The masterplan for Embassy South Reserve is filed rather than marketed. What follows is the layout as it appears in the K-RERA registration record and the KIADB-approved plan DO3-KIADB-00078/26-27/BP dated 13 August 2026 - nine towers, their heights, their basements, and how the 14.78 acres divides between built and open.
⚠️ The masterplan image on this page is indicative and deliberately soft. The registration record is a schedule of areas and a tower table, not a drawing, and the KIADB-approved plan sheet is not public. The image holds to what is filed - nine towers at their filed heights, the 81.2 to 18.8 split between open and covered land - and blurs everything the record does not establish, which is where each tower actually stands, how the internal roads run and where the amenities sit. The numbers on this page are filed. The image is a sketch of those numbers. Ask the sales team for the approved plan sheet and check the plan number on it against DO3-KIADB-00078/26-27/BP.
How the land divides
| Component | Area | Share of site |
|---|---|---|
| Total land | 59,804 sq.m | 100% |
| Open area | 48,570 sq.m | 81.2% |
| Covered area (building footprint) | 11,234 sq.m | 18.8% |
Open and covered sum to 59,804 sq.m exactly - the filed total land area, to the square metre. That kind of clean closure is not universal in filings and it is worth noting.
Plinth area is 11,234 sq.m, identical to covered area, which is consistent with a scheme where the towers rise from a single set of footprints and the parking sits below ground rather than spreading across the site.
The nine towers
| Tower | Floors | Homes | Basements | Height |
|---|---|---|---|---|
| Tower 1 | 19 | 116 | 2 | 61.95 m |
| Tower 2 | 19 | 98 | 2 | 61.95 m |
| Tower 3 | 18 | 128 | 2 | 58.90 m |
| Tower 4 | 16 | 131 | 2 | 52.80 m |
| Tower 5 | 14 | 115 | 2 | 46.70 m |
| Tower 6 | 12 | 111 | 2 | 40.60 m |
| Tower 7 | 10 | 54 | 1 | 34.50 m |
| Tower 8 | 9 | 57 | 1 | 31.45 m |
| Tower 9 | 7 | 45 | 1 | 23.35 m |
| Total | 855 |
Three things are visible in that table that no summary figure carries.
The scheme steps. It is not a uniform block of towers at one height. It runs from a seven-floor building at 23.35 m to two nineteen-floor buildings at 61.95 m, through every intermediate height. Six towers of 12 floors and above carry two basement levels; the three shorter towers carry one.
Homes per tower vary widely. Tower 4 has 131 homes across 16 floors, roughly 8 per floor. Tower 2 has 98 across 19 floors, roughly 5 per floor. Tower 9 has 45 across 7 floors, roughly 6. That variation implies different floor-plate sizes and different unit mixes tower to tower, which is worth asking about if a specific configuration matters to you.
The towers sum to exactly 855, and so does the configuration table, independently. Two different breakdowns of the same project closing on the same total is a meaningful consistency check on the filing.
⚠️ A trap in the source table. The filed tower schedule carries a "parking" column whose values are identical to each tower's unit count and which sums to 855. That is a per-tower allotment figure, not the project's parking provision. The project's actual parking total is 1,130 bays.
Parking
| Type | Bays | Area |
|---|---|---|
| Covered | 1,038 | 14,273 sq.m |
| Open | 92 | 1,265 sq.m |
| Garage | 0 | - |
| Total | 1,130 |
That is 1.32 bays per home. 92 per cent of the parking is covered, and the covered parking sits in the basement levels recorded in the tower table - which is the mechanism behind the 81.2 per cent open area. Burying the cars is what keeps the surface clear.
Common areas as filed
| Component | Area |
|---|---|
| Basement | 53,085.32 sq.m |
| Corridors and lobbies | 14,547 sq.m |
| Terrace | 8,544.24 sq.m |
| Staircases | 5,092.25 sq.m |
| Lifts | 2,956.8 sq.m |
| Open parking areas | 990 sq.m |
| Common entrance, exit, foyer, verandah | 433 sq.m |
| Fire escapes | 205 sq.m |
The basement is the largest single element of the built programme at 53,085.32 sq.m - larger than the entire covered footprint at ground level, because it runs across two levels under most towers. This is the number that makes the all-floors built-up figure of 194,211 sq.m so much larger than anything saleable.
Amenity areas within the plan
Amenities on this project were filed as sanctioned areas, which means they occupy a defined place in the plan rather than existing as a marketing list:
| Amenity | Area | Approx. sq ft |
|---|---|---|
| Clubhouse | 3,626 sq.m | 39,030 |
| Parks | 6,129 sq.m | 65,972 |
| Outdoor sports facility | 800 sq.m | 8,611 |
| Indoor sports facility | 300 sq.m | 3,229 |
| Swimming pool | 300 sq.m | 3,229 |
| Gym | 200 sq.m | 2,153 |
| Water and sanitation | 675 sq.m | - |
| Power backup | 464 sq.m | - |
| Electricity | 360 sq.m | - |
| CCTV surveillance | 120 sq.m | - |
Parks at 6,129 sq.m are 1.51 acres, or about 10.2 per cent of the site. Note that this is a much smaller figure than the 81.2 per cent open area - open area includes driveways, setbacks, podium surfaces and everything else that is not building footprint. Parks are the landscaped subset, and 1.51 acres is the honest number for it.
FAR and what the plan is permitted to build
| Item | Value |
|---|---|
| FAR sanctioned | 2.14 |
| TDR applied | No |
| Land area | 59,804 sq.m |
| Permitted floor area at 2.14 | 127,981 sq.m |
| Built-up all floors | 194,211 sq.m |
| Less basement | 53,085.32 sq.m |
| Less covered parking | 14,273 sq.m |
| Chargeable floor area | 126,853 sq.m |
| Headroom against sanction | approx. 1,128 sq.m |
The project is inside its sanctioned FAR, with roughly one per cent of headroom unused, and it achieves that without any transfer of development rights. A scheme built right up against its sanction with no TDR is a scheme whose plan and whose filing agree.
What is not in the plan
Filed explicitly as not provided: community hall, smart home automation, piped gas, air conditioning. Those four are recorded absences in the registration, not gaps in our research.
There is also no reference in this project's record to a shared clubhouse with the villa tranche next door. The two projects file separate clubhouses - 3,626 sq.m here and 3,900 sq.m at Embassy Riverine, 81,009 sq ft between them. If you are told the two share one facility, ask to see it in writing, because the filings describe two.
Enquire about the Embassy South Reserve masterplan
The numbers on this page are filed and the image is a sketch of those numbers. Ask the sales team for the approved plan sheet and check its plan number against DO3-KIADB-00078/26-27/BP.
Talk to a Sales ConsultantFrequently Asked Questions
Master Plan - Embassy South Reserve FAQs
No. It is a separate K-RERA registration, on a separate parcel of the same estate, with a separate completion date and its own clubhouse. 217 villas on 50.81 acres, registered as PRM/KA/RERA/1251/309/PR/090926/008924, certified for completion 30 September 2032.
81.2 per cent is the filed open area - 48,570 sq.m of 59,804 sq.m - and open area means everything that is not building footprint, including driveways, setbacks and service areas. The filed parks figure is 6,129 sq.m, or 1.51 acres, which is 10.2 per cent of the site. Both are true; they answer different questions.
No. 855 homes on 14.78 acres is 57.9 homes per acre, which is a normal-to-dense apartment figure. The site is densely built but sparsely covered - the footprint is small because the towers are tall and 1,038 of the 1,130 parking bays are underground. If low density is what you want, the villa project on the same estate files 4.27 homes per acre.
The filing gives 194,211 sq.m of built-up area across all floors, which converts to about 2.09 million sq ft - but that includes 53,085.32 sq.m of basement and 14,273 sq.m of covered parking. It is a construction figure, not saleable area. The saleable story is the carpet total: 84,855 sq.m, roughly 0.91 million sq ft.
1,130 bays - 1,038 covered and 92 open - which is 1.32 per home. The filing does not allocate bays by configuration, so whether a larger home carries a second bay is not established.