Township structure
An 80-ft spinal road threading a ~115-acre commercial district, a 14.78-acre apartment parcel, and a 50.81-acre villa parcel — a true work-live-play plan rather than a residential cluster with a township label.
K-RERA Registered • Devanahalli, Bengaluru • Embassy Group
Embassy Biome
The residential estate inside a ~200-acre Embassy Group township near Stonehill International School, registered with K-RERA on 9 September 2026 as two projects: Embassy South Reserve, 855 apartments across nine towers, and Embassy Riverine, 217 villas in 25 clusters. Explore the overview, location, master plan, configurations, pricing, gallery, amenities, the developer and FAQs.
200 Acres Township
855 Apartments
217 Villas
81,009 sq ft Clubhouses
From ₹1.81 Cr
Embassy Biome project highlights
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Embassy Biome overview - a township where you live, work and school your children
Embassy Biome is the residential heart of Embassy Knowledge Park, a ~200-acre Palm-Jumeirah-inspired mixed-use township taking shape near Stonehill International School in Devanahalli, North Bengaluru's airport corridor. Developed by Embassy Group — the Bengaluru house that built Embassy Manyata Business Park, Embassy Tech Village, the 288-acre Embassy Springs township, and India's first listed REIT — Embassy Biome brings two co-equal residential products under one master plan. Within the same Bengaluru search, Embassy Millennium is a useful second reference for how product mix, launch stage, and daily-life fit can change the shortlist.
The first is 855 premium apartments across nine towers of 7 to 19 floors on a filed 14.78-acre parcel, carrying a 10-foot floor-to-ceiling height. The second is 217 villas set across a filed 50.81-acre parcel in 25 clusters at 4.27 villas per acre. Each project files its own clubhouse - 39,030 sq ft for the apartments, 41,979 sq ft for the villas, 81,009 sq ft between them - alongside 6.04 acres of filed parkland, IGBC Green Homes Gold certification, and the address-level gravity of a ~115-acre Grade-A commercial district rising on the same ground.
This is, in short, a township where you can live, work, school your children, and invest — on a single, walkable, work-live-play plan conceived by architect Alok Shetty. Embassy Biome is currently in launched and K-RERA registered, with apartment Privilege Voucher pricing from ₹1.81 Cr for the 2 BHK. Embassy Knowledge Park is the township's umbrella name; Embassy Biome is the residential brand within it — both the apartments and the villas are first-class products here, neither an afterthought to the other.
Why Embassy Biome
Why Embassy Biome stands out on the Devanahalli corridor
Most "townships" in Bengaluru are residential clusters with a clubhouse and a promised commercial component that rarely arrives. Embassy Knowledge Park inverts that model — the commercial district is the demand engine, not a brochure line.
A 115-Acre Demand Engine
Roughly 115 of the township's 200 acres are Grade-A commercial — developed by the group that created Manyata and Tech Village. When you buy here, you buy into a daytime employment ecosystem most North-Bengaluru projects can only point to from a distance.
Dual Product on One Plan
855 apartments and 217 villas sit on one master plan but register as two projects, each with its own filed amenity schedule — a 39,030 sq ft clubhouse and 6,129 sq.m of parkland for the apartments, a 41,979 sq ft clubhouse and 18,294.88 sq.m for the villas. Neither filing describes a shared clubhouse. A 2 BHK buyer and a villa owner each draw on amenity depth a standalone project of their own size could never justify.
Embassy's Own School at the Door
Stonehill International School — an IB World School on a 34-acre campus — sits in the immediate neighbourhood and is itself an Embassy education asset, alongside the Embassy International Riding School. Not a borrowed landmark; a developer that already built the catchment.
10-Foot Apartment Ceilings
A full foot above the 9-foot Bengaluru norm. The extra height deepens daylight, raises the felt volume of every room, and allows taller windows and doors — a genuine differentiator that no fit-out can recover once a tower is built at 9 feet.
A Low-Density Villa Enclave
217 villas across a filed 50.81 acres at 4.27 villas/acre — a low-density garden environment positioned as a North-Bengaluru peer to Embassy Boulevard. Low enough density that the word "enclave" is earned rather than marketed.
A Listed, REIT-Sponsoring Developer
Embassy Group sponsors Embassy Office Parks REIT — India's first listed REIT — and runs its residential business through the listed Embassy Developments Ltd. That balance-sheet transparency is a credential no other Bengaluru residential developer can claim.
Floor Plans & Units
Embassy Biome floor plans - apartments and villas, side by side
Two co-equal products on one plan. Apartments come in three marketed configurations at Privilege Voucher pricing, inside a filed six-tier mix; the villas have a filed mix of 48, 137 and 32 homes and no published price ahead of villa launch. Browse the layouts and choose by budget and lifestyle without leaving the address.
2 BHK Apartment
From ₹1.81 Cr at ~₹13,609 / sq ft (Privilege Voucher)
The 2 BHK is the apartment entry configuration at 1,330 sq ft super built-up — a generously sized two-bedroom home, larger than the compact 2 BHKs that dominate the corridor's mid-market, and lifted by the 10-foot floor-to-ceiling height. Two bedrooms with attached and common bathrooms, a living-dining bay opening to a balcony, a separate kitchen with utility, designed for cross-ventilation and daylight. Ideal for young professional couples, small families, and investors seeking the corridor's most liquid resale and rental size.
| Configuration | 2 BHK Apartment |
| Super Built-up | 1,330 sq ft |
| Starting Price | From ₹1.81 Cr |
| EOI (Aug 2026) | ₹3 Lakh |
2.5 BHK Apartment
From ₹2.16 Cr at ~₹13,517 / sq ft (Privilege Voucher)
The 2.5 BHK at 1,598 sq ft adds a flexible half-room to the two-bedroom plan — typically a study, home-office, nursery, or guest space that can be open or enclosed. Two full bedrooms plus the flexible half-room, a larger living-dining bay than the 2 BHK, a kitchen with utility and additional bathroom provision. The half-room is the configuration's selling point in a work-from-home era — a dedicated workspace without stepping up to a full 3 BHK footprint. The corridor's "right-sized" premium configuration.
| Configuration | 2.5 BHK Apartment |
| Super Built-up | 1,598 sq ft |
| Starting Price | From ₹2.16 Cr |
| EOI (Aug 2026) | ₹3 Lakh |
3 BHK Apartment
From ₹2.61 Cr at ~₹13,766 / sq ft (Privilege Voucher)
The 3 BHK at 1,896 sq ft is the apartment precinct's flagship — a full three-bedroom family home with room to live without compromise. Three bedrooms with the master typically en-suite, a wide living-dining bay (the room most transformed by the 10-foot ceiling), a full kitchen with utility, and multiple balconies with dual-aspect where the tower geometry allows. Ideal for families who want their long-term home in an Embassy township, and for senior and multi-generational households who value amenity depth and walkability.
| Configuration | 3 BHK Apartment |
| Super Built-up | 1,896 sq ft |
| Starting Price | From ₹2.61 Cr |
| EOI (Aug 2026) | ₹5 Lakh |
Villas (4 / 4.5 / 5 BHK)
Price awaited released at villa launch
The 217 villas occupy a filed 50.81-acre parcel in 25 clusters at 4.27 villas per acre, registered as Embassy Riverine. The K-RERA filing of 09-09-2026 states the mix for the first time: 48 four-bedroom villas at 262.81 sq.m carpet, 137 at 335.83 sq.m and 32 at 426.16 sq.m, every villa on two floors. The pre-launch material markets those same three tiers at 4,185–4,500, 5,200–5,300 and 6,500–6,820 sq ft; those bands divide into the filed carpet at a consistent 0.63–0.71, which corroborates them, but the sheet does not state its area basis. Exact floor plans, plot sizes and pricing are released at villa launch: Embassy has issued no villa cost sheet, the filing records project cost rather than price, and the indicative villa figure previously shown here has been withdrawn rather than restated.
| Configuration | 4 BHK / 4.5 BHK / 5 BHK |
| Size Bands | 4,185–4,500 / 5,200–5,300 / 6,500–6,820 sq ft |
| Size Source | Pre-launch material |
| Price | Not published; released at villa launch |
| Density | 4.27 villas / acre (low) |
Photo Gallery
Embassy Biome gallery - apartments, villas and the township
From the aerial sweep of the ~200-acre township to the 10-foot-ceiling apartment interiors and the low-density villas, explore both registered projects, their clubhouses and their parkland.
Lifestyle Amenities
Embassy Biome amenities - two clubhouses totalling 81,009 sq ft
Each project files its own amenity schedule, and between them they total 81,009 sq ft of clubhouse and 6.04 acres of parkland — depth a smaller community could never sustain, running to a lap pool, multiple indoor courts, a wellness and spa suite and work-from-clubhouse lounges.
81,009 sq ft of Clubhouses
Two clubhouses, filed separately — 39,030 sq ft for the apartments and 41,979 sq ft for the villas — programmed across fitness, wellness, sport, social, work and family functions.
Indoor & Outdoor Pools
A climate-comfortable indoor pool plus a landscaped outdoor pool with deck, cabana seating and a separate children's pool.
Gym & Fitness Studios
A fully-equipped gymnasium with cardio, strength and functional zones, plus dedicated group-fitness and yoga studios.
Spa & Wellness Suite
Treatment rooms, steam and sauna for daily-use wellness — anchoring the township's nature-led, wellness positioning.
Indoor Sports & Squash
Badminton and multi-sport courts, a squash court, table tennis, billiards and indoor games rooms across the clubhouse.
Tennis & Outdoor Courts
Full-dimension tennis court(s), a multi-purpose / futsal court and cricket practice nets within the green network.
Jog, Walk & Cycle
Jogging and walking tracks under the planted canopy, a cycling track looping the precincts, and a reflexology pathway.
Co-Working & Theatre
A co-working lounge / business centre and a mini theatre / screening room — the residential expression of work-live-play.
Kids & Senior Zones
Age-segmented children's play areas, a creche / day-care, and a dedicated senior citizens' lounge and outdoor court.
6.04 Acres of Filed Parkland
6.04 acres of filed parkland — 6,129 sq.m for the apartments, 18,294.88 sq.m for the villas — threading canopy, biodiversity and urban cooling through both precincts.
Township Infrastructure
Sewage treatment with treated-water reuse, rainwater harvesting, generator backup and waste segregation at township scale.
Gated & IGBC Gold
Gated, CCTV-secured residential precincts with access control, targeting IGBC Green Homes Gold across both components.
Site Layout
Embassy Biome master plan
Embassy Knowledge Park is organised around an 80-foot grand spinal road, with three distinct precincts: a ~115-acre Grade-A commercial district, a 14.78-acre apartment parcel registered as Embassy South Reserve (855 homes, nine towers of 7 to 19 floors), and a 50.81-acre villa parcel registered as Embassy Riverine (217 villas in 25 clusters). The Palm-Jumeirah inspiration shows in the way the residential precincts branch off the spine as distinct fronds — the apartments clustered for amenity efficiency, the villas spread low and green across their own parcel. The two filings record 6.04 acres of parkland inside 50.16 acres of total open area, each project anchored by its own clubhouse — 39,030 sq ft and 41,979 sq ft — and the whole plan targets IGBC Green Homes Gold.
Where We Are
Embassy Biome location - the Devanahalli airport corridor
Embassy Biome sits in the Devanahalli / airport corridor of North Bengaluru, near Stonehill International School, on the ~200-acre Embassy Knowledge Park master plan. This is the city's fastest-structurally-improving corridor — anchored by Kempegowda International Airport, the KIADB Aerospace Park employment cluster, and a stack of road and metro infrastructure moving from planned to built. Devanahalli apartment prices remain 37–50% below Whitefield and Hebbal while appreciating 10–15% annually.
Connectivity
- Kempegowda International Airport (KIA) ~15–25 min
- NH-44 (Bellary Road) Direct corridor
- Metro Blue Line (Phase 2B airport line) Under construction
- Satellite Town Ring Road (STRR / NH-948A) Devanahalli node
Schools
- Stonehill International School (IB) Immediate
- Canadian International School Corridor
- Vidyashilp Academy North BLR
Employment
- Embassy Knowledge Park commercial (~115 ac) On-site
- KIADB Aerospace Park (HAL / DRDO / Boeing) Corridor node
- Manyata / North-BLR IT belt ~40–50 min
Healthcare & Leisure
- Aster CMI / Columbia Asia (Hebbal) ~30–40 min
- Akash Hospital (Devanahalli) Corridor, near
- Nandi Hills ~30–40 min
Investment
Embassy Biome pricing - apartments and villas
Apartment Privilege Voucher pricing runs at a consistent ~₹13,600/sq ft across configurations, on the rate card circulated at the August 2026 expression-of-interest stage — before the 1 September launch and the 9 September registration, so reconfirm it before relying on it. Neither K-RERA filing contains a price at all: the record states project cost, ₹1,227.06 crore for the apartments and ₹1,559.05 crore for the villas. No villa price is published. Detailed apartment cost sheets are available on request.
2 BHK
1,330 sq ft apartment
From ₹1.81 Cr
~₹13,609 / sq ft Privilege Voucher
EOI₹3 Lakh
Ceiling10 ft
StatusK-RERA registered
Book Now
2.5 BHK
1,598 sq ft apartment
From ₹2.16 Cr
~₹13,517 / sq ft Privilege Voucher
EOI₹3 Lakh
Ceiling10 ft
StatusK-RERA registered
Enquire
3 BHK
1,896 sq ft apartment
From ₹2.61 Cr
~₹13,766 / sq ft Privilege Voucher
EOI₹5 Lakh
Ceiling10 ft
StatusK-RERA registered
Enquire
Villas (Embassy Riverine)
4 / 4.5 / 5 BHK, 4,185–6,820 sq ft
Awaited
No villa cost sheet issued; released at villa launch
Density4.27 / acre
Size sourcePre-launch material
StatusK-RERA registered
Register Interest
* Prices shown are indicative Privilege Voucher apartment rates from the August 2026 expression-of-interest rate card, which predates the 1 September 2026 launch, and are subject to change without prior notice. Apartment pricing is ~₹13,600/sq ft. No villa price is published on this site and none should be inferred from the villa sizes shown; the villa cost sheet is released at villa launch. Stamp duty (5% in Karnataka), registration (2%), GST, and statutory deposits are payable separately. The final all-inclusive cost depends on the specific unit, floor rise, view/corner premiums and applicable charges. The project is K-RERA registered (apartments PRM/KA/RERA/1251/309/PR/090926/008925, villas PRM/KA/RERA/1251/309/PR/090926/008924) — verify both on the K-RERA portal before booking. This is not an offer document.
Editorial Review
Embassy Biome reviews
The project launched on 1 September 2026 and was registered on 9 September 2026, with certified completion in 2032, so there is no resident community or post-handover review base yet. This is an editorial read of the developer, the corridor, the apartment and villa positioning, and the diligence questions to resolve before booking.
Registered
Current status
31-03-2032
Certified completion (apts)
Editorial
Not resident reviews
Disclaimer. This summary is an editorial assessment drawn from the two K-RERA filings of 9 September 2026 and public information on Embassy Group and the Devanahalli corridor; the full analysis is on our reviews page. It is not a substitute for independent RERA review, legal advice, or your own commute and financing checks.
Why this launch is worth evaluating early
Three signals stand out. First, the developer floor: Embassy Group created and listed India's first REIT, runs its residential business through the listed Embassy Developments Ltd., and has already executed the ~288-acre Embassy Springs township on the same corridor. Second, a genuine mixed-use plan — ~115 acres of Grade-A commercial as the demand engine, not a brochure promise. Third, a co-equal apartment-and-villa product that lets buyers self-select by budget and lifestyle, each project carrying its own filed clubhouse and parkland at township scale.
What the project gets right (as designed)
Apartment product
10-foot floor-to-ceiling heights (a full foot above the norm), three clean configurations at a transparent ~₹13,600/sq ft, sharing township-scale amenity depth far beyond a 14-acre standalone project.
Villa product
217 villas at 4.27/acre on a filed 50.81 acres — a scarce North-Bengaluru asset positioned as a peer to Embassy Boulevard, with private garden frontage and a 41,979 sq ft clubhouse of its own.
Corridor & catchment
Airport proximity, the metro Blue Line, the STRR/PRR, the KIADB Aerospace Park employment base, and the Stonehill International School catchment — fundamentals among the strongest in Bengaluru's growth geography.
Open questions worth asking before an EOI
- Verify the project-class K-RERA registration (a /PR/ or P0… number) on the portal once it is issued — before any booking.
- Get the possession-date clause written into the registered agreement, and check it against the certified 31-03-2032.
- Confirm the full apartment cost sheet (parking, clubhouse, corpus, floor-rise/PLC) and the villa-launch pricing in writing.
- Confirm the clubhouse and commercial-district delivery phasing — which amenities and offices land in the first residential phase.
- Clarify the EOI / Privilege Voucher refund and adjustment terms in writing.
- Speak to residents at a delivered Embassy community (e.g. within Embassy Springs) for a real read on build and operations.
For a buyer comfortable being early to a strong corridor with a top-tier developer, the launch thesis is structurally sound — the principal risks are timing and delivery risks (a 2032 certified completion, villa pricing still unpublished, phasing), not developer-quality risks. Read the full editorial review for buyer profiles, comparables and the corridor fundamentals.
Developer
Embassy Group - the developer behind Embassy Biome
Embassy Biome is developed by Embassy Group, founded in 1993 and led by Chairman & Managing Director Jitendra (Jitu) Virwani. Over three decades, Embassy has built a ~85 million sq ft portfolio across commercial office parks, residential, hospitality, retail, services and education, including a ~53 million sq ft residential book. The group created Embassy Office Parks REIT — India's first publicly listed REIT and Asia's largest office REIT by area, in partnership with Blackstone — a credential no other Bengaluru residential developer can claim. Its residential business runs through the listed Embassy Developments Ltd., giving buyers balance-sheet transparency that is rare in Indian real estate.
In North Bengaluru specifically, Embassy is the dominant master-developer, not a newcomer. Embassy Springs — the ~288-acre Devanahalli township with ~82% open spaces — sits on the same corridor; Stonehill International School and the Embassy International Riding School are group-anchored institutions in the catchment. When Embassy commits to a ~200-acre mixed-use township with 115 acres of Grade-A commercial, it is repeating a playbook it has already run successfully.
Frequently Asked Questions
Embassy Biome FAQs - everything you need to know
Answers to the most common questions about Embassy Biome, the residential brand within the ~200-acre Embassy Knowledge Park township at Devanahalli.
Embassy Biome is the name this site uses for the residential estate inside Embassy Knowledge Park, a ~200-acre mixed-use township by Embassy Group near Stonehill International School in Devanahalli, North Bengaluru. The estate's registered name is EMBASSY ORIGINS, the parent layout on both K-RERA certificates. It holds two separately registered projects: Embassy South Reserve, 855 apartments across nine towers of 7 to 19 floors on 14.78 acres, and Embassy Riverine, 217 villas in 25 clusters on 50.81 acres. The township also includes a ~115-acre Grade-A commercial district.
Embassy Knowledge Park is the township's umbrella / marketed name (the whole ~200-acre mixed-use plan). Embassy Biome is the residential brand within it (the apartments and villas). This site covers the residential offering — both products as co-equal.
Embassy Group, founded in 1993 and headquartered in Bengaluru, led by Chairman & MD Jitendra (Jitu) Virwani. Embassy created Embassy Manyata Business Park and Embassy Tech Village, sponsors Embassy Office Parks REIT (India's first listed REIT), and developed the ~288-acre Embassy Springs township on the same Devanahalli corridor.
Apartment Privilege Voucher pricing starts at ₹1.81 Cr for the 2 BHK (1,330 sq ft), ₹2.16 Cr for the 2.5 BHK (1,598 sq ft), and ₹2.61 Cr for the 3 BHK (1,896 sq ft) — roughly ₹13,600/sq ft. No villa price is published on this site: Embassy has issued no villa cost sheet, and the indicative villa figure shown here previously has been withdrawn rather than restated. Villa pricing is expected at the villa launch.
Apartments on the rate card: 2 BHK (1,330 sq ft), 2.5 BHK (1,598 sq ft), and 3 BHK (1,896 sq ft), all with a 10-foot floor-to-ceiling height. The K-RERA filing of 9 September 2026 adds three more apartment tiers the rate card omits: 1 BHK (7 units), 1 BHK + Study (4) and 3 BHK + Study (140), the last of which is the 3.5 BHK the pre-launch material markets at 2,140–2,250 sq ft. The 450–570 sq ft studio on that sheet matches nothing in the filed schedule and is not published here. Villas run to 4 BHK (48), 4.5 BHK (137) and 5 BHK (32) on a filed 50.81 acres at 4.27 villas/acre, marketed at 4,185–4,500, 5,200–5,300 and 6,500–6,820 sq ft; the filing records carpet area, the sheet does not state its basis.
The apartments carry a 10-foot floor-to-ceiling height — a full foot above the 9-foot Bengaluru norm — which deepens daylight penetration, raises the felt volume of every room, and allows taller windows and doors. They are registered separately as Embassy South Reserve, with their own filed 39,030 sq ft clubhouse and 6,129 sq.m of parkland; the villas have their own.
217 villas occupy a filed 50.81-acre parcel in 25 clusters at 4.27 villas per acre, registered as Embassy Riverine — a low-density garden environment positioned as a North-Bengaluru peer to Embassy Boulevard. The K-RERA filing states the mix: 48 four-bedroom villas at 262.81 sq.m carpet, 137 at 335.83 sq.m and 32 at 426.16 sq.m. The pre-launch material markets those tiers at 4,185–4,500, 5,200–5,300 and 6,500–6,820 sq ft, with no stated area basis. No villa price is published, because Embassy has issued no villa cost sheet and the filing records project cost rather than price.
Each project files its own. Embassy South Reserve is registered with a 3,626 sq.m (39,030 sq ft) clubhouse and 6,129 sq.m of parkland; Embassy Riverine with a 3,900 sq.m (41,979 sq ft) clubhouse and 18,294.88 sq.m of parkland. No filing describes a shared clubhouse or reciprocal access between the two, so treat cross-use as a developer policy question and confirm it in writing before booking.
In the Devanahalli / airport corridor of North Bengaluru, near Stonehill International School, with direct access to NH-44 (Bellary Road) and roughly 15–25 minutes from Kempegowda International Airport.
Yes. The estate is registered as two separate K-RERA projects, both granted on 09-09-2026 to promoter Summit Developments Limited: the apartments as PRM/KA/RERA/1251/309/PR/090926/008925 and the villas as PRM/KA/RERA/1251/309/PR/090926/008924. Both are project-class (/PR/) registrations and both should be verified on the Karnataka K-RERA portal before booking.
Possession is now anchored to the two K-RERA registrations granted 09-09-2026: certified completion is 31-03-2032 for the apartments and 30-09-2032 for the villas. Both are later than the 2030-2031 corridor-norm range previously estimated here.
The Expression of Interest amount was ₹3 Lakh for the 2 BHK and 2.5 BHK and ₹5 Lakh for the 3 BHK, and Privilege Voucher holders accessed that rate card ahead of the formal launch. The apartments launched on 1 September 2026 and were registered on 9 September 2026, so the EOI window as originally framed has closed — confirm current terms and whether the voucher rate still stands. Villa interest registration positions buyers for villa-launch allocation.
Get in Touch
Contact Embassy Biome
Our sales consultants can answer every question, arrange site visits, walk you through the apartment and villa configurations, the master plan, and current booking terms. Whether you are a first-time buyer, a villa end-user, an investor, or an NRI exploring North Bengaluru, leave your details and an Embassy Biome associate will respond.
Open the dedicated contact page for the same form on a focused URL.
Project SiteEmbassy Knowledge Park, near Stonehill International School,
Devanahalli (Airport corridor), Bengaluru – 562157
Devanahalli (Airport corridor), Bengaluru – 562157
Sales Office HoursMonday to Sunday, 10:00 AM – 6:00 PM
