BY THE Lake
K-RERA · the public record
Embassy Springs - Phase 1, Plotted Development
Devanahalli · NAM Estates
Project Review · example purchase
Spending a few crores on a plot? ₹4,999 to check what you’re buying.
Check what the plans put beside your plot, below it and in front of it. The view, nearby buildings and shared facilities can change what you are buying.
See the report before you buy
Avoid bad decisions, only go for the best plots.
Read the complete sample: unit choices, layout illustrations, important risks and questions for the builder. Its findings concern the named sample, not this project.
Read the Project Review sample ↗From another project · Century Trails — Phase 1 · earlier comprehensive example
A green side. A choice of road direction.
Plots 130, 156 and 192 have east roads; 131, 157 and 193 have west roads. All six have the park pathway to the north. The report compares 57 selected plots and all 40 nonstandard plots, alongside title, release and shared costs. The unnamed three unsold plots in the completion record are not live availability.
This longer example shows the depth of research available in Project Deep Dive. These findings concern the named sample, not this project.
Read the Century Trails — Phase 1 sample report ↗
30 Aug 2018declared completionK-RERA registration · read 25 Oct 2026
Free project details
Registration read 25 Oct 2026Registered units and project size
Residential Layout
973
Filed categories, unchanged · K-RERA registration · read 25 Oct 2026
The whole registration
211.6registered acres
The average covers the registered land and all registered unit types. It does not describe the space, outlook or surroundings of an individual unit.
RERA details for Embassy Springs - Phase 1, Plotted Development
K-RERA · PRM/KA/RERA/1250/303/PR/171016/000633
Project facts and comparisons
On the register
Declared completion30 August 2018
Land area856,422 sq m (211.6 acres)
Unit mix973 × Residential Layout
Source: K-RERA. Each comparison names the group of projects used.
Project areas, parking and inventory
Project areas and parking
RERA filing| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered land area | 856,422 sqm | The land area attached to this K-RERA registration. |
| Open-parking field | 0 | Separate filed counts; these categories may overlap and are not added together. |
| Garage field | 0 | Separate filed counts; these categories may overlap and are not added together. |
| Project start date | 17-10-2016 |
Official inventory & towers
RERA filingK-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 |
|---|---|---|---|
| Residential Layout | 973 | 100% | 0 sqm |
Legal, Approvals & Project Team
Litigation & compliance
RERA filingLitigation status was not supplied in the captured record. This is not confirmation that there are no cases.
23 of 47 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 Aug 2018, extended (Extension) to 31 Mar 2023 — both dates have passed with no OC on file. The extension on file was granted on 06 Dec 2019 (K-RERA extension no. EX/PRM/KA/RERA/1250/303/PR/191206/000633) — it has been used, its deadline has also passed, and no further extension is recorded.
Approval documents
Electricity (BESCOM/ESCOM)Bundled document listed: All NOCs from Authority
Water & sewage (BWSSB/KWSSB)Bundled document listed: All NOCs from Authority
Fire NOCBundled document listed: All NOCs from Authority
Pollution control (KSPCB)Bundled document listed: All NOCs from Authority
Environmental clearanceBundled document listed: All NOCs from Authority
Airport Authority height clearanceBundled document listed: All NOCs from Authority
A listed file does not confirm approval. An unlisted file does not establish that an approval is missing or required. Check the documents and their applicability before relying on them.
K-RERA enforcement record (the regulator's own defaulter list & penalty orders)
2 K-RERA orders on this project (PROJECT EXTENSION, PROJECT MODIFICATION) — read the order copies on the K-RERA portal.
K-RERA complaint orders (2 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| KIRAN KUMAR B vs NAM ESTATES PRIVATE LIMITED | Request to support refund amount of Rs. 10.38 Lakhs + Interest from the promoter | AUTHORITY | 15/06/2023 |
| JAYAKRISHNA MENON vs NAM ESTATES PRIVATE LIMITED | Intervention with the builder to refund with interest compensation. | AUTHORITY | 12/01/2023 |
⚠ 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 (3 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/211113/0008553 13-11-2021 | Refund of Expression of Interest Amount not done despite reminders | Embassy Springs - Phase 1, Plotted Development | DISPOSED AUTHORITY BENCH4 |
| CMP/211206/0008692 06-12-2021 | Request Refund of Rs.30000/- forfeited amount | Embassy Springs - Phase 2A, Apartments (another project by this promoter) | DISPOSED AUTHORITY BENCH5 |
| CMP/221014/0010102 14-10-2022 | The total flat in booking from is higher than what was agreed | Embassy Springs - Phase 2A, Apartments (another project by this promoter) | DISPOSED AUTHORITY BENCH5 |
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.
Project team & certifications
RERA filingK-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 | RSP Design Consultants India Private Limited | - | 1978 | Shanthala Nagar, Ashok Nagar |
| Contractor | TJN Construction Private Limited | - | 1989 | Pune Satara Road, Parvati Paytha |
| Structural engineer | Synergy Property Development Private Limited | - | - | - |
Financials & Construction Progress
Financial disclosures
RERA filing⚠ 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.
The estimated cost above is the developer's declared construction cost only (K-RERA's own label: "Estimated Cost of Construction as certified by Engineer") — it excludes land cost, so it isn't comparable to the buyer-collection figures below or to a sale price.
RERA 70% project account is on file: HDFC Richmond road (IFSC HDFC0000523, a/c …0122). 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.
Construction photo filings
RERA filingK-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.
Location & Connectivity
The nearest of the listed job hubs is about 19 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Kempegowda Int'l Airport | 9 km |
| Outer Ring Road / Manyata | 19 km |
| MG Road / city centre | 26 km |
| Whitefield IT hub | 30 km |
| Bellandur–Marathahalli belt | 32 km |
| Electronic City | 41 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.