Embassy South Reserve files six configurations across 855 homes. This page sets out every one of them as filed, explains why the numbers here will not match a brochure, and flags one anomaly in the schedule that a buyer should resolve before enquiring.
⚠️ The floor plans on this page are indicative. The K-RERA record is a schedule of areas, not a set of drawings, and the developer has published no unit plans. What is drawn for each configuration is a typical layout at the carpet area actually filed for it: the area is filed, the arrangement of rooms inside it is not. Read the drawings as a guide to what each configuration contains, not as the plan of a specific home, and check any plan the sales team gives you against the areas in the table below. These will be replaced with the developer's own plans as soon as those are released.
The one thing to understand before reading any number
Karnataka RERA files carpet area. Brochures publish super built-up area. They are different numbers and they are not interchangeable.
Carpet area is the usable floor area inside the walls of the home. Super built-up - sometimes called saleable area - adds a proportional share of lobbies, staircases, lifts and common areas, and is typically the figure a price is quoted against. On comparable projects in this corridor the carpet figure runs at roughly 60 per cent of super built-up.
No super built-up or saleable area for Embassy South Reserve appears in any source used on this site. Every square-foot figure below is a conversion of the filed carpet figure at 10.7639 sq ft per square metre. If a brochure shows you a number roughly 60 per cent larger than the one here, that is not a contradiction - it is a different measurement, and you should ask which one the price is quoted against.
The full configuration schedule as filed
| Configuration | Homes | Share | Carpet sq.m | Carpet sq ft | Total carpet sq.m |
|---|---|---|---|---|---|
| 1 BHK | 7 | 0.8% | 57.92 - 66.14 | 623 - 712 | 449 |
| 1 BHK + Study | 4 | 0.5% | 81.05 - 89.97 | 872 - 968 | 333 |
| 2 BHK | 176 | 20.6% | 77.12 | 830 | 13,573 |
| 2 BHK + Study | 188 | 22.0% | 89.52 | 964 | 16,829 |
| 3 BHK | 340 | 39.8% | 107.23 - 108.53 | 1,154 - 1,168 | 36,644 |
| 3 BHK + Study | 140 | 16.4% | 119.85 - 122.94 | 1,290 - 1,323 | 17,027 |
| Total | 855 | 100% | 84,855 |
The units column sums to 855 and the carpet column sums to 84,855 sq.m. The same 855 is reached independently by summing the tower schedule, which is a real consistency check rather than a restatement.
What the indicative plans show
Each configuration below is drawn to the carpet area in the table above. The room composition is a typical arrangement for that size in this corridor - it is our reading, not a filed fact.
The room dimensions printed on the drawings are indicative too. K-RERA files one carpet figure per configuration and nothing below it, so no room dimension on any of these plans is a filed measurement. Summed, the labelled rooms come to appreciably less than the filed carpet figure, because carpet area also covers the foyer, passages and internal walls, none of which carry a dimension label. Do not use these dimensions to size furniture or to compare against another project's plan.
| Configuration | Filed carpet | Indicative composition |
|---|---|---|
| 1 BHK | 623 - 712 sq ft | One bedroom with attached bathroom, combined living and dining, kitchen, balcony |
| 1 BHK + Study | 872 - 968 sq ft | As the 1 BHK plus an enclosed study; at this size a second bathroom and a utility are plausible |
| 2 BHK | 830 sq ft | Two bedrooms, master attached plus a common bathroom, living and dining, kitchen with utility, balcony |
| 2 BHK + Study | 964 sq ft | As the 2 BHK plus an enclosed study |
| 3 BHK | 1,154 - 1,168 sq ft | Three bedrooms, master attached, two or three bathrooms, living and dining, kitchen with utility, balcony |
| 3 BHK + Study | 1,290 - 1,323 sq ft | As the 3 BHK plus an enclosed study |
The 1 BHK + Study plan is the least reliable of the six and should be treated with the most caution, for the reason set out in the next section but one: it is filed larger than both the 2 BHK and the 2 BHK + Study, which is not how a size ladder normally runs. Until the developer publishes that plan, what those 872 to 968 sq ft actually contain is genuinely unresolved.
What kind of project this actually is
It is a three-bedroom project. 340 homes are 3 BHK and 140 are 3 BHK + Study - 480 of 855, or 56 per cent of the scheme. Add the 2 BHK + Study at 188 homes and two configurations account for 78 per cent of everything built here across three configurations.
The one-bedroom formats are marginal. 7 units of 1 BHK and 4 units of 1 BHK + Study is eleven homes in total, or 1.3 per cent of the project. They are incidental inventory, not a tier the project is designed around. If a 1 BHK is what you want, understand that you are competing for one of eleven homes and that they may not be released for sale separately at all.
The "+ Study" formats are half the project. 4 + 188 + 140 = 332 homes, 38.8 per cent, carry a study. In this market a "2 BHK + Study" is commonly marketed as a 2.5 BHK and a "3 BHK + Study" as a 3.5 BHK. If you see those names attached to this project, they refer to these filed formats.
The size ladder, and where it breaks
Sorted by filed carpet area, the configurations run:
| Rank | Configuration | Carpet sq.m |
|---|---|---|
| 1 | 1 BHK | 57.92 - 66.14 |
| 2 | 2 BHK | 77.12 |
| 3 | 1 BHK + Study | 81.05 - 89.97 |
| 4 | 2 BHK + Study | 89.52 |
| 5 | 3 BHK | 107.23 - 108.53 |
| 6 | 3 BHK + Study | 119.85 - 122.94 |
⚠️ The 1 BHK + Study is larger than the 2 BHK and level with the 2 BHK + Study. At 81.05 to 89.97 sq.m it outsizes the 2 BHK's 77.12 sq.m and sits alongside the 2 BHK + Study's 89.52.
This is not a transcription slip. The four-unit band totals 333 sq.m, which averages 83.25 sq.m - internally consistent with the stated range. The filing simply records a one-bedroom home that is bigger than a two-bedroom home.
We do not know why, and we are not going to guess. Plausible explanations exist - a corner plate, a duplex, a unit type that absorbs an irregular floor edge - but the record does not say, and inventing a reason would be worse than admitting we cannot source one. If you are looking at this band, ask for that specific floor plan before anything else. A one-bedroom home priced against a footprint larger than the two-bedroom is a question worth asking directly.
Carpet areas in context
| Configuration | Carpet sq ft | What that means |
|---|---|---|
| 1 BHK | 623 - 712 | Compact single-bedroom |
| 1 BHK + Study | 872 - 968 | See the anomaly above |
| 2 BHK | 830 | A single filed size, no variation |
| 2 BHK + Study | 964 | A single filed size, no variation |
| 3 BHK | 1,154 - 1,168 | Narrow 14 sq ft spread across 340 homes |
| 3 BHK + Study | 1,290 - 1,323 | 33 sq ft spread across 140 homes |
The 2 BHK and 2 BHK + Study are each filed at a single carpet size - 77.12 and 89.52 sq.m, with no range at all. 364 homes between them, one size each. The 3 BHK varies by only 1.30 sq.m across 340 homes. This is a highly standardised scheme; there are not many variant plates hiding in it.
Floors and which tower a home sits in
The filing does not map configurations to towers. It tells you there are nine towers of 7 to 19 floors, and separately that there are six configurations - it does not say which configuration is in which building, or on which floors.
| Tower | Floors | Homes | Homes per floor, approx. |
|---|---|---|---|
| Tower 1 | 19 | 116 | 6.1 |
| Tower 2 | 19 | 98 | 5.2 |
| Tower 3 | 18 | 128 | 7.1 |
| Tower 4 | 16 | 131 | 8.2 |
| Tower 5 | 14 | 115 | 8.2 |
| Tower 6 | 12 | 111 | 9.3 |
| Tower 7 | 10 | 54 | 5.4 |
| Tower 8 | 9 | 57 | 6.3 |
| Tower 9 | 7 | 45 | 6.4 |
The homes-per-floor column is our own arithmetic and is an average, not a floor plate. It varies from about 5 to about 9, which strongly implies the towers do not all carry the same mix - but any page that tells you a named tower contains a particular configuration is filling in a mapping no filed document makes. Ask the sales team, and ask them to show you where it is written down.
Ceiling heights, specifications and finishes
Not filed, and therefore not published here. The K-RERA record covers areas, units, towers and approvals. It does not cover ceiling heights, flooring, fittings, kitchen specification or finishes. Anything you read about those for this project comes from marketing material, which may be entirely accurate - it is simply not something this site can corroborate.
Parking per home
1,130 bays across 855 homes is 1.32 per home - 1,038 covered and 92 open. The filing does not allocate bays to configurations, so whether a 3 BHK + Study carries two bays and a 2 BHK one is not established in the record. Ask.
Enquire about an Embassy South Reserve floor plan
The plans shown here are indicative: the area is filed, the arrangement of rooms inside it is not. Ask for the developer's own plan for your configuration and check it against the filed carpet areas.
Talk to a Sales ConsultantFrequently Asked Questions
Floor Plans - Embassy South Reserve FAQs
Six: 1 BHK, 1 BHK + Study, 2 BHK, 2 BHK + Study, 3 BHK, and 3 BHK + Study. The project is weighted to three bedrooms - 480 of 855 homes, or 56 per cent, are 3 BHK or 3 BHK + Study.
Because these are carpet areas, as filed with K-RERA, and a brochure publishes super built-up or saleable area. They are different measurements. On comparable projects in this corridor, carpet runs at roughly 60 per cent of super built-up. No super built-up figure for this project appears in any source used on this site, which is why we publish only the filed carpet figures.
Not published anywhere we can source. The filed carpet area is 107.23 to 108.53 sq.m, being roughly 1,154 to 1,168 sq ft. Ask the sales team for the saleable area and the loading factor, and check the carpet figure they give against the one above.
We do not know, and the record does not say. The filed carpet band for 1 BHK + Study is 81.05 to 89.97 sq.m, against 77.12 sq.m for the 2 BHK. The four-unit band totals 333 sq.m, which averages 83.25 - internally consistent, so it is not a transcription error. It simply inverts the normal size ladder. If you are considering that band, ask for its floor plan specifically.
Eleven in total - 7 of 1 BHK and 4 of 1 BHK + Study. That is 1.3 per cent of the project. They should be treated as incidental inventory rather than a tier the project is built around.