At a Glance
Embassy Greenshore is a reported 14.3-acre apartment phase inside Embassy Springs, the 288-acre township at Nagamangala, Devanahalli, on Airport Road. Eight towers of ground plus 18 floors, with around 850 to 878 apartments in 2, 3 and 4 BHK from 1,200 to 2,600 sq ft, from a reported ₹1.35 Cr.
The thing to hold onto: you are buying 14 acres inside 288. Your daily experience will be shaped far more by the 274 acres you do not own — the retail zone, the school, the hospital, the other phases — than by the phase you do. So the questions worth asking are mostly about the township, not the tower.
It is RERA registered under PRM/KA/RERA/1250/303/PR/201125/008265, which is more than we can say for two other Embassy projects we cover.
Highlights
- Configuration2, 3 & 4 BHK
- Starting price~₹1.35 Cr
- Size range1,200 – 2,600 sq ft
- Phase land14.3 acres
- Township288 acres
- TowersEight, G+18
- Homes~850 – 878
- PossessionDec 2031
Project Overview
Embassy Greenshore sits within Embassy Springs, a 288-acre integrated township at Nagamangala Village, Devanahalli, on the Airport Road corridor. Greenshore is one of several phases; Verde, Edge, Lakeside, Paradiso and plotted development are the others named in published material.
Inside a township, not beside one
We have written about the difference between a project beside a famous township and one inside it. Greenshore is a clear example of the second, and it changes what you are buying.
Being inside is generally the better position, because shared facilities are shared with you by design rather than by permission. But it also means your experience depends on components you have no control over, built to a schedule you do not set. Ask which township facilities Greenshore residents may use, on what terms, and whether it is written into your agreement — see beside a township is not inside one for the distinction in full.
The township has things most townships never build
Embassy Springs’ masterplan carries a 34-acre retail zone, a school, a hospital, a temple and a gurudwara. Those are precisely the components that large developments most often announce and least often deliver.
The encouraging part is that Springs already has phases on the ground rather than only on paper. Completed and ongoing phases are evidence in a way a masterplan drawing is not.
The discipline still applies: ask what is built, what is sanctioned, and what is merely drawn, component by component. Our guide to judging a township promise sets out the evidence hierarchy.
Who This Suits
Embassy Greenshore suits you if you want township living with the facilities inside your own gate rather than next door, you work on the airport corridor or fly often, and you value an address where earlier phases are already occupied.
It suits families particularly well, because a masterplan carrying a school, a hospital and 34 acres of retail is built around households rather than around offices.
Who it does not suit
It does not suit an eastern or southern commute. Devanahalli to Whitefield or Electronic City crosses the city and stays long.
It does not suit anyone needing a home soon — reported possession is December 2031, which is among the longer horizons we cover.
The 61-per-acre figure, and a caution about it
Around 878 homes across 14.3 acres gives roughly 61 homes an acre within Greenshore. That is mid-band for Bengaluru and unremarkable.
But that is the phase density, not the township’s. Dividing Greenshore’s homes by the township’s 288 acres would give a flattering number that describes nothing, which is exactly the mistake we warn about in reading density before you buy. Use matched figures.
About the Developer
Embassy is one of Bengaluru’s best-known developers, with a portfolio across commercial, residential and hospitality. Embassy Developments Limited is a listed entity, which means quarterly disclosures and investor presentations are public and unusually candid.
Embassy Springs is the most useful thing about this particular purchase, because it is a township this developer has been building out for years rather than announcing. Phases named as completed or ongoing are testable.
So go and walk it. See which phases are occupied, whether the retail is trading, whether the school has opened. That afternoon tells you more than any brochure, and unlike most township buyers you actually have something to inspect.
Talk to a resident of an earlier phase while you are there — about handover delays, snagging, what maintenance actually costs and what was promised that has not arrived. See visiting a builder’s completed project.
Pricing
These are secondary-source figures and no developer price list is published. The ₹1.35 Cr entry and the ₹1.94–2.05 Cr 3 BHK range are consistent with each other, which is mildly reassuring, but confirm your configuration and its price in writing. Prices exclude GST, stamp duty, registration and statutory charges.
What the range tells you
A spread from about ₹1.35 Cr to comfortably above ₹2 Cr across 1,200 to 2,600 sq ft is a coherent, family-oriented product range. There is no 1 BHK and no penthouse extreme.
That consistency matters more than it sounds. A project with a narrow configuration range tends to produce a more uniform resident profile and fewer of the governance frictions that very wide spreads create — 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.
2 BHK · 1,200 sq ft — worked exampleOn a reported price of ₹1.35 Cr
Base price Agreement value as reported
₹1,35,00,000
Statutory — payable regardless of developer
GST @ 5% Under-construction, no input tax credit
₹6,75,000
Stamp duty @ 5% On the higher of guidance value or consideration
₹6,75,000
Municipal cess @ 10% of duty
₹67,500
Surcharge @ 2% of duty
₹13,500
Registration @ 2% Doubled from 1% on 31 August 2025
₹2,70,000
All-in, registered in your name
₹1,52,01,000
That is ₹17,01,000 above the quoted price. Registration alone doubled to 2% on 31 August 2025, adding ₹1.35 lakh against the old rate. Full working in our Bangalore cost breakdown, and the buyer’s own obligation is in TDS on property purchase.
On a December 2031 possession, the carry is large. Six years of EMI on disbursed amounts plus rent is a serious figure — work it before deciding the entry price is comfortable, using the method in what a long possession actually costs.
Floor Plans
Reported configurations are 2, 3 and 4 BHK from 1,200 to 2,600 sq ft across eight towers of ground plus 18 floors.
A note on the unit count
Sources give 850 apartments and 878. We have shown both rather than picking, because the difference changes the density calculation slightly and because the filing will settle it.
Ask for the block and unit counts declared in the RERA filing, then do the division yourself against the phase acreage.
Ask for the RERA-disclosed carpet area of your exact unit, and ask what your unit faces and what is planned on that side. Inside a 288-acre township being built in phases, a clear outlook today can become a later phase — see choosing a floor in a high-rise and how to read a RERA filing.
Amenities
There are two amenity sets here and it is important to keep them separate.
Within Greenshore
No stamped amenity specification for the phase has been published, and we will not reproduce channel partner lists as though they were confirmed. Expect a clubhouse, pool, fitness facilities and landscaped grounds at this price point — that is market standard rather than a project claim.
Within Embassy Springs
- 34-acre retail zone
- School
- Hospital
- Temple and gurudwara
- Township clubhouse
- Plotted, villa and row-house neighbourhoods
This second list is the reason to buy here, and it is the list to verify hardest. Ask, component by component: is it built, is it sanctioned, or is it drawn? Ask which phase delivers each and what date that phase declares. And ask whether Greenshore residents have access as of right, at what cost, and whether it is in your agreement. A 34-acre retail zone that trades is transformative; one that is drawn is a plan. See how to judge a township promise and judging amenities rather than amenity lists.
Investment Opportunity
On yield
Bengaluru yields sit in the ordinary 3–4% band. A township with a school and a hospital appeals to families, who make longer, steadier tenants than the transient pool a tech corridor produces.
At ₹1.35 Cr-plus the tenant pool is moderate rather than deep. Get the projected maintenance rate before assuming the net follows the gross.
The honest horizon
A 2031 possession plus time for the remaining township phases makes this a ten-year position. The case rests on Embassy Springs continuing to build out, and the evidence for that is better here than on most township purchases because earlier phases exist.
The risk is the same as everywhere in North Bengaluru: a deep supply pipeline, and 3,000-plus apartments eventually inside this township alone.
Nothing here is personalised financial advice. It is our reading of the fundamentals, and you should weigh it against your own position.
Location Advantages
Embassy Springs sits at Nagamangala Village, Devanahalli, on the Airport Road corridor of North Bengaluru. Greenshore is one phase within it.
Devanahalli is a large taluk and the name covers a lot of ground, so the locality name and survey number matter more than the taluk label — see our Devanahalli and IVC Road guide.
What a township does to location
On a corridor where daily amenity is thin, a 288-acre township with its own retail, school and hospital substantially reduces how much the surrounding area has to provide.
That is the strongest locational argument here. You are less dependent on the corridor maturing than a buyer in a standalone project at the same distance.
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 Bagalur guide covers the neighbouring belt.
Construction Status
RERA registered under PRM/KA/RERA/1250/303/PR/201125/008265. The embedded date, 201125, corresponds to 20 November 2025, which is internally consistent.
Reported possession is December 2031. Read the declared completion date in the filing rather than relying on that figure.
A note on “Phase 2”
Our own earlier notes listed this project as “Embassy Greenshore Phase 2”. Published sources describe Greenshore as a phase within Embassy Springs rather than as having numbered sub-phases of its own.
We have not been able to establish whether a distinct Greenshore Phase 2 exists as a separate registration. If you are offered one, ask for its own RERA number and check whether it differs from the one above.
This matters because on a multi-registration project, phase numbers carry no timing information and the registration covering your unit is the only thing that declares your date — see why phase numbers are not a delivery order and what “possession from” hides.
Before You Book
- Verify PRM/KA/RERA/1250/303/PR/201125/008265 on the Karnataka portal yourself.
- Check whether your unit falls under that registration or a different one.
- Ask the status of each township component — retail, school, hospital — built, sanctioned or drawn.
- Ask what Greenshore residents may use in the township, on what terms, and is it in the agreement.
- Get the unit count from the filing — sources say 850 and 878.
- Get carpet area for your exact unit from the filing’s schedule.
- Ask what is planned on the land your unit faces.
- Budget 12.6% in cash — about ₹17 lakh at ₹1.35 Cr — plus your TDS compliance.
- Walk the completed phases of Embassy Springs and talk to a resident.
- Drive to your actual office at nine on a weekday, both directions.
Frequently Asked Questions
What is Embassy Greenshore?
A reported 14.3-acre apartment phase inside Embassy Springs, the 288-acre township at Nagamangala, Devanahalli, on Airport Road. Eight towers of ground plus 18 floors with around 850 to 878 apartments in 2, 3 and 4 BHK from 1,200 to 2,600 sq ft.
Is Embassy Greenshore inside Embassy Springs?
Yes. Greenshore is one phase within the 288-acre Embassy Springs township, alongside Verde, Edge, Lakeside, Paradiso and plotted development. Being inside means township facilities are shared with you by design rather than by permission, though you should confirm the terms.
Is Embassy Greenshore RERA registered?
Yes, under PRM/KA/RERA/1250/303/PR/201125/008265, whose embedded date of 20 November 2025 is internally consistent. Verify it on the Karnataka RERA portal and check whether your specific unit falls under that registration.
What does Embassy Greenshore cost?
Reported pricing starts around 1.35 crore for a 2 BHK from 1,200 sq ft, with 3 BHK reported at about 1.94 to 2.05 crore. Statutory charges add roughly 12.6 percent, taking the entry figure to about 1,52,01,000 registered in your name.
What facilities does Embassy Springs township have?
The masterplan carries a 34-acre retail zone, a school, a hospital, a temple and a gurudwara, alongside plotted, villa and row-house neighbourhoods. Ask component by component whether each is built, sanctioned or only drawn before paying for it.
How dense is Embassy Greenshore?
Around 61 homes an acre within the phase, from roughly 878 homes across 14.3 acres. That is mid-band for Bengaluru. Do not divide the phase unit count by the township’s 288 acres, which would produce a flattering figure that describes nothing.
When is possession at Embassy Greenshore?
December 2031 is reported. The date that carries legal weight is the declared completion date in the RERA filing covering your unit, so read it there and get it in writing.
Is there an Embassy Greenshore Phase 2?
We could not establish whether a distinct Greenshore Phase 2 exists as a separate registration. Published sources describe Greenshore as a phase within Springs. If you are offered a Phase 2, ask for its own RERA number and check whether it differs.
Important Information
Embassy Greenshore is reported as RERA registered under PRM/KA/RERA/1250/303/PR/201125/008265, whose embedded date of 20 November 2025 is internally consistent. Every figure on this page is from secondary sources rather than a developer project page we could read, and we have flagged that throughout. Reported: Greenshore at 14 to 14.3 acres, eight towers at ground plus 18 floors, 2, 3 and 4 BHK from 1,200 to 2,600 sq ft, pricing from about ₹1.35 Cr with 3 BHK at about ₹1.94–2.05 Cr, and possession in December 2031; and for Embassy Springs, a 288-acre township at Nagamangala Village with a 34-acre retail zone, a school, a hospital, a temple, a gurudwara, and phases named Greenshore, Verde, Edge, Lakeside, Paradiso and plotted development. Conflicts stated rather than resolved: the apartment count at 850 versus 878, the phase land at 14 versus 14.3 acres, and the township at 288 versus around 300 acres. A flag on our own earlier note: we previously recorded this as “Embassy Greenshore Phase 2”; published sources describe Greenshore as a phase within Springs rather than as having numbered sub-phases, and we could not establish whether a separate Phase 2 registration exists — ask for its own number if you are offered one. Our own arithmetic: about 61 homes an acre within Greenshore itself, using the phase figures, not the township’s. The verification we would prioritise is the status of each township component — retail, school, hospital — built, sanctioned or drawn, because those are what make an inside-a-township purchase worth its premium. Sections deliberately left out: a phase amenity specification, because none is published; a location map and distances, because we have no verified coordinates; a payment schedule; and township component delivery dates. Nothing here is an offer or a contract. Verify the registration on the Karnataka RERA portal and see embassygroup.com, then confirm current pricing with us before paying any booking amount.
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