EmbassySky Terraces

The rectangular 10.5 acre property is inclined in a north-south manner largely with the longer edge closer to the internal 30 metre access road. Four towers are arranged in a staggered configuration along the southern edge of the property, leaving the entire northern half of the lot as a continuous green amenity zone anchored by the clubhouse, swimming pool ensemble, party lawn and sports courts.

The planning concept provides for a 75% open space ratio (78% in some reports) and generates a 2.4 acre vehicle-free podium experience at ground level - easily one of the largest vehicle-free open zones being provided in any North Bangalore launch you will get this cycle.

The planning brief for the apartments themselves clearly falls back on the success of the predecessor project - Lake Terraces. Living/dining opens to 6-foot-wide patios and master bedrooms are a minimum 12 feet wide in all configurations and staff suites are located with a separate entrance off the service core. The Embassy Sky Terraces floor plan series has three broad configurations and a revolutionary Jodi format with carpet to salable efficiency of 71%. Each apartment has its own private 2.5 metre wide lobby at the entry point. And with just 7 apartments on a single floor, you are guaranteed a privacy premium which is the hallmark of any worthy ultra-luxury inventory.

Earlier known for its multi-level flyover, Hebbal has evolved as one of the most notable luxury residential micro marketplaces in Bangalore. The new multi-modal metro interchange at Hebbal (connecting the Blue Line, airport corridor and the Phase-3 Red Line) at the strategic intersection of NH-44 (Bellary Road), the Outer Ring Road and the upcoming Peripheral Ring Road, will dramatically improve city-wide accessibility from this address.

Hebbal has been a favourite residential option for senior corporate executives, expats, CXOs and HNI investors for very good reason. Key driving forces for this pattern over the years are access to airport zones, being in the vicinity of Manyata Tech Park and Karle Town Centre SEZ, lifestyle anchors like Hebbal Lake and Nagavara Lake, and marquee retail like Phoenix Mall of Asia, one of the largest luxury mall attractions in Asia.

The project is well connected to the IB, IGCSE, CBSE and ICSE board options in North Bangalore and is located in the premium school cluster catering to Sahakar Nagar, Yelahanka, Jakkur and Tarahunise with schools such as Trio World Academy, Canadian International School, Vidyashilp Academy, Stonehill International School and Mallya Aditi International School.

✦ Hebbal Price Trends (2026 Snapshot)

Hebbal contributed 22% of luxury (>Rs 10 Cr) apartment sales in the Bangalore market in FY25, with absolute luxury volumes in the micro-market crossing Rs 1,000 crore. Since 2011, base prices in Hebbal have grown approximately 59%, with the 2024–25 period alone delivering a 17% YoY rise — confirming that the trajectory is acceleratory, not flat.

Bengaluru is firmly seated at the centre of the technology economy in India and is one of the top three metropolitan economies of India in terms of Gross District Domestic Product. The city’s employment base is spread over the extremely vast tech corridor of Manyata-Hebbal-Whitefield-Outer Ring Road, the central business district and the airport-corridor industrial belt surrounding Devanahalli. Looking at 2020-2026 timeframe specifically, the city has shown an excellent trait of being able to consistently take up the largest share of new technology-corridor commercial leasing in the entire country.

The project is 26 kilometers from Kempegowda International Airport and it takes 35 to 40 minutes to reach the airport. The Airport offers direct links to major corporate hubs in North America, Europe, Middle East and South East Asia. Embassy Sky Terraces is situated in the North Bangalore belt which stands to gain directly from airport expansion and the development of the neighboring aerocity, both of which are seen as the city’s largest capex initiatives today.

Bengaluru is a key market with one of the greatest concentrations of HNI, NRI and senior corporate buyers in the country. The technology economy continues to generate demand for leasing as well as buying, especially when it comes to luxury housing tier with Embassy Sky Terraces apartments Bangalore finding itself on the most mature end of this demand category.

✦ City Perks

• Year-round moderate climate that distinguishes Bangalore from every other Indian metro.

• Deep technology employment base anchored by global capability centres and Indian IT services firms.

• International airport with direct connectivity to every major business capital.

• Premium education ecosystem spanning K-12 international boards through top higher-education institutions.

• Strong luxury retail and hospitality stack across CBD, ORR, and the Hebbal-Devanahalli corridor.

• Active startup and venture capital ecosystem driving employment and HNI wealth creation.

Embassy Sky Terraces is at pre launch now and registration process under Karnataka RERA is underway. The RERA number will be generated once formally registered with Karnataka Real Estate Regulatory Authority and will be posted on the official Embassy Sky Terraces website, on each project brochure as well as on Karnataka RERA portal too. And it is the full responsibility of the buyer to do proper due diligence, and they should also cross check the registration number (as per the requirements of buyer protection of Karnataka RERA) before making any commitment that goes beyond Expression of Interest.

Embassy Group is a publicly listed real estate developer through Embassy Developments Limited (Formerly Equinox India Developments / Indiabulls Real Estate) and is listed on BSE & NSE. This factor alone shows you that you can get a much higher level of financial transparency, audit discipline and disclosure compliance here because luxury developers who aren't listed publicly simply cannot afford to give you such clarity. Embassy Group today has a 42.65% controlling stake after the conclusion of NCLAT-approved merger between Nam Estates Pvt Ltd and the listed entity, which came into effect from January 2025 onwards.

BBMP/BDA plan approval, environmental clearance from KSPCB and the home-loan bank panel approvals are all various levels of project-level certifications and mark different points in the total progression chart. The full and final slate of approvals will be announced at the official launch announcement Embassy’s debt metric has been rated at IVR A- Stable by Infomerics, which is a clear sign of the builder’s overall financial health.

✦ Approvals Status

✦ Advantages of RERA Approval

• Buyer-funded amounts are released to the developer only against construction milestones — protecting buyer capital through the construction window.

• Project timelines, configurations, and pricing locked at registration cannot be unilaterally altered.

• Defect liability is structured into the post-handover framework with statutory enforceability.

• Buyers retain access to the Karnataka RERA grievance redressal mechanism for project-level disputes.

• Quarterly project progress updates are filed by the developer and accessible on the Karnataka RERA portal.

• Carpet area is the binding metric for pricing and conveyance, eliminating super-built-up loading disputes.

Embassy Sky Terraces is clearly portrayed as an ultra-luxury apartment complex, a niche type of property that has dominated high end housing in many of India’s mature metro cities. It is designed as a high-rise apartment complex, and offers a low-maintenance ownership model with access to amenities, professionally managed facilities and vertical density to maximize view angles and natural light.

Embassy Sky Terraces has 3 main apartment plans in the sector along with a unique Jodi option. 3 BHK Regular (2,090 sft) and 3 BHK Large (2,469 sft) alone make up for 85% of the inventory – the sweet-spot configuration for both end-use and investor demand. Only 88 units of 4 BHK at 2,936 sft are available here to make sure scarcity is a preserved factor. Tower 1 alone has Jodi 5 BHK home, which is essentially a single floor condominium of 4,939 sft. Wherein two 3 BHK Large apartments are combined together.

Demand for high rise apartments Hebbal Bangalore, especially of this level of density, scale and specification class is truly rare. The 7 units per floor arrangement maintains the privacy and low density premium that separates ultra luxury inventory from mass luxury supply. When you look at the broader market itself, you see low density apartments Bangalore that have this mash up of brand, location and amenity plans are highly rare. It is very likely that inventory of such caliber will be available post a tight launch window.

✦ Exclusive Benefits of the Apartment Format

• Professional facility management across security, housekeeping, utilities, and amenities.

• Integrated amenity access without per-unit capital investment in clubhouse, sports, or wellness infrastructure.

• Higher view-corridor access and natural-light yield versus low-rise alternatives.

• Lower per-unit ownership cost across maintenance, security, and utilities compared with standalone homes.

• Stronger resale and rental liquidity in the luxury apartment market versus villa or plotted segments.

• Defined-tenure title with statutory carpet-area definition under Karnataka RERA.

Embassy Developments Limited (formerly Equinox India Developments Limited and formerly Indiabulls Real Estate Limited) is one of the leading real estate developers in India, with a focus on residential and commercial projects in Indian cities, mainly Bangalore, MMR (Mumbai Metropolitan Region) and NCR (National Capital Region). The company is listed on BSE & NSE exchanges - two of the biggest and most important ones in the market today.

EDL is a part of the Embassy Group, which is a diversified corporate conglomerate led by Chairman and Promoter, Jitendra Virwani, and Managing Director and Promoter - Aditya Virwani both of whom have a solid track record when it comes to performance and leadership in the real estate market. Embassy Group was founded in 1993 and leads the revolution for real estate in luxury commercial as well as housing till this date.

Embassy Group has over 30 years of complete excellence and the quality and long term value- focused portfolio includes over 100 million sq. ft. of commercial, residential, industrial and Five Star hospitality zones to boast of. With 21 million sq. ft. of completed homes in the residential category and as sponsors of India's first and Asia Pacific's largest REIT in terms of area specifically, Embassy still dominates a heavily packed market full of leaders thanks to its trust, scale, and a future-ready vision.

Embassy Group’s Hebbal initiatives comprise two flagship projects – the completed and sold-out Embassy Lake Terraces and the soon-to-be-launched Embassy Sky Terraces – which when combined make up the single greatest supply of ultra-luxury inventory by any developer in this particular micro zone. Embassy has 42.65% controlling share after the conclusion of the NCLAT-approved merger between Nam Estates Pvt Ltd and the listed entity which came into effect on January 2025. Its debt rating is a solid IVR A- Stable as per Infomerics and shows it is in great health when it comes to financials and business planning.

✦ Headline Stats

• 30+ years of real-estate excellence.

• 160 MSF portfolio across Commercial | Residential | Flexible | New Development.

• 22 cities pan-India presence.

• Over 100 million sq. ft. delivered across all verticals.

• 21 million sq. ft. of completed homes.

• Sponsors of India's first and Asia Pacific's largest REIT by area.

• Listed on BSE and NSE through Embassy Developments Limited.

• Debt rating — IVR A- Stable from Infomerics.

✦ Upcoming Embassy Project at this Address

• Embassy Sky Terraces, Hebbal — 10.5 acres, 4 towers, 615 units, 3 BHK & 4 BHK, Rs 4.3 Cr onwards, possession December 2030.

The investment case for Embassy Sky Terraces sits on five reinforcing pillars, drawn directly from the developer's pre-launch investor brief.

• Adjacency Premium — Embassy Lake Terraces resale has compounded at double-digit rates and is the proven luxury benchmark in the corridor. Sky Terraces inherits this brand halo from day one.

• New-Construction Premium — unlike Lake Terraces (now 6+ years post-OC), Sky Terraces is a fresh build with current-generation specifications, layouts, and amenity inventory.

• Infrastructure Tailwind — Blue Line metro extension by mid-2026, the Hebbal multi-modal interchange, and the Peripheral Ring Road improvements all converge on this address.

• Constrained Supply — a 10.5-acre, 615-unit, low-density parcel is exceptionally rare in any prime micro-market. Lake Terraces has been fully sold out for years.

• Brand & Liquidity — Embassy projects command strong resale liquidity and consistently attract HNI / NRI demand. Embassy Developments' listed status on BSE and NSE adds an additional layer of transparency.

✦ Expected Return Profile

• Capital appreciation — 12–15% annualised in base case; potential for 15–25% in metro-commissioning window.

• Rental yield (A-class developer) — 3.5–4% per annum semi-furnished; 4–4.5% per annum furnished. Strong corporate-leasing demand expected from Manyata Tech Park, Karle Town Centre SEZ, and Kirloskar Business Park.

• Phase-to-phase escalation — 7–12% expected between Phase 1 and Phase 2 release.

• For a configuration-level yield and appreciation walkthrough, the Price page extends this thesis with rental, holding-period, and exit-scenario context.

For a granular drive-time walkthrough, the Embassy Sky Terraces location map, and the full connectivity profile across schools, hospitals, and the tech-park cluster, visit the Location page. The Master Plan page details the four-tower placement, podium organisation, and amenity zoning across the 10.5-acre parcel. To explore Embassy Sky Terraces images and the elevation library, the Gallery page hosts the full visual archive.

To compare every Embassy Sky Terraces floor plan side by side — 3 BHK Regular, 3 BHK Large, 4 BHK, and the Embassy Sky Terraces jodi unit in Tower 1 — visit the Floor Plan page. The Amenities page walks through every facility across the Embassy Sky Terraces amenities list, including the Embassy Sky Terraces clubhouse and the four amenity zones.

For the full Embassy Sky Terraces cost sheet breakdown, the Embassy Sky Terraces payment plan, and the Embassy Sky Terraces pre launch offer terms, visit the Price page. For finish-grade detail across structural, MEP, kitchen, bathroom, and electrical categories, the Specifications page covers the complete Embassy Sky Terraces specifications schedule.

Browse exterior elevations, interior renders, and the Embassy Sky Terraces master plan diagram on the Gallery page. To schedule a site visit, request the Embassy Sky Terraces brochure download, or initiate EOI submission, reach the sales team through the Contact page.