Embassy Sadahalli Price

Why no price can lawfully be quoted at this stage

Embassy Sadahalli is not registered with the Karnataka Real Estate Regulatory Authority. There is no registration number for it, and the public register shows no application pending against it. Embassy Developments Limited does hold K-RERA registrations, but every one of them is for a project at Hegganahalli or Nagamangala in Kundana Hobli, Devanahalli — a different taluk in a different district. None of them is this project.

Section 3 of the Real Estate (Regulation and Development) Act 2016 bars a promoter from advertising, marketing, booking, selling or offering to sell any apartment in a project of a registrable class until registration has been granted. A price is an offer to sell. That is the whole reason this page has no figure on it, and it is also the reason you should treat any number you are quoted today with suspicion: it is being quoted for a project that cannot lawfully be sold yet, by someone the Act does not permit to quote it.

This microsite is an information and enquiry resource for a scheme at the approvals stage. It is not a booking channel, it does not take money, and it does not hold or forward a booking amount. The Act also restricts the advance a promoter may accept before a written agreement for sale is executed and registered. Before registration, there is no agreement for sale to execute.

The approvals themselves are still in motion. The Standard Terms of Reference were granted on 4 May 2026 on an earlier filing, and the current environmental clearance application, filed on 3 August 2026, is under examination. No environmental clearance has been granted. Projects are priced after approvals settle, not before.

The only developer-published rate in Navarathna Agrahara village

There is exactly one rate published by a developer for its own registered project in this revenue village, and it is worth far more than anything an aggregator will show you.

Those rates are on DS Max Properties' own site, for a project registered with K-RERA in Navarathna Agrahara Village. That combination — the developer's own published number, for a project it has actually registered, in the same revenue village — is the strongest class of pricing evidence available for this locality.

It is also, plainly, a different product class. DS Max is a volume-market developer, and an Embassy scheme would not price where a DS Max scheme prices. Use the Sky Shlokam rate as a floor reference for the village — evidence that developer-published apartment pricing in Navarathna Agrahara exists and sits where it does — and not as a comparable for Embassy Sadahalli. It is not one.

Note also the basis: those rates are quoted on built-up area. A rate on built-up area and a rate on carpet area are not the same rate, and comparing them without adjusting for the difference produces a false conclusion in either direction.

The neighbouring parcel, and the limits of a revenue figure

Mahindra Lifespace Developers has made two corporate statements that touch this area, and they show clearly what a revenue number can and cannot tell you.

A release of 23 January 2025 attributes about 0.9 million sq ft of development and a revenue potential of about Rs 1,000 crore to an 8.2-acre North Bengaluru parcel. The release names no village. A second statement attributes about Rs 1,100 crore to 8.79 acres at Navaratna Agrahara — it names the village, but it publishes no floor-area figure against that revenue number.

You can divide the first pair of numbers. Rs 1,000 crore over 0.9 million sq ft is about Rs 11,111 per sq ft — our arithmetic, an estimate, and effectively unusable for three reasons. It assumes the 0.9 million sq ft is saleable area rather than built-up area, which the release does not say. It is a gross development value spread across a multi-year sales cycle including escalation, not a launch rate. And the release names no village, so it may not describe this locality at all.

The second statement cannot be divided. No floor-area figure is published against the Rs 1,100 crore — only a site extent — and producing a per-sq-ft number from it would mean inventing a floor-area assumption and then presenting our own assumption back as a finding. We are not going to do that.

For completeness: Sattva City, another genuine project on this corridor, has no price published on its developer's own site either. Read nothing into that about the developer. A quiet price page is the normal condition of a North Bengaluru airport-corridor project before registration.

The Karnataka cost stack that sits on top of any quoted rate

Whatever rate is eventually published, it will not be what leaves your account. Two separate stacks sit on top of it: statutory charges payable to the government, and developer charges that a headline per-sq-ft rate usually excludes.

Guidance value matters and is often overlooked. Stamp duty is charged on the higher of what you agreed to pay and the state's own guidance value for that survey number, so a low agreement value does not automatically produce a low duty. Confirm the guidance value for the specific survey number before you budget.

The developer's own charges are a separate list, and a quoted rate per square foot typically covers none of them:

• Floor rise, and the floor from which it starts
• Preferential location charge
• Covered car parking, where charged separately
• Club or one-time amenity charge
• Corpus or sinking fund
• Advance maintenance, usually billed for a fixed number of months in advance
• Electricity and water connection deposits and infrastructure charges
• Khata, documentation and legal charges
• GST on several of the above, at their own applicable rates

What to demand in a cost sheet at launch

When a rate does appear, ask for these in writing before any money moves.

1. The K-RERA registration number, and the project name exactly as registered.
2. The village, hobli, taluk and district on the registration certificate — checked against the address on your cost sheet.
3. The survey numbers on the certificate, checked against the ones you were shown.
4. Carpet area as defined in the Act, built-up area and super built-up area, all three stated, with the loading shown as a figure.
5. The base rate, and confirmation of which of those three areas it is multiplied by.
6. Floor rise: the rate, the floor it starts from, and the step per floor.
7. Preferential location charge, and what it is charged for.
8. Car parking: the number of bays, covered or open, whether identified, and whether charged separately.
9. Club or amenity charge, and what it entitles you to.
10. Corpus or sinking fund, and who will hold it after handover.
11. Advance maintenance: the monthly rate, the area basis, the number of months, and the date it starts from.
12. Statutory deposits and any infrastructure charge levied by the plan-sanctioning authority — here the Bengaluru International Airport Area Planning Authority (BIAAPA).
13. Khata, documentation and legal charges, itemised.
14. GST shown as a separate line against each component that attracts it.
15. Stamp duty and registration fee, marked clearly as payable to the state and not to the developer, and marked as estimated or actual.
16. The payment schedule, tied to named construction milestones rather than to dates.

Until registration is granted, none of this exists to be asked for. That is the accurate answer to "what is the price of Embassy Sadahalli", and anyone giving you a different one is not working from a document.