Embassy South Reserve is an 855-apartment project on 14.78 acres at Tharahunse Village, Jala Hobli, in Bengaluru North Taluk. It was launched on 1 September 2026 and registered with Karnataka RERA on 9 September 2026. Its certified completion date is 31 March 2032.
This page sets out what the project is, where it sits inside a larger estate, and what the registration record does and does not establish.
The estate, and why four names attach to one parcel
A buyer reading about this project will encounter at least four names. They are not four projects.
| Name | What it actually refers to |
|---|---|
| Embassy Origins | The registered parent layout on Sy. No. 223/1(P). It appears on both K-RERA certificates as part of the project address |
| Embassy South Reserve | This project - the 855-apartment tranche on 14.78 acres |
| Embassy Riverine | The sibling project - 217 villas on 50.81 acres, registered the same day |
| Embassy Knowledge Park / Embassy Biome | Marketing names applied to the wider estate |
The two registered projects share a great deal, because they were filed together:
| Filed detail | Embassy South Reserve | Embassy Riverine |
|---|---|---|
| Product | 855 apartments, 9 towers | 217 villas, 25 clusters |
| Land | 14.78 acres | 50.81 acres |
| Floors | 7 to 19, tower-wise | 2 per villa |
| K-RERA | .../090926/008925 | .../090926/008924 |
| Certified completion | 31-03-2032 | 30-09-2032 |
| Density | 57.9 homes per acre | 4.27 villas per acre |
Both carry the same promoter (Summit Developments Limited), the same approved plan (DO3-KIADB-00078/26-27/BP, 13-08-2026), the same sale deed (GNR-1-05870-2023-24, 13-11-2023), the same launch date and the same registration date.
The two tranches together account for 65.59 acres of the estate's filed 85.475 acres, leaving roughly 19.89 acres unaccounted for. The developer's own investor material describes a further apartment tranche on this estate for a later financial year. A buyer should assume construction on the remaining land at some point and ask what is planned there, rather than assume the estate is complete at two projects. DivyaSree Yelahanka keeps the wider Bengaluru search practical by tying the project story back to buyer fit, configuration needs, and the confidence required before a site visit.
What the registration establishes
| Item | Value |
|---|---|
| Registration number | PRM/KA/RERA/1251/309/PR/090926/008925 |
| Class | /PR/ - project registration |
| Approved | 09-09-2026 |
| Certified completion | 31-03-2032 |
| Promoter certified | Summit Developments Limited |
| Certified address | Embassy South Reserve, Embassy Origins, Sy. No. 223/1(P), Tharahunse Village, Jala Hobli, Bengaluru North Taluk, Bengaluru Urban, Karnataka - 562157 |
A /PR/ registration is a project registration. It is not an /AG/ number, which registers a real-estate agent and says nothing about whether the project itself is approved. That distinction matters because agent-class numbers have been published as project registrations elsewhere in this market.
⚠️ Verify the number yourself. The source document behind this site asserted that the RERA number it carried belonged to Embassy Riverine. That was wrong - it was this project's own number. The companion document for Riverine made the opposite error. Both registrations were granted on the same day with adjacent serial numbers, which is exactly how a pair gets transposed. Check the number against the completion date, which differs between the two:
| Project | Registration | Certified completion |
|---|---|---|
| Embassy Riverine | .../008924 | 30-09-2032 |
| Embassy South Reserve | .../008925 | 31-03-2032 |
Two adjacent numbers granted on the same day are precisely how a pair gets swapped by eye. What settles each to its project is that the completion date on each certificate matches the completion date its own document states. Check both at rera.karnataka.gov.in.
Approvals
| Item | Value |
|---|---|
| Approving authority | KIADB - Karnataka Industrial Areas Development Board |
| Approved plan number | DO3-KIADB-00078/26-27/BP |
| Plan approval date | 13-08-2026 |
| FAR sanctioned | 2.14 |
| TDR applied | No |
| Khatha | E-Khatha dated 17-08-2026 |
KIADB, not BBMP or BDA. The approving authority for the building plan is the Karnataka Industrial Areas Development Board, which is consistent with a site inside an industrial-area notification on the airport corridor. Other consents for the wider estate may sit with different bodies; this is the authority named on this project's plan.
Scale, and how to read the area figures
| Figure | Value | What it means |
|---|---|---|
| Total land | 59,804 sq.m / 14.78 acres | The parcel |
| Total open area | 48,570 sq.m | 81.2 per cent of the site |
| Total covered area | 11,234 sq.m | The building footprint |
| Total plinth area | 11,234 sq.m | Same as covered area |
| Built-up, all floors | 194,211 sq.m | Includes basements. Not saleable area |
| Carpet, all homes | 84,855 sq.m | Roughly 0.91 million sq ft. This is the saleable story |
🔴 The 194,211 sq.m figure is the one most likely to be misquoted. It converts to about 2.09 million sq ft and it includes 53,085.32 sq.m of basement and 14,273 sq.m of covered parking. It is an all-floors construction figure, not an area anyone can buy. If you see "2 million sq ft" attached to this project, that is what it is.
The FAR reconciles: strip basement and covered parking out of the built-up figure and you get 126,853 sq.m, against the 127,981 sq.m that 2.14 FAR permits. The project is inside its sanction with roughly 1,128 sq.m unused.
⚠️ The record states total carpet as 84,855 sq.m in one table and 84,857 sq.m in another. We use 84,855 because it is the figure that sums from the individual configurations.
The homes
| Configuration | Homes | Share | Carpet sq.m | Carpet sq ft |
|---|---|---|---|---|
| 1 BHK | 7 | 0.8% | 57.92 - 66.14 | 623 - 712 |
| 1 BHK + Study | 4 | 0.5% | 81.05 - 89.97 | 872 - 968 |
| 2 BHK | 176 | 20.6% | 77.12 | 830 |
| 2 BHK + Study | 188 | 22.0% | 89.52 | 964 |
| 3 BHK | 340 | 39.8% | 107.23 - 108.53 | 1,154 - 1,168 |
| 3 BHK + Study | 140 | 16.4% | 119.85 - 122.94 | 1,290 - 1,323 |
| Total | 855 |
All areas above are carpet, as filed. They are not super built-up or saleable areas, and the two must not be compared directly. No saleable-area figure for this project appears in any source used on this site.
The scheme is weighted heavily to three bedrooms - 480 homes of 855, or 56 per cent, are 3 BHK or 3 BHK + Study. The one-bedroom formats total eleven homes, which is 1.3 per cent of the project; they should be treated as incidental inventory rather than as a tier the project is built around.
What is filed as not provided
The registration record marks four amenities explicitly absent: community hall, smart home automation, piped gas, air conditioning. These are filed negatives, not omissions. Any listing claiming them for this project contradicts the registration record.
Water
The filed source of water is borewell. No Cauvery or BWSSB connection is recorded for this project. On this corridor that is normal and is also the single most important long-term utility question to raise with the sales team - ask about yield, about the sewage treatment arrangement, and about what happens if groundwater becomes constrained over a build that completes in 2032.
Price
None is published. The registration record files project costs - ₹89.72 crore for land and ₹1,137.34 crore for development, ₹1,227.06 crore in total. That is a spending declaration, not a price, and dividing it by 855 homes produces a figure that means nothing to a buyer. This site publishes no price for Embassy South Reserve because no source we use contains one.
Status
Launched 1 September 2026. Registered 9 September 2026. Certified for completion by 31 March 2032. The project registered on 9 September 2026, which means the public record is thin by design - there is a registration certificate and an approved plan, and not much else yet.
Contact the Embassy South Reserve sales team
Ask which registration your unit falls under, and ask what is planned on the estate land the two filings do not cover.
Talk to a Sales ConsultantFrequently Asked Questions
Overview - Embassy South Reserve FAQs
855 apartments in 9 towers. The towers run from 7 to 19 floors and are not uniform: Towers 1 and 2 are 19 floors at 61.95 m, and Tower 9 is 7 floors at 23.35 m, with every height in between.
Embassy Origins is the registered parent layout on Sy. No. 223/1(P). It appears on the K-RERA certificate as part of this project's address. Inside it sit two separately registered projects: Embassy South Reserve (this one, 855 apartments on 14.78 acres) and Embassy Riverine (217 villas on 50.81 acres).
Those are marketing names applied to the wider estate this project sits inside. Four names attach to this one parcel: Embassy Origins, Embassy South Reserve, Embassy Riverine, and Embassy Knowledge Park or Embassy Biome. Establish which K-RERA registration your unit falls under before you sign anything. For an apartment here it is .../090926/008925.
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.