Embassy OneFour SeasonsPrivate Residences

Embassy One is one of the most unique residential addresses in Bangalore – a 6.5-acre, mixed-use ultra-luxury development on Bellary Road that combines 109 private residences, the 230-key Four Seasons Hotel Bengaluru, the Embassy ONE Boulevard luxury retail and dining promenade, and a Grade-A office block on a single integrated site. The two residential skyscrapers respond to different briefs. The North Tower is completely residential and planned around larger 3 BHK, 4 BHK and Penthouse configurations with its own amenities floor. The South Tower offers compact 1 and 2 BHK homes with direct access to the hotel for those inhabitants who wish to include hospitality into their everyday lives.

New York studio Yabu Pushelberg, which has designed interiors and public spaces for Four Seasons locations across the globe as well as premium retail flagships for Louis Vuitton and Tiffany & Co. Material palettes range from Italian marble to Travertine in secondary bathrooms and Statuario White in master bathrooms. Engineered wood in bedrooms and a fully equipped European modular kitchen are standard. Ceiling heights in principal living areas are 10 feet – a much greater proportion than the Bangalore norm – and double glazed windows are specified across the façade for acoustic and thermal performance.

Architecturally, the property is more of a hospitality landscape than a typical residential building. About 81 percent of the property is still open. A butterfly garden, a long ribbon grass, a planted maze and a central pool with waterfall frame the resident strolling experience between residence, amenity level, retail and the Boulevard. There are three levels of subterranean parking, removing cars from the surface. The hotel has been open since 2019 and houses have been given over since December 2022, so any buyers entering the project now are entering a fully working community with established service standards, not a launch-day promise.

It was built by BL Kashyap and Sons and the project was managed by Synergy Property Development Services. The structural system is of reinforced cement concrete, flat-slab design with drop capitals at the cores. Dry-wall internal partitions provide acoustic and layout freedom in each house. Façade treatment blends double-glazed glass with dry granite cladding on exposed surfaces, designed to the acoustic characteristics of an arterial roadside. Sustainability provisions include rainwater collecting as per BWSSB and KSPCB requirements, solar based hot water throughout dwellings, on-site solid waste management and renewable energy integration through common areas. So what has emerged is a property constructed to international standards of branded residences and not the Bangalore usual.

The project is located at No. 8, Bellary Road, Ganganagar on the periphery of urban Bangalore and the airport corridor. One of the city’s defining arteries is Bellary Road, which runs north from Mekhri Circle, past Hebbal and out to Kempegowda International Airport. It is within a km of the Mekhri Circle and offers you connectivity to the city centre, Sankey Road and the Palace Grounds belt in a matter of minutes.

Go west and south-west to Sadashivanagar, the historic bungalow belt of Bangalore. For independent bungalow plots in Sadashivanagar, land values range from Rs 28,000 to Rs 50,000 per sft. Some quality flats on sales are priced at Rs 25,000 to Rs 35,000 per sft. This makes the micro market of the project one of the costliest residential pockets in South India. Dollars Colony and RMV Extension continue the same premium catchment to the immediate north-west. To the north and north-east, Hebbal and the Manyata Embassy Business Park area have a different value driver – infrastructure-led appreciation. New high-rise luxury supply is trading for Rs 20,000 to 25,000 per sft on Bellary Road and nearby corridors.

Geographically, the project is blessed to be located in the bridge position between two different value engines. The southern catchment brings the heritage reputation of Sadashivanagar The northern reach brings the expansion velocity of the Hebbal corridor To the east is the Bellary Road, with direct access to the airport, while to the west are the Palace Grounds and central Bangalore. The local site is surrounded by Sankey Tank, Bangalore Golf Club, Karnataka Golf Association and Indian Institute of Science campus – monuments that anchor the character of the neighborhood. The Phoenix Mall of Asia, Karle Town Centre SEZ and a host of five star hotels like The Leela, Taj West End and ITC Gardenia form a residential environment that few addresses in Bangalore can match for accessibility, status and facility density.

Infrastructure investment in the immediate corridor adds to the long-term worth of the address. Mekhri Circle is being provided with a metro-link integration to connect Phase 3 Red Line with the existing rail network of the city. The Hebbal interchange, linking the Blue Line airport corridor with the Phase 3 Red Line, is 3 km away and will be one of the major multi-modal transport hubs in Bangalore. Improvements to the Peripheral Ring Road and the extension of the airport expressway also reduced travel times to north-east Bangalore. For owners with a 10-15 year horizon, these infrastructure cycles dramatically enhance travel economics out of this particular area.

Bangalore is India’s third largest city by GDP, the country’s technology hub, and the fastest expanding metropolitan economy among India’s tier-one cities. The city has the highest concentration of technology businesses in India, and Manyata Embassy Business Park alone houses IBM, Cognizant, Nokia, Optum, Target, ANZ and dozens of other Fortune 500 anchor tenants. Four major job belts – Whitefield, Electronic City, ORR Sarjapur and Hebbal-Manyata – drive the city’s residential needs.

The city’s luxury residential market has outpaced the national average over the last decade. Bangalore is the second biggest contributor in India’s branded-residence pipeline after Mumbai, and the prime micro-markets such as Lavelle Road, Sadashivanagar, Bellary Road, Palace Grounds and select pockets in Whitefield have appreciated by 8-12 per cent annually over cycle. At the high end of the market, demand is driven by senior corporate executives, returning NRIs, Bangalore-based business families and, increasingly, family offices that view Indian luxury property as a defensive asset class.

North Bangalore, in particular, has emerged as the city’s most important growth corridor in the present cycle. Bellary Road / airport corridor, the multi-modal metro interchange coming up at Hebbal ( Blue Line + Phase 3 Red Line) and the ongoing expansion of Manyata and Karle Town Centre SEZ. These three components form the anchor. Hebbal accounted for 22% of luxury property sales over Rs 10 Cr in Bangalore in FY25 with absolute volumes hitting Rs 1,000 crore. The base prices in the Hebbal and Bellary Road belt have risen by about 59 per cent since 2011, of which 17 per cent is contributed by 2024-25 alone. For buyers joining the city’s luxury market today, North Bangalore provides the sharpest combination of prestige, infrastructure tailwind and rental demand from the neighboring employment belts.

The structural advantages of Bangalore are durable. Good climate all year round, rich technological and start-up base, India’s most powerful expatriate corporate workforce outside Mumbai, and a luxury retail and F&B scene that has evolved quickly over the previous decade. The city has a very high NRI catchment, with the biggest contributors to luxury residential demand being families from Karnataka and based in Bangalore in the US, UK, Singapore, the Gulf and Australia. For an asset class like branded houses, this mix of resident wealth, expatriate corporate demand and NRI buying generates a deeper, more liquid market than other Indian luxury micro-markets can offer.

Embassy One is registered with RERA, Karnataka Real Estate Regulatory Authority Registration No: PRM/KA/RERA/1251/309/PR/171014/000619 Extension up to 16-04-2027. EX/PRM/KA/RERA/1251/309/PR/191130/000619 Buyers can cross check the registration on the Karnataka RERA portal rera.karnataka.gov.in.

All buyer payments route through the project's RERA-mandated escrow account at Indian Overseas Bank, Large Corporate Branch, Coimbatore (Account No. 267002000000011, IFSC HDFC0000523). This is the 70 per cent escrow account that holds buyer monies until construction milestones are certified, and is the only account through which buyers should make project payments. Transactions outside this account are not RERA-compliant and we strongly advise against any such routing.

BBMP has issued Commencement Certificate, Environmental Clearance is available, NOCs from Fire Force, Airports Authority of India, BESCOM, BWSSB, KSPCB, MoEF and BSNL is on record. Annexure 8 and 12 is title opinion with clear title and encumbrance certificate respectively. The project has been extended under Section 6, the Covid extension and now another one till April 2027. Normally, projects of this size and complexity go into extensions and the regulatory status is always kept current.

RERA structure provides 3 direct safeguards to buyer. First, once it is set up, the developer can’t get the money out of the escrow account. Secondly, any changes to the authorized plans must be agreed by the current clients. Thirdly, the Act offers remedies in case of delay in possession beyond date of registration. Purchase documentation collected on demand will include the entire RERA file, approvals, title opinion and encumbrance certificate.

The project’s regulatory paper trail extends far beyond its RERA registration. Holla and Holla Advocates have conducted their own legal due diligence and confirmed the chain of land title using the attached title opinion. The Sub-Registrar shall issue Encumbrance Certificates with clear title at the time of Registration. • Latest documentation of property tax assessment and khata transfer. The development has been filed to BBMP for Occupancy Certificate. All the documents required to be provided to the buyer viz. Agreement to Sell, Sale Deed, Maintenance Agreement, Brand Affiliation Letter & schedule of payments have been cross checked as per the requirements of Karnataka RERA and Bombay Stamp Act guidelines applicable in the state of Karnataka. The NRI buyers documentation also has the compliance of Foreign Exchange Management Act. The developer maintains the filings of RBI Form FC-GPR and FC-TRS as per requirement.

Embassy Group is one of the most respected real estate companies in India. Founded in 1993 by Mr Jitendra Virwani, the group has over three decades of experience in developing residential, commercial, hotel and industrial assets in Bangalore, the Mumbai Metropolitan Region, the National Capital Region and a wider 22-city footprint. The portfolio encompasses 22 million sq ft of completed residential and an institutional commercial property, Manyata Embassy Business Park, one of the largest technology parks by area in Asia, across asset classes, totaling more than 160 million sq ft.

This is Embassy Developments Limited (previously Equinox India Developments and Indiabulls Real Estate). It is currently listed on the NSE and BSE Embassy Group would acquire a controlling share of 42.65 percent in the listed firm after the NCLAT approved the merger with Nam Estates Pvt Ltd in January 2025. Infomerics has assigned the rating IVR A- Stable to the organization. Embassy Office Parks REIT is India’s first publicly listed real estate investment trust (REIT) and Asia Pacific’s largest REIT by area, sponsored by Embassy. This offers Embassy a pre-eminence that few developer-promoter organisations in India can boast.

The Embassy has raised the bar in Bangalore with some of the most premium locations in the residential area. Embassy Lake Terraces, Hebbal is expected to be the most successful luxury delivery in the city till date with one of the strongest resale bands in North Bangalore. Embassy Springs is an integrated community and Embassy Boulevard is a branded villa project at Devanahalli. It is the goal of generations and not a hurried departure from the platform. The facilities are built to last and the standards of maintenance and service maintain long after hand over.

The developer’s track record now exceeded the record set by the Four Seasons cooperation at Embassy One. At Four Seasons, we are very selective about the developers we choose to work with. They have the financial resources, the hotel alignment, the multi-decade commitment, and the site quality to meet its high criteria. The Embassy’s mix of listed-entity transparency, hospitality experience, courtesy Hilton Manyata and Olive Hotel Hebbal and the unusual 6.5-acre Bellary Road site ticked that box. The pre-opening and after 2019 operational period of the hotel and residential handovers from December 2022 has resulted in a strong working collaboration with quality criteria being checked on an ongoing basis.

Embassy One apartments are positioned at the top end of the Bangalore residential market. The North Tower has 3 different product categories from 3 BHK apartments of 4,100 sft saleable area to 4 BHK apartments of about 5,870 sft and pent house selection of select top floor plates of up to 15,840 sft. South Tower has the smaller plans - a 1BHK at 1,992 sqft and a 2BHK above it. Every home is a finished product, not a bare-bones skeleton. Standard delivery includes Italian marble flooring in the main living areas, Statuario marble in the master bathroom, engineered wood flooring in the bedrooms, a fully European kitchen with built-in appliances and door, frame and hardware specifications throughout designed by Yabu Pushelberg.

There is no practical value of an apartment of this size in a villa or an independent house construction. Hospitality-grade services – concierge, valet, housekeeping, in-residence dining, on-site engineering – only make practical sense at apartment density, where the cost of shared infrastructure can be spread among residents. This is hotel security, not your home security. Maintenance is properly handled with a brand contract that has been in place for years, avoiding the volatility of residents’ associations that can stain non-branded luxury communities over time. The lock-up-and-leave option is quite handy, as the owners may leave the property in the hands of qualified on-site professionals to maintain and care for it while they are away.

Apartments also provide the most flexible ownership economics for HNI and NRI buyers. The asset is more liquid than other comparable properties. Senior corporate expats, returning NRIs and senior Indian executives are showing more desire for branded-residence apartments than independent properties. The Four Seasons location will have a larger base of buyers – local HNI, NRI, overseas HNI and corporate – to stimulate resale. Together these qualities offer superior total returns over a 10-15 year period than other types of premium.

The envelope of architecture is flexible. The design firm Yabu Pushelberg gives high-end buyers choices in finishes, lighting plans and smart-home integration. Luxury flats are different from branded Residences in that they do not provide the complete interior design choice for penthouse configurations with Yabu Pushelberg or an approved design partner. Not merely happiness of the client, it is something that can add to resale value.

The investment thesis is supported by five structural elements. Brand premium: branded houses in India have a 20 to 40 per cent price premium over comparable non-branded luxury, and that premium has held – and in some markets expanded – through whole market cycles. Scarcity: 109 apartments on 6.5 acres, no Phase 2, Four Seasons normally gives just one branded-residence agreement per city. Operational maturity: The hotel has been operating since 2019 and apartments have been occupied since December 2022 meaning buyers are acquiring an already-operational community rather than taking on execution risk. Bridge micro-market: It is at the sweet spot between the prestige of Sadashivanagar and the appreciation trajectory of Hebbal capturing both. And listed developer transparency: Embassy Developments Ltd is listed on BSE and NSE, hence the asset is acquired through a regulated, transparent corporate counterparty.

Rental yields at class A developer properties on Bellary Road are in the range of 3.5-4 per cent per annum of property cost for semi-furnished flats and 4-4.5 per cent per annum for furnished apartments. Branded residences are commanding an additional 10-15 per cent rental premium, fueled by demand from senior corporate tenants, expat-grade fit-outs and the simplicity of operationalising branded residence leasing. This combination offers one of the highest absolute rental yields in the luxury market in Bangalore for a buyer leasing out the property.

Convergence of two cycles on the address supports capital appreciation prospect. The Hebbal multi-modal metro junction – linking the Blue Line with the Phase 3 Red Line – is among the most significant urban infrastructure projects Bangalore will see this decade, and its operational window will significantly cut travel times across the city from this spot. The enhancements to the Peripheral Ring Road add to this. The expectation for appreciation at the base scenario for the corridor is 8-12 per cent annually and 12-18 per cent during metro commissioning window. The branded-residence segment is also witnessing growing institutional and family-office buying, which supports liquidity upon departure.

You have a structural thesis but then there is also practical investment considerations. Embassy One residences are GST-paid completed inventory, removing the 12 per cent under-construction GST fee that is typical of new-launch luxury elsewhere. The hotel and facility operations are mature so the total cost of ownership economics – maintenance fees, service charges, operational quality – are known rather than forecast. The brand link and the supply-constrained nature of the branded-residence sector in Bangalore aid the resale velocity. For investment purchasers, our team can develop configuration-level Embassy One investment models covering total deployment, anticipated rental yield, predicted appreciation trajectory and exit horizon scenarios on request.

✦ Market Trends — North Bangalore Luxury

The early reception to Embassy One has been colored by the operating status of the project. The hotel has been operational since 2019 and the houses have been occupied since December 2022, so buyers’ perception is not based on marketing collateral or display flats, but rather a living community. Site visits take longer than on comparable projects, as there is really more to walk through—the operational hotel lobby, the Four Seasons restaurants Far & East, Cure8 and Copitas, the spa, the central landscape gardens, the residential lobby, the amenity floor and a sample residence.

The most consistent comments from visiting buyers are on the quality of the public spaces, the maturity of the landscape and the discernible difference that hospitality-grade staffing makes to the everyday experience of the location. Buyers familiar with worldwide hospitality recognize the Yabu Pushelberg interior design language, and the materials palette – Italian and Statuario marble, Travertine, engineered wood, Dornbracht and Kohler equipment – registers as a considerable step above conventional Bangalore luxury. People often comment on the ceiling heights, dimensions of doors and windows and joinery detailing.

Four Seasons Hotels and Resorts is one of the most trusted names in premium hospitality worldwide. The company’s branded apartments in cities such as New York, Toronto, Bangkok, Singapore, London and Mumbai have some of the greatest resale liquidity and price retention in the worldwide branded-residence industry. The operational consistency is one of the most prized features of the format, frequently cited by owners at international Four Seasons properties, where the standard of care at year ten is the same as at year one. Since opening, residents at Embassy One have been able to see this operational discipline in action first hand as they have had the opportunity to work with the on-site personnel.

We urge that potential purchasers view the site before any business discussion. The best approach to assess if the project is right for a particular household is to walk the gardens, sit in the residential lobby, see the staffing density, have a coffee at Cure8 and enter a sample residence. We don’t have fake quotes, manufactured testimonials or aggregate ratings in marketing collateral because at this price point, purchasers decide based on direct experience and we enable that, not replace it.