residents and villa residents use the same clubhouse, and whether access or charges are differentiated. See what a wide configuration spread does to a community.

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 ₹22,17,600 above the quoted price. Registration alone doubled to 2% on 31 August 2025, adding ₹1.76 lakh against the old rate. Full working in our Bangalore cost breakdown, and the buyer’s own TDS obligation is covered in TDS on property purchase.

On a 2031 possession, the carry is the larger number. Six years of EMI on disbursed amounts plus rent is substantial — see what a long possession actually costs.

Floor Plans

Reported apartment configurations are 2, 2.5, 3 and 3.5 BHK from 1,330 to 2,250 sq ft, alongside 4 and 5 BHK villas.

The 2.5 and 3.5 question

Two of the four apartment formats are half configurations, which means the half room is a significant part of this project’s product. It deserves a specific question rather than a glance at a plan.

Ask whether that room has an external window, a full-height door and usable dimensions. Those three answers decide whether it is a genuine study or storage you are paying bedroom rates for — see what the half in a 2.5 BHK actually is.

Ask for RERA-disclosed carpet area for your exact unit. On this project that disclosure does not yet exist publicly, because registration is awaited — which is itself a reason to wait rather than book.

Amenities

Reported amenities include a 40,000 sq ft clubhouse, a golf course, and around 19 acres of green space within the residential component.

• 40,000 sq ft clubhouse
• Golf course
• ~19 acres of green space
• Landscaped grounds
• Sports and recreation facilities

A golf course is a serious commitment

Of everything on that list, the golf course is the item to ask hardest about, because it is expensive to build and very expensive to maintain.

Ask whether it is sanctioned or drawn, which phase it falls in, who will operate it, and critically how its running cost is recovered — through general maintenance shared by all residents, or through a separate membership paid by users.

That distinction matters a great deal. A golf course funded from general maintenance means every apartment owner subsidises it whether they play or not, and turf, irrigation and greenkeeping are among the highest recurring costs in any development.

No amenity specification has been published and we have not reproduced channel partner lists as fact. Ask for the specification annexure to your agreement, and see judging amenities rather than amenity lists and CAM, corpus and sinking fund.

Investment Opportunity

On yield

This is the most interesting yield case on our books, and it rests entirely on the commercial component. An office park of that scale generates tenant demand on its doorstep, which no purely residential corridor can match.

The caution is timing. That demand arrives as the offices fill, and offices let on their own schedule. Ask what commercial area is built, what is leased and to whom — a leased campus is evidence, a planned one is not.

The honest horizon

With registration awaited and possession reported for 2031, this is an eight-to-ten year position at least. The location argument rests on the commercial build-out happening, which is a bet on Embassy’s core competence rather than a speculative one.

But the paperwork argument is not yet made. Both things are true, and the sensible response is to wait for the registration rather than decide the developer’s reputation 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

Tharahunise sits on IVC Road near Devanahalli, in the North Bengaluru belt between the city and Kempegowda International Airport. Bettahalsur is the adjoining area named in some descriptions.

IVC Road — the International Village Community road — connects the Bellary Road corridor westward toward Doddaballapur, and it has been a focus of industrial and institutional development.

What the commercial component does to the location

A 115-acre Grade-A office development is an infrastructure event. Roads get widened, power gets provisioned properly, fibre arrives, and services follow the working population.

That is a genuine advantage over a residential-only pocket at the same distance from the city, where all of that waits on households arriving slowly.

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. Our Yelahanka guide covers the nearest established suburb.

Construction Status

Pre-launch, and RERA is awaited. We could not find a Karnataka RERA registration number for this project, and published sources describe registration as pending.

Reported possession is 2031, which on an unregistered project is an intention rather than a commitment. There is no declared completion date because there is no filing for one to be declared in.

What is missing, precisely

Without registration there is no declared date, no disclosed carpet areas, no sanctioned plan on public record, no quarterly progress updates and no statutory recourse.

It also means the residential acreage conflict — 85 acres against 55.1 — cannot be settled from a filing, because no filing exists to settle it.

Our advice, plainly: do not pay a non-refundable amount here until you have a registration number you have verified yourself on the Karnataka RERA portal. To hold a position, use a refundable expression of interest with the refund terms in writing. See buying before RERA registration exists.

Before You Book

1. Ask for the RERA registration number. We could not find one. If given one, verify it yourself.
2. If there is no number, pay nothing non-refundable, and get refund terms in writing.
3. Ask what the residential acreage actually is — 85 acres or 55.1 — and against which survey numbers.
4. Ask what is sanctioned on the commercial land nearest your building.
5. Ask how the golf course is funded — general maintenance or separate membership.
6. Ask whether villa and apartment residents share amenities, and on what terms.
7. Ask what the half room is in the 2.5 and 3.5 BHK — window, door, dimensions.
8. Budget 12.6% in cash — about ₹22.2 lakh at ₹1.76 Cr — plus your TDS compliance.
9. Read Embassy’s investor disclosures for what the company says about this project.
10. Drive to your actual office at nine on a weekday, both directions.

Frequently Asked Questions

Important Information

Embassy Knowledge Park is at a pre-launch stage and RERA is awaited. We could find no Karnataka RERA registration number for it, and we would not pay a non-refundable amount until a number can be verified on the Karnataka RERA portal. Neither Embassy Knowledge Park nor Embassy Biome appears on Embassy’s own residential pages as we read them, so every figure on this page is from secondary sources rather than the developer. Reported, not official: a masterplan of around 200 acres at Tharahunise and Bettahalsur on IVC Road, roughly 115 acres of Grade-A commercial, apartments of 2, 2.5, 3 and 3.5 BHK from 1,330 to 2,250 sq ft, 4 and 5 BHK villas, apartment pricing from about ₹1.76 Cr and villas from about ₹10 Cr, a 40,000 sq ft clubhouse, a golf course, around 19 acres of green space, and possession in 2031. A conflict we have stated rather than resolved: the residential component is given as 85 acres in some sources, branded “Embassy Biome”, and as 55.1 acres in others. We have not averaged them; the likeliest explanation is that one figure covers the residential masterplan and the other a phase within it, and only a filing or a survey-number-based answer will settle it. The framing we would carry into any conversation about this project is that a masterplan where the majority of land is commercial is a different product from a residential township, with a different daytime population, traffic profile and character — a real advantage for infrastructure and local demand, and not what most buyers picture. Sections deliberately left out: unit counts, because none are reported; a location map and distances, because we have no verified coordinates; a payment schedule; and a per-configuration price table. Nothing here is an offer or a contract. Confirm everything in writing before paying any amount.