Embassy Biome Price
Embassy Biome is in pre-launch / EOI, with apartment Privilege Voucher pricing from ₹1.81 Cr (2 BHK, 1,330 sq ft) at a consistent ~₹13,600/sq ft. No villa price is published on this page: Embassy has issued no villa cost sheet, and the indicative villa figure carried here previously sat below every other source available to us, so it has been withdrawn rather than restated. This page works through the full cost picture — the apartment rate card and statutory cost stack, what is and is not known about villa cost, the EOI / Privilege Voucher mechanism, EMI guidance, and the investment case against the Devanahalli corridor. Embassy Millennium is useful for the affordability lens because the real decision usually comes down to all-in cost, payment schedule, floor preference, and how much contingency the buyer keeps aside.
Apartment rate card (Privilege Voucher pricing)
| Configuration | Super built-up | Starting price | ~Rate/sq ft | EOI |
|---|---|---|---|---|
| 2 BHK | 1,330–1,333 sq ft | ₹1.81 Cr onwards | ~₹13,609 | ₹3 Lakh |
| 2.5 BHK | 1,598 sq ft | ₹2.16 Cr onwards | ~₹13,517 | ₹3 Lakh |
| 3 BHK | 1,896–1,923 sq ft | ₹2.61 Cr onwards | ~₹13,766 | ₹5 Lakh |
The rate card is clean and consistent at ~₹13,600/sq ft across configurations. These are Privilege Voucher (pre-launch) prices, available to EOI holders ahead of the formal launch. Stamp duty, registration, GST, and statutory deposits are additional (detailed below).
Market context - Devanahalli apartment pricing
The Devanahalli / airport corridor apartment market in 2025–26 sits across a wide band, with branded premium launches defining the top:
| Project / segment | Indicative rate (₹/sq ft) |
|---|---|
| Devanahalli corridor average (2026) | ~₹9,150 |
| Devanahalli broad / older stock | ~₹6,300 |
| Godrej MSR City (entry) | ~₹11,000 |
| Godrej MSR City Phase 1 | ~₹12,500 |
| Birla Trimaya (premium phases, Q4 2025) | ₹13,150 – ₹13,250 |
| Embassy Biome (apartments) | ~₹13,600 |
Embassy Biome's ~₹13,600/sq ft places it at the top of the corridor's apartment band, just above Birla Trimaya's premium phases. The premium over the ~₹9,150 corridor average is justified by the township scale, the ~115-acre on-plan commercial demand engine, the 10-foot ceilings, the IGBC-Gold green programme, the Stonehill catchment, and the Embassy brand floor. Critically, the corridor as a whole remains 37–50% cheaper than Whitefield and Hebbal while appreciating 10–15% annually. For the closer-in contrast, Concorde Sienna's price breakdown shows how an established Hennur Road address structures the same premium calculus.
Apartment cost stack - what to budget
The Privilege Voucher price is the base consideration. The full move-in cost adds statutory and ancillary charges. Indicative additions on the 3 BHK (₹2.61 Cr base) as an example:
| Component | Indicative basis | Indicative amount (3 BHK) |
|---|---|---|
| Base consideration (Privilege Voucher) | ~₹13,766/sq ft × 1,896 | ₹2.61 Cr |
| GST | 5% on under-construction | ~₹12.75 L |
| Stamp duty (Karnataka) | 5% of sale-deed value | ~₹12.75 L |
| Registration | 1% of sale-deed value | ~₹2.61 L |
| Floor-rise / view / corner premiums | As applicable, per unit | Variable |
| Parking / clubhouse / corpus / legal | Per cost sheet at launch | Variable |
| Infrastructure deposits | Per township norms | Variable |
| Interior fit-out (post-handover) | ₹10–25 L for a 3 BHK | Variable |
As a planning rule, budget roughly ₹25–35 lakh above the base on the 3 BHK for GST, stamp duty, registration, deposits, and basic furnishing to reach a realistic move-in cost. The exact cost sheet is finalised at the formal launch.
Villa cost (Riparian Enclave) - what is and is not published
Embassy has issued no villa cost sheet, and this page publishes no villa price. Until 2026 this page carried an indicative villa figure built from North-Bengaluru comparables. That figure sat below every other source available to us — including Embassy's own investor disclosure for the villa component — so it has been withdrawn rather than restated at a new level. Publishing a number we cannot stand behind is worse than publishing none.
What we can say about direction, and only direction: Embassy Developments Limited's disclosed saleable area and gross development value for the villa component imply an average villa ticket substantially above anything this page previously showed. That is an inference drawn from a corporate disclosure, not a price, not a rate card, and not an entry-level figure — so no rupee number is published on the strength of it. Villa pricing is expected at the villa launch.
Villa sizes. The client intake sheet of 24 August 2026 lists three villa configurations. These sizes come from that sheet alone — they are not developer-published and they appear on no filing. The sheet does not state whether the areas are built-up, super built-up or plot, so they are not comparable with any other project's figures until the basis is confirmed.
| Configuration | Size band (client intake sheet, 24 Aug 2026) | Price |
|---|---|---|
| 4 BHK Villa | 4,185–4,500 sq ft | Not published |
| 4.5 BHK Villa | 5,200–5,300 sq ft | Not published |
| 5 BHK Villa | 6,500–6,820 sq ft | Not published |
Plot sizes, the final configuration mix and the villa cost sheet are all released at villa launch; buyers registering interest now are positioned first for villa-launch allocations. Ask the sales team for the cost sheet in writing when it is issued, and check the stated area basis on it before comparing the villas with anything else on the corridor.
EOI, Privilege Voucher and payment plan
Embassy Biome's pre-launch is structured around an Expression of Interest (EOI) that grants Privilege Voucher pricing — the pre-launch rate, ahead of the formal launch.
| Configuration | EOI amount |
|---|---|
| 2 BHK | ₹3 Lakh |
| 2.5 BHK | ₹3 Lakh |
| 3 BHK | ₹5 Lakh |
The EOI secures a buyer's place in the pre-launch allocation and locks the Privilege Voucher rate. EOI amounts are typically adjustable against the booking on conversion, and refundable per the EOI terms if the buyer does not proceed — confirm the exact refund and adjustment terms in writing with the sales team. For villa buyers, registering interest now positions for villa-launch pricing and allocation.
As a pre-launch project, the detailed payment plan (down-payment, construction-linked milestones, or any subvention scheme) is confirmed at the formal launch. Premium Bengaluru launches typically offer a construction-linked payment plan (CLP) that spreads the outflow across the build period and aligns with home-loan disbursement, sometimes alongside a down-payment-discount option. Request the full payment schedule at the EOI-to-booking conversion stage.
Home loan EMI guidance
Indicative EMIs at 2026 home-loan rates (8.5%–9.0% per annum, 20-year tenure), for planning across the apartment price points. No villa row is shown, because no villa price is published:
| Loan amount | EMI @ 8.5% | EMI @ 9.0% |
|---|---|---|
| ₹1.45 Cr (≈80% of 2 BHK) | ₹1,25,900 | ₹1,30,300 |
| ₹1.7 Cr (≈80% of 2.5 BHK) | ₹1,47,600 | ₹1,52,700 |
| ₹2.1 Cr (≈80% of 3 BHK) | ₹1,82,300 | ₹1,88,700 |
A buyer financing the 3 BHK with a ₹2.1 Cr loan should plan for an EMI in the ₹1.82–1.89 lakh range, requiring a combined household income broadly in the ₹5–6 lakh-per-month band under standard bank affordability ratios. Villa buyers cannot plan an EMI from this page: with no villa cost sheet issued, there is no consideration to lend against and any villa EMI we printed would be a guess. Banks generally fund up to ~80% of consideration (excl. GST), aligned to the construction schedule.
Investment analysis - apartments and villas
Apartments. The apartment investment case rests on the corridor catalysts plus the township's own demand engine. Devanahalli apartment prices have compounded at 10–15% annually, off a base still 37–50% below Whitefield and Hebbal. The forward base case assumes continued mid-teens appreciation as the Metro Blue Line airport extension commissions, the STRR/PRR complete, and the ~115-acre on-plan commercial district absorbs office tenancy. The on-plan commercial district is the apartment investor's structural edge: it creates a captive, same-township rental market of professionals working where they live, supplementing the Stonehill-catchment family rental demand and the airport-ecosystem rental base.
Villas. The villa case is scarcity-led rather than yield-led. Genuinely low-density (~4.4/acre) ultra-luxury villa addresses with an integrated commercial-and-school ecosystem are very rare in North Bengaluru. The Riparian Enclave's 218 villas are a finite, premium inventory; scarcity plus the Embassy brand plus a maturing corridor is the classic setup for villa capital preservation and appreciation. Villa buyers are typically end-users or UHNW buyers for whom the home is a lifestyle and prestige asset; as a North-Bengaluru peer to Embassy Boulevard, the Riparian villas sit in the segment that has historically held value best through cycles.
| Asset class | Indicative 5-year outlook | Liquidity | Notes |
|---|---|---|---|
| Embassy Biome apartments | Mid-teens appreciation + corridor rental | Low–moderate | Township + commercial demand engine |
| Embassy Biome villas | Scarcity-led appreciation + use-value | Low | Finite ultra-luxury inventory |
| Devanahalli corridor average apt | 10–15% appreciation | Moderate | Lower entry, less differentiation |
| Bengaluru REITs (incl. Embassy REIT) | 9–12% total return | High | Liquid, no use-value |
| Listed equity | 11–14% | High | No use-value, higher volatility |
| Fixed deposits | 7–7.5% pre-tax | Medium | Taxed at slab |
Embassy Biome is not a pure-yield play — it is a hybrid of appreciation, rental (apartments) or scarcity (villas), and the use-value of an Embassy-grade home in a township with a built-in employment district and school catchment. The full editorial read is on the reviews page.
Statutory charges, exclusions and booking
Payable separately from the base consideration: GST (5% on under-construction property, subject to prevailing rate); stamp duty (5% of the sale-deed value in Karnataka); registration (1% of the sale-deed value); infrastructure / utility deposits (per township norms); floor-rise, view, and corner premiums (as applicable per unit); TDS (1% under Section 194-IA on each installment for transactions above ₹50 lakh); and interior fit-out (post-handover, buyer's account).
To participate in the pre-launch: place the EOI (₹3 L for 2 / 2.5 BHK, ₹5 L for 3 BHK; villa interest registration for villa-launch allocation) to secure Privilege Voucher pricing; convert the EOI to a booking on formal launch, per the launch payment plan; execute the sale agreement and proceed on the construction-linked schedule; and verify the RERA registration (once issued) on the K-RERA portal before committing. Reach out via the contact page for the latest rate card, the villa-launch timeline, the detailed cost sheet, and EOI / Privilege Voucher terms.
Want a personalised cost sheet?
Our team can prepare a worked cost sheet for your preferred apartment configuration, share the villa-launch information, and walk you through the EOI / Privilege Voucher terms.
Talk to a Sales ConsultantFrequently Asked Questions
Embassy Biome Pricing - Frequently Asked Questions
Privilege Voucher (pre-launch) pricing: 2 BHK (1,330 sq ft) from ₹1.81 Cr, 2.5 BHK (1,598 sq ft) from ₹2.16 Cr, and 3 BHK (1,896 sq ft) from ₹2.61 Cr — a consistent ~₹13,600/sq ft. Stamp duty, registration, GST and deposits are additional.
At ~₹13,600/sq ft the apartments sit at the top of the Devanahalli band, just above Birla Trimaya's premium phases and above the ~₹9,150 corridor average — justified by the township scale, the on-plan commercial engine, the 10-ft ceilings, IGBC Gold, the Stonehill catchment and the Embassy brand. The corridor remains 37–50% below Whitefield and Hebbal.
Embassy has issued no villa cost sheet, and this site publishes no villa price. An indicative villa figure shown here previously sat below every other source available to us, so it has been withdrawn rather than restated. Villa pricing is expected at the villa launch. On sizes, the client intake sheet of 24 August 2026 lists a 4 BHK villa at 4,185–4,500 sq ft, a 4.5 BHK villa at 5,200–5,300 sq ft and a 5 BHK villa at 6,500–6,820 sq ft; the sheet does not state whether those areas are built-up, super built-up or plot.
GST (5% on under-construction), stamp duty (5% in Karnataka), registration (1%), infrastructure/utility deposits, any floor-rise/view premiums, TDS (1% under Section 194-IA), and post-handover interior fit-out. As a rule, budget roughly ₹25–35 lakh above the 3 BHK base for statutory charges and basic furnishing.
The Expression of Interest amount is ₹3 Lakh for the 2 BHK and 2.5 BHK and ₹5 Lakh for the 3 BHK. The EOI secures Privilege Voucher (pre-launch) pricing ahead of the formal launch and is typically adjustable against the booking on conversion — confirm refund and adjustment terms in writing. Villa interest registration positions buyers first for villa-launch allocation.
Yes — banks typically fund up to ~80% of consideration (excl. GST), aligned to the construction schedule. Indicative EMIs at 8.5%–9.0% over 20 years: ~₹1.82–1.89 lakh on a ₹2.1 Cr loan (≈80% of the 3 BHK), requiring a combined household income broadly in the ₹5–6 lakh-per-month band. No villa EMI can be illustrated, because no villa price is published on this site.