Lake Botanica
RERA Property Intelligence Report · Preview
SION EDEN DEVELOPERS · Yelahanka · K-RERA PRM/KA/RERA/1251/472/PR/311225/008368
The Drawings Report · ₹4,999
We read all 2 approved drawings and 26 filed papers on this project’s RERA file — the sheets the builder filed to get it approved.
95 of 95 flats not yet sold in the latest quarterly filing · 0% reported construction progress.
One real find, from a Noida project’s approved drawings: the buyer pays for 10,000 sq ft — the floor inside the flat is 6,982 sq ft.
Get it for this project →Not useful to your decision? Full refund — no questions asked. Sent as a PDF in one working day.
Free before you decide: the 14 things to get in writing before you book
Every item comes from a real RERA filing. Send it to the family group before anyone pays a token.
Send the checklist to the family group Read it here →EMBASSY EDEN, spanning 31.6 acres, features 95 group housing units in one tower. Its density of 3 homes per acre is the 0th percentile among 125 Yelahanka projects (median 76). Its declared completion date is 31 December 2031; no occupancy certificate is on record.
Each context percentile names its exact comparison set, drawn from Quietlist’s full register store. The paid report adds drawing-read rows to this same table — what the filed plans show about the site, its edges and the unit layouts.
On the register
In context
Values as crawled from the official K-RERA record; context percentiles name their comparison population.
What you can verify free on this page
The official K-RERA filing record, in plain English
Registration and delivery
Embassy Eden is registered with K-RERA as PRM/KA/RERA/1251/472/PR/311225/008368, and the promoter has declared completion for 31 Dec 2031.
31 Dec 2031
declared completion
Figures are the promoter's own filings as they stood when Quietlist last read the register. A declared completion date is a filing, not a handover commitment.
Source · K-RERA project register · read 10 Sep 2026
Project scale
Embassy Eden spans 128,081 sq m (31.65 acres), comprises 1 tower, registers 95 units, and is declared to cost ₹688 cr.
₹688 cr
declared project cost
31.65acres
128,081 sq m
95units
on the registration
0.603FAR
sanctioned
Scale and cost as the promoter registered them. The declared cost is the promoter's own estimate on the filing, not a valuation and not a price to a buyer.
Source · K-RERA project registration · read 10 Sep 2026
Sales
Embassy Eden reports 0 of 95 units booked in its most recent quarterly filing with K-RERA, about 0%.
0%booked
0 of 95 units
Booked share as the promoter filed it at the last quarterly report; this is the filed position, not current availability.
Source · K-RERA quarterly progress report · read 10 Sep 2026
🔒 What I’d do as a buyer here · Drawings Report
The report opens with what this project really is — read from its approved drawings — then the specific calls: the cheapest good way to buy here, the flat to say no to, what you can stop worrying about, and what to get in writing before you sign anything.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 95 | Total inventory registered with K-RERA. |
| Official carpet area | 49,921 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 72,831 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 128,081 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 0.603 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 1 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 934 total (380 covered, 568 open) — 9.83 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | 06/2025-26 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 16-05-2025 | |
| Project start date | 31-01-2026 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| GROUP HOUSING | 95 | 100% | 49,921 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| TOWER | 2 | 95 | 934 | 11.5 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 95 official flat/unit rows, matching the 95 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 5 BHK | 95 | 476.5-602.2 sqft | 1,010.6-1,849.0 sqft | 380 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| TOWER | 95 | 476.5-602.2 sqft | 1,010.6-1,849.0 sqft | 380 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 1 | TOWER | 0 | 5 BHK | 602.2 sqft | 1,325.8 sqft | 4 |
| 2 | TOWER | 0 | 5 BHK | 602.2 sqft | 1,373.7 sqft | 4 |
| 3 | TOWER | 0 | 5 BHK | 602.2 sqft | 1,355.7 sqft | 4 |
| 4 | TOWER | 0 | 5 BHK | 602.2 sqft | 1,404.3 sqft | 4 |
| 5 | TOWER | 0 | 5 BHK | 602.2 sqft | 1,385.2 sqft | 4 |
| 6 | TOWER | 0 | 5 BHK | 602.2 sqft | 1,395.8 sqft | 4 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Which flat to ask for · Drawings Report
The flat-level read: which towers and floors to prefer and which to avoid, what the drawings put above, below and beside each flat, and the things on this site nobody at the sales desk will tell you about.
⚠ 4 litigation cases on record
2 of 26 compliance document slots are filed as Not Applicable; the remaining 24 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
10 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|
K-RERA names 4 project professional/vendor rows across Chartered accountant, Engineer, Architect, Contractor. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Chartered accountant | Ravindranath N | 209961 | 2002 | Bengaluru Urban, Karnataka - 560079 |
| Engineer | ASHOK KANNAN | BCC/BL-3.6/SE- 0328/2019-20 | 2019 | Bengaluru Urban, Karnataka - 560011 |
| Architect | Tilak Thomas | CA/99/25282 | 2001 | Bengaluru Urban, Karnataka - 560001 |
| Contractor | SION EDEN DEVELOPERS PRIVATE LIMITED | - | 2024 | Bengaluru Urban, Karnataka - 560001 |
Latest quarterly filing (2025-Q3): ₹0.00 Cr collected from buyers, ₹0.00 Cr withdrawn from the project's escrow account.
| Construction progress | 0% → 0% (+0 pts) |
| Units sold/booked as registered | 0/95 (0%) |
QPR figures are developer-filed quarterly disclosures. Collections and withdrawals are not a project valuation; they are a sanity check for whether sales, construction progress, and escrow draws appear directionally aligned.
Declared construction cost ÷ registered units averages to ₹724.2 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
RERA 70% project account is on file: KOTAK MAHINDRA BANK Infantry Road IFSC Code : KKBK0008059 Pin Code : 560001. RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~14 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 13 km |
| Outer Ring Road / Manyata | 14 km |
| MG Road / city centre | 21 km |
| Bellandur–Marathahalli belt | 27 km |
| Whitefield IT hub | 28 km |
| Electronic City | 36 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
The approved drawings
Everything above is on this page already, free, from the government record. The drawings are different: the 2 approved sheets are the same drawings the builder filed to get EMBASSY EDEN approved — what sits under each tower, which floor holds machines, what the sales sheet leaves out. Nobody reads them for you. We do.
What that turns up — from other projects’ filings:
ATS Knightsbridge · Sector 124, Noida
You pay for 10,000 sq ft. The floor inside your home is 6,982 sq ft. The rest is walls, shared circulation and services. Get both numbers written into your agreement before you pay any booking amount.
Oberoi Elysian · Goregaon East, Mumbai
“The building is complete.” The tower has reached full height — true. The same filed certificate, same page: sanitary fittings 6% done. Ask for a possession date in writing.
Godrej Aristocrat · Sector 49, Gurugram
Paying extra for the top floor? The terrace drawing shows what sits on the slab above those flats: the overhead water tanks, the lift machine rooms and the roof machinery. Ask which flat sits under which.
Prestige Camden Gardens · Thanisandra, Bengaluru
The approved parking table asks for 12 visitor spaces. It shows 0. Two-wheeler spaces: also 0. Ask in writing where visitors will park.
Want this project read from its filed drawings?
95 of the 95 flats are not yet sold in the latest quarterly filing, so which one you take is a real choice. With 0% reported construction progress, there is no finished building to walk through — the approved drawings are the only place to see what you are buying. We read the 2 approved drawings on EMBASSY EDEN’s file and tell you which flats we would ask for, what sits around them, and what to get in writing before you pay the token.
This page is the free K-RERA filing summary. For EMBASSY EDEN, one reading of it goes further. Which flat should I ask for? — what the approved drawings and filed papers say about the flats, the parking, the approvals, and what to get in writing before you sign. That is the Drawings Report. See a real one first:
Drawings Report sample: Prestige Camden Gardens → · browse all sample reports →
Payment is confirmed automatically. The Drawings Report is 1 working day. We email the link, so you can close the tab.
Drawings Report · ₹4,999
Every drawing on file, read — which flat to ask for · 1 working day
Not useful to your decision? Full refund — no questions asked.
Paying from outside India? Pay $59 (Drawings Report) via PayPal, or email hello@quietlist.in for a card invoice. Prefer to talk first, or have a portfolio to check? Same address. An information aid for your own due diligence, not legal or investment advice.
Free · Watch this project
We'll email you when this project's RERA record changes, and send the 14-point booking checklist with the first email.
Built by Sion Eden.
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
Own a unit in Embassy Eden?
Sell directly to Quietlist's pre-screened buyer list — flat fee, no broker commission.
Last checked against the RERA register: 10 Sep 2026