Embassy Boulevard
RERA Property Intelligence Report · Preview
Embassy Property Development · Bengaluru North · K-RERA PRM/KA/RERA/1251/309/PR/171016/000602
The Drawings Report · ₹4,999
We read all 5 approved drawings and 37 filed papers on this project’s RERA file — the sheets the builder filed to get it approved.
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.
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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 Lake Terraces covers 66,277 sq m (16.4 acres) and has 467 homes registered across 2 towers with an estimated project cost of ₹1535.3 crore. With 28.5 homes per acre, it ranks at the 12th percentile of the 521 Bengaluru North projects tracked here (median 75.3). Its declared completion date of 30 June 2019 has passed; 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 Lake Terraces is registered with K-RERA as PRM/KA/RERA/1251/309/PR/171016/000602, and the promoter has declared completion for 30 Jun 2019.
30 Jun 2019
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 Lake Terraces spans 66,277 sq m (16.38 acres), comprises 2 towers, registers 467 units, and is declared to cost ₹1,535.3 cr.
₹1,535.3 cr
declared project cost
16.38acres
66,277 sq m
467units
on the registration
3.25FAR
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
Promoter record
Embassy is the promoter of record on 14 projects registered with K-RERA, 4 of which are past their declared completion dates on the register.
14projects
registered with K-RERA
4past declared date
on the register
49%
average construction reported
Counted across Quietlist's full K-RERA register store, matched on the promoter name as it appears on each filing.
Source · K-RERA register, all projects · 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 | 467 | Total inventory registered with K-RERA. |
| Registered land area | 66,277 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 3.25 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 2 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 1,571 total (127 open) — 3.36 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 10-09-2012 |
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 tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Building 1 | 21 | 267 | 1,571 | - |
| Building 2 | 21 | 200 | 0 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 467 official flat/unit rows, matching the 467 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 |
|---|---|---|---|---|
| Other | 467 | 230.3-600.1 sqft | 89.9-248.4 sqft | 1,293 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Building 1 | 267 | 230.3-600.1 sqft | 89.9-232.3 sqft | 726 |
| Building 2 | 200 | 240.7-600.1 sqft | 93.3-248.4 sqft | 567 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 201 | Building 1 | 0 | Other | 352.8 sqft | 135.1 sqft | 3 |
| 501 | Building 1 | 0 | Other | 368.2 sqft | 149.4 sqft | 3 |
| 401 | Building 1 | 0 | Other | 368.3 sqft | 149.4 sqft | 3 |
| 111 | Building 1 | 1 | Other | 322.4 sqft | 135.4 sqft | 3 |
| 112 | Building 1 | 1 | Other | 241.2 sqft | 99.3 sqft | 2 |
| 113 | Building 1 | 1 | Other | 278.1 sqft | 106.6 sqft | 2 |
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.
No litigation declared on this project's K-RERA filing.
12 of 36 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.
⚠ Registration validity has lapsed: originally due 30 Jun 2019, extended (Extension) to 31 Mar 2023 — both dates have passed with no OC on file. The extension on file was granted on 30 Nov 2019 (K-RERA extension no. EX/PRM/KA/RERA/1251/309/PR/191130/000602) — it has been used, its deadline has also passed, and no further extension is recorded.
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.
K-RERA enforcement record (the regulator's own defaulter list & penalty orders)
1 K-RERA order on this project (PROJECT EXTENSION) — read the order copies on the K-RERA portal.
K-RERA complaint orders (5 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| SHOBHALAKSHMI AND ANOTHER vs EMBASSY PROPERTY DEVELOPMENT PVT LTD | Project t started on 2013, to be completed with in 48 + 6 months, as on Jan 2023 delayed by 61 months , asking for compensation and apartment with basic eminities as OC received on May 2023. | AUTHORITY | 20/04/2023 |
| DR RAJARAM KIRAN KUMAR vs ABDUL KARIM PUSHPA AND EMBASSY PROPERTY | 1. COMPLETION OF UNIT AND EXECUTION OF SALE DEED 2. AWARDING DELAY PERIOD INTEREST 3. COST OF LITIGATION 75000 4. ANY OTHER RELIEF | AUTHORITY | 20/03/2024 |
| ARVIND SAHAI BHATNAGAR vs EMBASSY PROPERTY DEVELOPMENT PRIVATE LIMITED | Delivery of apartment and payment of delay compensation. | AUTHORITY | 15/09/2022 |
| DR. BASAVARAJ V MUNDASAD vs EMBASSY LAKE TERRACES | Refund of the amount paid | AUTHORITY | 15/02/2024 |
| INDER CHAND BHAWARILAL vs embassy lake terraces | Claims compensation for damages and the possession of the said plot/apartment no.6202. | AUTHORITY | 15/02/2024 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
Complaints on this project's K-RERA page (1 complaint listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/220608/0009604 08-06-2022 | Failure to delivery apartment by agreement date, and breach of settlement agreement dated 03.10.2020 | Embassy Lake Terraces | DISPOSED AUTHORITY BENCH4 |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
K-RERA names 3 project professional/vendor rows across Architect, Contractor, Structural engineer. 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 |
|---|---|---|---|---|
| Architect | Jayant Vaitha | - | 2003 | Nagavara, Outer Ring Road |
| Contractor | JMC Projects India Limited | - | 1986 | Residency Road, Near Konark Hotel |
| Structural engineer | Synergy Property Development Private Limited | - | - | - |
Embassy has 14 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Embassy Property”) (average reported construction progress 49%). 4 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
⚠ No quarterly financial disclosures (collections, escrow withdrawals) on record, despite no completion certificate yet — meaning we can't verify the project's cashflows against its construction progress. Worth asking the builder directly why no quarterly filings are available.
Declared construction cost ÷ registered units averages to ₹328.8 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: HDFC Richmond road (IFSC HDFC0000523, a/c …9756). 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.
K-RERA has 1 project-photo upload.
These are developer-uploaded progress photos in the official document catalog. We do not treat them as proof of current site condition; use them as a prompt to ask for newer dated photos or a site visit. Individual filings are listed in the document catalog below.
The nearest major job hub is ~3 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Outer Ring Road / Manyata | 3 km |
| MG Road / city centre | 8 km |
| Bellandur–Marathahalli belt | 16 km |
| Whitefield IT hub | 19 km |
| Kempegowda Int'l Airport | 20 km |
| Electronic City | 24 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 5 approved sheets are the same drawings the builder filed to get Embassy Lake Terraces 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?
This page is the free K-RERA filing summary. For Embassy Lake Terraces, 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 →
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Drawings Report · ₹4,999
Every drawing on file, read — which flat to ask for · 1 working day
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Built by Embassy Property. View Embassy Property's full track record →
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.
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Last checked against the RERA register: 10 Sep 2026