Embassy Biome Overview
Embassy Biome is the residential brand within Embassy Knowledge Park, a ~200-acre Palm-Jumeirah-inspired mixed-use township by Embassy Group near Stonehill International School in Devanahalli, North Bengaluru. The residential offering is deliberately dual: 855 premium apartments across nine towers of 7 to 19 floors on a filed 14.78-acre parcel, and 217 villas spread across a filed 50.81-acre parcel in 25 clusters at 4.27 villas per acre. Around them sits a ~115-acre Grade-A commercial district, 6.04 acres of filed parkland inside 50.16 acres of filed open area, and two clubhouses totalling 81,009 sq ft — the whole plan conceived by architect Alok Shetty and targeting IGBC Green Homes Gold. Embassy Millennium adds a same-city project reference for buyers reading the overview through product format, buyer profile, and what still needs document-backed confirmation.
What Embassy Biome is, in plain terms
This page explains the full project structure: who is building it, how the township is composed, the regulatory and compliance status now that both projects are registered, the technical commitments built into the apartments and the villas, and the timeline buyers should plan against. Embassy Biome is not a single product — it is two separately registered projects, Embassy South Reserve and Embassy Riverine, sitting inside one of North Bengaluru's most credibly-backed mixed-use townships.
The headline is the land-use split. Embassy Knowledge Park is a true work-live-play township, not a residential cluster with a commercial promise attached. The residential estate — apartments, villas, and green — accounts for about 85 acres of the 200; the ~115-acre commercial district is the larger half and the strategic differentiator. The 80-foot grand spinal road threads all three precincts into a single legible address, with the Palm-Jumeirah inspiration expressed in residential precincts laid out as distinct fronds off the central spine.
The developer - Embassy Group
Embassy Group has been operating from Bengaluru since 1993. Under Chairman & MD Jitendra Virwani, the group has built a ~85 million sq ft portfolio across commercial, residential, hospitality, retail, services, and education — including a ~53 million sq ft residential book. Its defining achievements bracket the entire institutional spectrum of Indian real estate: it created the Grade-A office-park category with Embassy Manyata Business Park and Embassy Tech Village, and it created India's first listed REIT, Embassy Office Parks REIT (with Blackstone), now Asia's largest office REIT by area. The residential business runs through the listed Embassy Developments Ltd., giving buyers a level of disclosure and balance-sheet transparency that very few developers in the city can offer.
What this means for an Embassy Biome buyer is two-fold. First, delivery confidence: a township of this scale needs deep, patient capital and master-planning capability, both of which Embassy has demonstrated repeatedly — most directly with the ~288-acre Embassy Springs township on the same Devanahalli corridor. Second, ecosystem confidence: Embassy already owns or anchors the social infrastructure around the site, including Stonehill International School (an IB World School on a 34-acre campus) and the Embassy International Riding School. The full developer profile is on the about-builder page.
Township composition
Embassy Knowledge Park is a true work-live-play township. The land-use split is the headline:
| Component | Approx. area | Role |
|---|---|---|
| Grade-A commercial / tech-park | ~115 acres | Daytime employment engine; demand anchor |
| Residential — apartment enclave (Embassy South Reserve) | 14.78 acres | 855 apartments, 9 towers (7 to 19 floors) |
| Residential — villa enclave (Embassy Riverine) | 50.81 acres | 217 villas, 4.27/acre |
| Residential green open space | 6.04 acres (filed parkland) | Parks 6,129 sq.m apartments, 18,294.88 sq.m villas |
| Spinal road + circulation | — | 80-ft grand spinal road backbone |
| Total township | ~200 acres | Mixed-use, IGBC Green Homes Gold |
The residential estate (apartments + villas + green) accounts for about 85 acres of the 200; the ~115-acre commercial district is the larger half and the strategic differentiator. Treating the commercial component as the demand engine rather than a peripheral add-on is the central design decision of the entire master plan, detailed further on the master-plan page.
Regulatory and compliance status
Embassy Biome launched on 01-09-2026, and the estate is registered with K-RERA under two separate project registrations — one for the apartments, one for the villas — both granted on 09-09-2026 to promoter Summit Developments Limited. The environmental track is the part that still needs reading carefully: a clearance is in force for an earlier and smaller scheme, while the larger programme now filed for the parcel — 2,582 units — holds a Terms of Reference only.
| Item | Status |
|---|---|
| RERA registration | Registered. Both constituent projects were granted registration on 09-09-2026 to promoter Summit Developments Limited, inside the registered parent layout Embassy Origins |
| RERA ID | Apartments PRM/KA/RERA/1251/309/PR/090926/008925 (completion certified 31-03-2032); villas PRM/KA/RERA/1251/309/PR/090926/008924 (completion certified 30-09-2032). Both project-class (/PR/) |
| Issuing authority | Karnataka Real Estate Regulatory Authority (K-RERA) |
| Green certification | IGBC Green Homes Gold (targeted, both components) |
| Environmental Clearance (in force) | granted 31 May 2025, but for an earlier and smaller scheme: 632 villas plus one 2B+G+8 block of 522 units, 289,929 sq m built-up |
| Terms of Reference (expanded programme) | Standard ToR granted 18 June 2026, recording 34.5905 ha, 676,025.02 sq m and 2,582 units |
| Expansion clearance application | Filed 24 July 2026, still open. A Terms of Reference is not an Environmental Clearance |
| Parcel on the filings | Sy. No. 223/1(P), Tharahunse Village, Jala Hobli, Bengaluru North Taluk |
| Promoter of record | Summit Developments Limited, a wholly-owned subsidiary of Embassy Developments Limited |
| Local planning authority | Chief Commissioner, Greater Bengaluru Authority (copied on the clearance transfer order of 26 March 2026) |
| Developer entity | Embassy Group (Embassy Property Developments Pvt. Ltd. / Embassy Developments Ltd.) |
| Pricing basis | Privilege Voucher (August 2026 EOI card) |
Buyers should treat the RERA registration as the single most important pre-booking checkpoint: both numbers are project-class registrations (/PR/) and should be verified directly on the K-RERA portal. Any number that does not carry the project-class format should be queried with the sales team.
Residential composition - apartments
The apartment component is a filed 14.78-acre parcel of nine towers ranging from 7 to 19 floors, holding 855 homes in three configurations.
| Parameter | Value |
|---|---|
| Enclave area | 14.78 acres (filed) |
| Towers | 9 |
| Tower heights | 7 to 19 floors, tower-wise |
| Total apartments | 855 |
| Floor-to-ceiling height | 10 feet (vs 9-ft norm) |
| Configurations | Marketed: 2 BHK (1,330 sft), 2.5 BHK (1,598 sft), 3 BHK (1,896 sft). Filed mix: 1 BHK (7), 1 BHK + Study (4), 2 BHK (176), 2 BHK + Study (188), 3 BHK (340), 3 BHK + Study (140) |
The defining apartment specification is the 10-foot floor-to-ceiling height — a full foot above the Bengaluru standard. The extra height is not cosmetic: it improves daylight penetration deeper into the floor plate, raises the felt volume of every room, allows for taller windows and doors, and gives the apartments a quality of light and air that 9-foot units cannot replicate. Combined with the 6,129 sq.m of parkland filed for the apartment project, they are engineered to feel like homes inside a park rather than units inside a tower cluster. Full layouts are on the floor-plans page.
Residential composition - villas
The villa component is the filed 50.81-acre Embassy Riverine (villa project), holding 217 villas at 4.27 villas per acre.
| Parameter | Value |
|---|---|
| Enclave area | 50.81 acres (filed) |
| Total villas | 217 |
| Density | 4.27 villas/acre (low) |
| Character | Low-density — 25 clusters, 2 floors each |
| Configurations | Filed: 4 BHK (48 villas), 4.5 BHK (137), 5 BHK (32). Pricing released at villa launch |
| Benchmark | Embassy Boulevard tier |
A density of 4.27 villas per acre is genuinely low — for context, many "low-density" villa projects in Bengaluru run 6–10 villas per acre, and the filing works out at 0.234 gross acres per villa. The enclave is laid out as 25 clusters of two-storey villas, giving each villa privacy, frontage, and a garden setting rather than a back-to-back grid. The villas are positioned as a North-Bengaluru peer to Embassy Boulevard, the group's own uber-luxury villa benchmark. Final villa configurations, plot sizes, and pricing are released at villa launch; the floor-plans page covers the indicative villa layouts in detail. Embassy Sadahalli is useful inside the same Embassy Group Bengaluru set because buyers still need to separate developer familiarity from address, layout, and payment-plan fit.
Technical and sustainability commitments
Embassy Knowledge Park targets IGBC Green Homes Gold across both the apartment and villa components. The sustainability programme is built into the master plan rather than bolted on:
- 6.04 acres of filed parkland inside 50.16 acres of filed open area — a real, programmed landscape, not a token lawn.
- Landscaped water features (developer material) in the villa enclave — landscaped water features integrated with stormwater and percolation.
- 10-foot ceilings in the apartments — daylight-led design that reduces daytime artificial lighting.
- IGBC Gold green building practices — water efficiency, energy efficiency, materials, and indoor environmental quality across the build.
- 80-ft spinal road and walkable precincts — circulation designed for pedestrian comfort and reduced internal vehicular dependency.
- Township-scale infrastructure — sewage treatment, rainwater harvesting, and waste management sized for an integrated mixed-use community rather than a single building.
The full amenity and infrastructure inventory — clubhouse, sports, wellness, water, power, security — is on the amenities page, and the site design is detailed on the master-plan page.
Project rationale
The investment thesis for Embassy Biome has three layers. The corridor layer. Devanahalli is the strongest of North Bengaluru's growth corridors, anchored by Kempegowda International Airport and a stack of infrastructure moving from planned to built — the Metro Blue Line airport extension (Phase 2B, 17 stations), the Satellite Town Ring Road (NH-948A), the Peripheral Ring Road, and the KIADB Aerospace Park employment cluster (HAL, DRDO, Boeing). Corridor apartment prices remain 37–50% below Whitefield and Hebbal while appreciating 10–15% annually — a corridor still mid-re-rating.
The township layer. Inside the corridor, Embassy Knowledge Park is differentiated by its ~115-acre Grade-A commercial component, developed by the group that built Manyata and Tech Village. A residential project with a captive, same-plan employment engine has demand fundamentals that a standalone residential project cannot match. Add the Stonehill catchment and the Embassy social infrastructure, and the township carries lived amenity value that compounds over time.
The product layer. The dual apartment-and-villa offering lets buyers self-select by budget and lifestyle each project carrying its own filed clubhouse and parkland at township scale. The 10-foot apartment ceilings and the low-density villa enclave are both genuine product differentiators, not marketing flourishes. The full pricing and investment analysis is on the price page.
Project timeline
The two K-RERA registrations granted 09-09-2026 certify completion by 31-03-2032 for the apartments and 30-09-2032 for the villas. The intermediate construction stages below remain estimates against Devanahalli corridor norms for township-scale residential development.
| Stage | Status / estimate |
|---|---|
| Land / master plan | Completed; township under development |
| Architectural design (Alok Shetty) | Completed |
| Expression of Interest / Privilege Voucher | Ran to August 2026 |
| Formal apartment launch | Completed 01-09-2026 |
| K-RERA registration (both projects) | Granted 09-09-2026 — current stage |
| Villa launch | Subsequent phase (pricing released then) |
| Construction (apartments) | Post-launch |
| Certified completion (apartments) | 31-03-2032, per the K-RERA certificate |
| Certified completion (villas) | 30-09-2032, per the K-RERA certificate |
| Commercial district phasing | In parallel across township life |
Want the full project brief and current booking terms?
Our team can share the apartment rate card, the villa-launch timeline, the Embassy Knowledge Park master plan, and current booking terms. Register your interest to confirm what pricing stands today.
Talk to a Sales ConsultantFrequently Asked Questions
Embassy Biome Overview - Frequently Asked Questions
The residential offering is deliberately dual: 855 premium apartments across nine towers of 7 to 19 floors on a filed 14.78-acre parcel, and 217 villas in 25 clusters on a filed 50.81-acre parcel at 4.27 villas per acre. Each files its own clubhouse — 39,030 and 41,979 sq ft — and its own parkland.
Roughly 115 acres are Grade-A commercial / tech-park, 14.78 acres are the apartment parcel and 50.81 acres the villa parcel, with 6.04 acres of filed parkland inside them. The residential estate accounts for about 85 of the 200 acres; the ~115-acre commercial district is the larger half and the strategic differentiator.
Embassy Biome launched on 01-09-2026 and both of the projects that make up the estate are now registered with K-RERA, each granted on 09-09-2026 to promoter Summit Developments Limited inside the registered parent layout Embassy Origins: the apartment tranche as PRM/KA/RERA/1251/309/PR/090926/008925, certified for completion by 31-03-2032, and the villa tranche as PRM/KA/RERA/1251/309/PR/090926/008924, certified for completion by 30-09-2032. Both are project-class (/PR/) registrations, both certificates are digitally signed by the Chairman, K-RERA, and both should be verified directly on the K-RERA portal. On the environmental track a clearance is in force for an earlier, smaller scheme (granted 31 May 2025), while the larger 2,582-unit programme now filed for the parcel holds a Terms of Reference granted 18 June 2026 and no clearance of its own.
The 10-foot floor-to-ceiling height — a full foot above the Bengaluru standard. It improves daylight penetration deeper into the floor plate, raises the felt volume of every room, allows taller windows and doors, and gives the apartments a quality of light and air that 9-foot units cannot replicate.
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.
Embassy Group created India's first listed REIT, runs its residential business through the listed Embassy Developments Ltd., and has executed the ~288-acre Embassy Springs township on the same corridor. A township of this scale needs deep, patient capital and master-planning capability, both of which Embassy has demonstrated repeatedly.