Embassy One North Tower

The 6.5-acre site is designed as one integrated mixed-use compound with shared platform and basement infrastructure across all blocks. The North and South Towers are G+28 stories with independent vertical circulation cores with dedicated arrival lobbies and tower specific amenity floors. The Four Seasons Hotel occupies the southern end of the site, with residential buildings in the northern and middle areas. The entire compound has a three-level subterranean parking with valet service, segregation of resident-visitors and EV-charging facilities. Within landscaped grounds, manicured lawns, ribbon water features and tree-lined paths weave connect the residential and hotel zones.

The North Tower has larger formats - 3 BHK and 4 BHK homes from roughly 4,100 sft and duplex and penthouse formats up to 7,500 sft. The South Tower has 1 BHK and 2 BHK formats from 1,992 sft for senior executives and family-office pied-à-terre buyers. Both towers have the same specification grade and the same Four Seasons services platform, the only major differentiation is in the allocation of amenities - the North Tower reserves its private gym, pool, squash court, yoga studio and media room for tower residents, while the South Tower shares selected facilities with the hotel. The Floor Plan page gives you a clear picture of room proportions by configuration and the Master Plan page clearly shows the layout of the compound with retail on the basement and podium floors.

✦ Indoor & Clubhouse Amenities

• Private gymnasium with cardio and strength stations (North Tower)

• Swimming pool (North Tower) and shared hotel pool

• Squash court (North Tower)

• Yoga studio

• Media room with home-theatre technology

• Climate-controlled wine chamber, double-height with private cubes

• Gaming room (South Tower)

• Residence lounge with concierge attendance

• Spa treatment rooms, private, reservable

• Steam and sauna via hotel wellness centre

✦ Outdoor Facilities

• Landscaped grounds — manicured lawns and ribbon water features

• Tree-lined walkways across the compound

• Outdoor lounges and garden seating

• Kids' play area within the residential zone

• Hotel-shared outdoor terraces and event lawns at preferred resident rates

• Three-level basement parking with valet drop-off and EV charging

Hebbal and the Bellary Road stretches have transformed from being best known for the multi-level flyover to one of Bangalore’s most crucial ultra-luxury micro zones. This is right at the intersection of NH-44, the Outer Ring Road, and the upcoming Peripheral Ring Road. This address will have city-wide accessibility greatly improved by the middle of the decade with the new multi-modal metro connection at Hebbal connecting the Blue Line (airport corridor) and Phase 3 Red Line. Property values you will find at nearby micro zones are all set to go up by almost 30% as the metro commissioning happens to progress here.

You can see the maturity in the buyer base. Demand is mostly due to senior corporate leaders, expatriates, CXOs, family offices and HNI investors. The factors include access to the airport corridor, vicinity to Manyata Tech Park and Karle Town Centre SEZ, lifestyle zones like Hebbal Lake and Nagavara Lake and the headline retail presence of Phoenix Mall of Asia. Hebbal had a share of around 22% in the luxury (above Rs 10 Cr) apartment sales in the Bangalore market in FY25 and the absolute luxury volumes crossed Rs 1,000 crore. Prices in Hebbal have risen by about 59% since 2011, with a 17% year-on-year jump in 2024-25 alone.

For anyone specially after these or variations of Embassy One Hebbal, Embassy One Bellary Road, premium apartments in North Bangalore or luxury 3 BHK apartments Hebbal, the zone has something that no other in Bangalore can provide you and that is a current-day CBD location in Hebbal and infrastructural pipeline that compounds the value all the way till late 2020s. There are many who are specifically checking out options based on locality and looking at options like Embassy apartments Hebbal and Embassy Group Bellary Road project, which is a good indication of where the demand is at. If you want to focus on the luxury 4 BHK apartments Bellary Road segment, you will know how Embassy launches in the area lead the way here and have gone on to consolidate the whole market.

✦ Investment Advantages of the Bellary Road / Hebbal Corridor

• 36.9% one-year, 72.4% three-year, 126.2% five-year and 266.7% ten-year price appreciation

• 8–12% annual appreciation outlook in stable conditions; up to 30% through metro commissioning

• 4.5–5% rental yield (semi-furnished) and 5–5.5% (furnished) for A-class branded inventory

• 22% share of Bangalore's above-Rs-10-Cr luxury sales (FY25)

• Hebbal Blue Line metro and multi-modal interchange (mid-decade)

• Peripheral Ring Road improvements reducing commute times across North and East Bangalore

• Phoenix Mall of Asia and luxury retail anchor in the immediate catchment

• Manyata Tech Park, Kirloskar Business Park and Karle Town Centre SEZ within 5 km

Ultra-luxury demand still sees highest demand in Bangalore’s property market. A large CXO base backed by global competence centres, a rich startup environment, presence of major tech employers at the headquarter and the most globalised residential buyer pool in the country, all work together to ensure that luxury inventory in well-located stretches continues to absorb at premium price. However, the demand cycle has structurally favoured North Bangalore and particularly Hebbal with access to the airport zone, large format land parcels and concentrated marquee developer presence in the zone.

City level fundamentals support the medium term thesis. Luxury outperformed mid segment in terms of velocity and pricing in Bangalore, which saw record absorption volumes in 2023-25. Clarity on buyer protection is brought by the Karnataka RERA framework. The state investment in metro development, road infrastructure and the aerospace SEZ adjacent to the airport creates a demand floor good for many decades. Asia-Pacific’s largest REIT by area, Embassy Office Parks, has the kind of institutional capital depth that many property markets simply cannot aim to even match.

✦ City Perks for Embassy One Buyers

• Largest CXO and global-executive base in India

• 3,000+ global capability centres (GCCs) anchoring premium rental demand

• Embassy Office Parks REIT — institutional credibility for branded Bangalore inventory

• Karnataka RERA — among the most active state regulators in India

• Mature international school and healthcare network within the same zone

• Airport-adjacent aerospace SEZ creating long-tail employment demand

• BSE and NSE-listed parent company (Embassy Developments Limited)

• 22-city pan-India operations by the developer group

Embassy One Bangalore is registered with Karnataka Real Estate Regulatory Authority (RERA) bearing registration number PRM/KA/RERA/1251/309/PR/171014/000619. The original RERA effective date is 28th October 2010 and further extension granted by the Authority is applicable upto 16th April 2027. BBMP’s approved building plan is annexure 10 of RERA filing. The latest update shows construction status at about 59% development complete with remaining activities occurring over the further-extension term.

The project has the following approvals in place: BBMP commencement certificate (subject to standard conditions), Karnataka State Pollution Control Board NOC, Airport Authority of India NOC, BESCOM, BWSSB and BSNL clearances, SEIAA/MoEF environmental clearance and Fire Force Department NOC. The title paperwork includes the registered title deed, the encumbrance certificate (Annexure 8 of the file), the conversion orders for the land parcel, the E-Khatha and the title opinion (Annexure 12). The project’s RERA approved escrow account is with Indian Overseas Bank, RS Puram, Coimbatore branch with the typical 70:30 RERA escrow split - all buyer money should flow only through the approved account. Title diligence package includes a non-litigation affidavit. The complete construction grade paperwork and the brand-fixture inventory are available on the Specifications page.

✦ Advantages of RERA Approval at Embassy One

• Karnataka RERA registration number on public record with the Authority

• BBMP-sanctioned building plan filed as part of the RERA documentation

• Conversion orders and E-Khatha verified and filed at registration

• Construction progress reported quarterly to the Authority

• Buyer funds protected via RERA-approved escrow at Indian Overseas Bank with 70:30 split

• Title opinion, encumbrance certificate and non-litigation affidavit verified

• Plan modifications require RERA disclosure and buyer consent

• B L Kashyap & Sons as main works contractor; Synergy Property Development as PMC

Branded apartments are a global, luxury asset class where a hospitality brand operates the residential complex to hotel standards - giving you concierge, valet, housekeeping, in-residence dining and service level accountability that no stand-alone condominium can afford to give. It’s a segment that’s very well established in Manhattan, London, Beverly Hills, Dubai, Hong Kong and Sao Paulo, with portfolios from Four Seasons, Ritz-Carlton, Mandarin Oriental and Aman. Embassy One is India’s first operational Four Seasons branded residential address and it puts it in a category of one in the local market. The demographic of the buyer leans more towards family offices, ultra-HNI households, top corporate workers, foreigners and NRIs searching for a serviced home rather than a hotel-suite choice.

In this cohort, the two formats target different buyer attributes. Typically, the owners of North Towers are multi-generational families or family-office buyers. They prefer 3 BHK, 4 BHK, duplex or penthouse configurations because of their demand for scale, numerous bedrooms with en-suite baths, formal entertaining space and dedicated private utilities. With this arrangement, carpet-to-saleable efficiency - the ratio of habitable carpet space to total saleable built-up area - will be higher than typical luxury condominium standards. South Tower buyers - mainly senior management working out of various locations, NRI pied-à-terre owners or guests at the visiting hotel-residence - like the 1 BHK and 2 BHK configurations for the concierge-driven serviced apartment experience. They both share the same brand-governance layer, and the same interior palette by Yabu Pushelberg. You can check out our gallery page to get a more visual reference.

✦ Exclusive Benefits of the Branded Residence Format at Embassy One

• Operational Four Seasons concierge, valet and in-residence dining

• Brand-governance audits ensuring service standards across the life of ownership

• Property maintenance, housekeeping and grocery stocking on demand

• Chauffeur service and airport transfers through the hotel transport fleet

• Preferred-rate access to hotel F&B, spa and event spaces

• Discounted room nights at the on-site Four Seasons Hotel for visiting family

• Private spa-treatment rooms reservable by owners

• Global Four Seasons-residence-owner network and member privileges

• Concierge-managed leasing for owners renting out their residences

• Better effective rental yields through reduced vacancy and tenant-management drag

Embassy Group is one of India’s most established real estate platforms with a 30-plus year track record across commercial, residential, industrial and hospitality assets across Bangalore, the Mumbai Metropolitan region and the National Capital Region. It is under the chairmanship and promotion of Mr. Jitendra Virwani and at present managed by Mr. Aditya Virwani (Managing Director and Promoter). The group’s total portfolio across asset categories exceeds 160 million sft, including 22 million sft of residential deliveries completed. Our brand concept is built on integrity of execution, flagship site strategy and long tail asset quality which is shown in our landmark deliveries from Embassy GolfLinks Business Park to Embassy Lake Terraces.

Flagship portfolio is massive and includes the likes of top names like Embassy Manyata Business Park, Nagavara (One of the largest Grade-A tech parks in Asia) Embassy Springs, Devanahalli (Integrated township) Embassy Boulevard, Devanahalli (Premium villa community) Embassy Grove, Old Airport Road (Premium condominium) The group is also the sponsor of Embassy Office Parks REIT, India’s first REIT and Asia Pacific’s largest REIT by area. The company has also been recognized by the industry with a number of awards in commercial, residential and ESG categories over the previous decade. They are now expanding in the Bellary Road / Hebbal corridor with Embassy Sky Terraces in the pre-launch window. Scaling across India continues under the unified listed-entity structure.

The listed entity Embassy Developments Limited (formerly Equinox India Developments Limited and prior to that Indiabulls Real Estate Limited) is listed on BSE and NSE after the merger of Nam Estates Pvt Ltd and the company effective January 2025. The family of the group now has a controlling 42.65% stake after the merger and credit rating is IVR A- Stable as per Infomerics, which gives it a highly solid standing. If you specifically take Embassy One, it has been delivered through Embassy One Developers Limited and has architectural design by Deepak Prabhu. The project management consultancy is done by Synergy Property Development Pvt Ltd and main works contractor is B L Kashyap & Sons Limited. For this, RERA-approved escrow account is at Indian Overseas Bank, RS Puram branch. The home-loan panel here has pre-approval relationships with ICICI, HDFC, SBI and Axis Bank, and the status will be official at booking stage.

If you are specifically after results for Embassy Bellary Road, Embassy apartments Hebbal or Embassy Group Bellary Road project, then you will know how this one fits right among the most premium current residential offerings you will find in North Bangalore. People who are on the lookout for branded residences with concierge Bangalore or ultra luxury apartments Bangalore more specifically could not be more pleased with the level of these Four Seasons branded residences India. If you want to talk more about the inventory in person, check out the sales gallery for yourself, or begin talks about booking, you can directly get in touch with our team using the Contact page.

✦ Upcoming Projects

Embassy Group has a continuing pipeline across North Bangalore and the airport corridor including Embassy Sky Terraces on Bellary Road. Speak to our sales team for the current pipeline relevant to your buyer profile, or browse the blog index for project-specific write-ups.

✦ Ongoing Projects (Under Construction)

• Embassy Sky Terraces — Bellary Road, Hebbal

  • Project Type: Ultra-luxury condominium

  • Configuration: 3 BHK and 4 BHK + jodi

  • Land Area: 10.5 acres

  • Unit Count: On request

  • Starting Price: On request

  • Possession: Launch window 2026

  • RERA: Application stage

✦ Completed Projects

• Embassy Lake Terraces — Hebbal — Project Type: Luxury condominium with lake-facing inventory · Status: Delivered; resale market only · Configuration / Price: on request

• Embassy Springs — Devanahalli — Project Type: Integrated township · Status: Phased delivery ongoing · Configuration / Price: on request

• Embassy Boulevard — Devanahalli — Project Type: Premium villa community · Status: Delivered · Configuration / Price: on request

• Embassy Grove — Old Airport Road — Project Type: Premium condominium · Status: Delivered · Configuration / Price: on request

• Embassy Manyata Business Park — Nagavara — Project Type: Grade-A tech park · Status: One of Asia's largest, operational · Configuration / Price: on request

• Embassy GolfLinks Business Park — Off Intermediate Ring Road — Project Type: Grade-A commercial campus · Status: Operational · Configuration / Price: on request

The investment case rests on a small set of structural attributes that cannot be replicated by competing inventory in the corridor or elsewhere in the city.

• Scarcity & Density: Only 109 residences across the entire 6.5-acre compound. Inventory cannot expand. The current release exhausts the developer's residential offering at this address.

• Corridor Appreciation: Hebbal/Bellary Road has delivered 36.9% one-year, 126.2% five-year and 266.7% ten-year price appreciation, with Embassy One specifically moving from Rs 20,400 to Rs 28,000 per sft in Q3 2025 alone.

• Builder Track Record: Embassy Group with 30-plus years, 160 million sft portfolio, BSE and NSE listed, sponsor of Asia-Pacific's largest REIT by area.

• Rental Yield Potential: 4.5–5% rental yield (semi-furnished) and 5–5.5% (furnished) for branded A-class luxury inventory in the corridor — concierge-managed leasing reduces vacancy and tenant-management drag.

For the full per-configuration price band and the cost-sheet breakdown, see the Price page or speak to our sales team.