Embassy Springs - Phase 2a, Apartments
RERA Property Intelligence Report · Preview
EMBASSY DEVELOPMENTS · · K-RERA PRM/KA/RERA/1250/303/PR/180526/001825
The Drawings Report · ₹4,999
We read all 6 approved drawings and 25 filed papers on this project’s RERA file — the sheets the builder filed to get it approved.
202 of 826 flats not yet sold in the latest quarterly filing · 66% 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.
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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 Springs - Phase 2A, Apartments, covers 31,461 sq m (7.8 acres) and has an estimated project cost of ₹339.8 crore, with 826 homes registered. With 106.2 homes per acre, it ranks at the 74th percentile of the 4849 K-RERA projects tracked here (median 81.9). 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 Springs - Phase 2a, Apartments is registered with K-RERA as PRM/KA/RERA/1250/303/PR/180526/001825.
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 4 Jul 2026
Project scale
Embassy Springs - Phase 2a, Apartments spans 31,461 sq m (7.77 acres), comprises 5 towers, registers 826 units, and is declared to cost ₹339.84 cr.
₹339.84 cr
declared project cost
7.77acres
31,461 sq m
826units
on the registration
2.5FAR
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 4 Jul 2026
Promoter record
Embassy is the promoter of record on 14 projects registered with K-RERA, 5 of which are past their declared completion dates on the register.
14projects
registered with K-RERA
5past declared date
on the register
47%
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 4 Jul 2026
Construction
Embassy Springs - Phase 2a, Apartments reports 66% construction progress in its most recent quarterly filing with K-RERA.
66%
reported construction progress
The percentage the promoter filed at the last quarterly report. It is a filed figure, not an inspection, and it can lag site conditions between filings.
Source · K-RERA quarterly progress report · read 4 Jul 2026
Sales
Embassy Springs - Phase 2a, Apartments reports 628 of 826 units booked in its most recent quarterly filing with K-RERA, about 76%.
76%booked
628 of 826 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 4 Jul 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 | 826 | Total inventory registered with K-RERA. |
| Registered land area | 31,461 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.5 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 5 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 1,029 total (334 open) — 1.25 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Project start date | 20-02-2018 |
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 |
|---|---|---|---|---|
| Gardenia | 14 | 252 | 345 | - |
| Hibiscus | 14 | 112 | 158 | - |
| Fucshia | 14 | 112 | 158 | - |
| Daisy | 14 | 196 | 213 | - |
| Elderberry | 14 | 154 | 155 | - |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 406 official flat/unit rows vs 826 registered units disclosed above; ask why the row count differs. 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 | 308 | 38.2-84.7 sqm | 21.6-49.9 sqm | 308 |
| Others | 98 | 38.2-84.7 sqm | 21.6-49.9 sqm | 98 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Daisy | 98 | 38.2-84.7 sqm | 21.6-49.9 sqm | 98 |
| Elderberry | 98 | 60.8-84.7 sqm | 35.2-49.9 sqm | 98 |
| Gardenia | 98 | 38.2-75.4 sqm | 21.6-45.8 sqm | 98 |
| Fucshia | 56 | 60.3-82.8 sqm | 35.1-49.6 sqm | 56 |
| Hibiscus | 56 | 60.3-82.8 sqm | 35.1-49.6 sqm | 56 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 101 | Gardenia | 1 | Other | 75.4 sqm | 44.0 sqm | 1 |
| 102 | Gardenia | 1 | Other | 75.4 sqm | 44.4 sqm | 1 |
| 103 | Gardenia | 1 | Other | 42.0 sqm | 24.7 sqm | 1 |
| 104 | Gardenia | 1 | Other | 38.2 sqm | 21.6 sqm | 1 |
| 105 | Gardenia | 1 | Other | 67.3 sqm | 39.9 sqm | 1 |
| 106 | Gardenia | 1 | Other | 59.7 sqm | 35.0 sqm | 1 |
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.
⚠ 32 litigation cases on record
1 of 25 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.
K-RERA complaint orders (5 complaints against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| NARASIMHA SASTRY VASANTH vs EMBASSY SPRINGS PHASE 2 | Return of money paid of Rs 5.90 Lakhs + interest for the period till date @18% PA. No agreement or booking form executed. | AUTHORITY | 31/10/2023 |
| Prajit S Nair vs NAM Estaes Pvt Ltd. | Request clarification on Rs.30000 which ws forefeited | AUTHORITY | 21/02/2023 |
| ASHITA GUPTA vs NAM ESTATES PRIVATE LIMITED | Refund of the advance amount of Rs. 8,52,334/- along with 18% interest from the date of payment till realisation. | AUTHORITY | 06/03/2025 |
| Babu Shravani puri vs Emphasis Spring Phase 2A | Order to refund Rs. 8,06,350 with applicable interest and compensation for the delay & agony caused | AUTHORITY | 03/12/2024 |
| P. MAHESH SHANMUGAM & LAKSHMI MAHESH vs NAM ESTATES PRIVATE LIMITED | refund of the amount paid initially | AUTHORITY | 02/05/2024 |
⚠ 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 (3 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/211206/0008692 06-12-2021 | Request Refund of Rs.30000/- forfeited amount | Embassy Springs - Phase 2A, Apartments | DISPOSED AUTHORITY BENCH5 |
| CMP/211113/0008553 13-11-2021 | Refund of Expression of Interest Amount not done despite reminders | Embassy Springs - Phase 1, Plotted Development (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/221014/0010102 14-10-2022 | The total flat in booking from is higher than what was agreed | Embassy Springs - Phase 2A, Apartments | 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.
10 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|
K-RERA names 2 project professional/vendor rows across Architect, 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 | Synergy Property Development Private Limited | - | 200 | Intermediate Ring Road, Kormangala |
| Structural engineer | Nadig Consulting 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 Developments”) (average reported construction progress 47%). 5 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.
Latest quarterly filing (2025-Q4): ₹29.90 Cr collected from buyers, ₹18.80 Cr withdrawn from the project's escrow account.
| Construction progress | 61% → 66% (+5 pts) |
| Units sold/booked as registered | 624/826 (76%) |
| Buyer collections in available QPRs | ₹51.04 Cr |
| Escrow withdrawals in available QPRs | ₹30.97 Cr (0.61x collections) |
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 ₹41.1 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 MG Road (IFSC KKBK0008066, a/c …5352). 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 ~19 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.
| 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.
The approved drawings
Everything above is on this page already, free, from the government record. The drawings are different: the 6 approved sheets are the same drawings the builder filed to get Embassy Springs - Phase 2A, Apartments 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?
202 of the 826 flats are not yet sold in the latest quarterly filing, so which one you take is a real choice. We read the 6 approved drawings on Embassy Springs - Phase 2A, Apartments’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 Springs - Phase 2A, Apartments, 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 Developments. View Embassy Developments'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: 4 Jul 2026