Embassy Sky Terraces Hebbal Bengaluru

About Embassy Sky Terraces Hebbal Bengaluru

Embassy Sky Terraces — initially circulated as Embassy Astra — is the much-talked-about pre-launch by Embassy Group on Bellary Road, Hebbal. Positioned as the spiritual sequel to the iconic Embassy Lake Terraces sitting right next door, the project is spread across 10.5 acres with 620 residences across 4 high-rise towers, each rising 23 floors with 2 basements + Ground + 23 levels . A density of just 58 apartments per acre means genuinely low-density high-rise living , a rarity in this stretch of North Bengaluru. Approximately 65% open spaces with a 4+ acre recreation zone separates it from the dense glass-and-concrete towers mushrooming along the ORR.

Key Highlights

• 10.5-acre low-density layout — only 58 units per acre, exceptionally rare for a Hebbal high-rise
• 4 towers, G+23 floors with 2 basement levels — 620 residences across 4 high-rise towers
• Large-format units only — 2,050 to 3,000 sq.ft, priced from ₹3.95 Cr onwards
• Three configurations: 3 BHK + SR, 3 BHK + Study + SR, and 4 BHK + SR
• 27+ amenities anchored by a 32,000 sq.ft clubhouse
• ~1,740 car parking bays across 2 basements — generous for a 620-unit project
• Adjacent to Embassy Lake Terraces, leveraging the existing community ecosystem
• Targeted completion December 2030 per developer-side communication

Location Advantages

The site address is Presidency College back side, 33/2C & 2D, Kempapura Main Road, Hebbal Kempapura, Bengaluru 560024 — quite literally behind Esteem Mall and adjacent to the Embassy Lake Terraces township. Bellary Road (NH 44) gives a clean run to Kempegowda International Airport in roughly 35 minutes off-peak, while Manyata Tech Park sits 5–6 km away. Hebbal Junction, however, is one of Bengaluru's most notoriously congested choke points — peak-hour traffic toward Mekhri Circle and ORR is a real concern, especially during monsoons when waterlogging at Hebbal underpass has been a recurring pain point. The upcoming Blue Line metro to KIA will eventually ease this, but completion timelines remain uncertain. Buyers should also note that ongoing flyover and metro construction means dust and noise for the next few years.

What's Nearby — Schools, Hospitals, Malls

Amenities

Based on developer-side communication and broker materials, the project will include 27+ amenities centred around a 32,000 sq.ft clubhouse, landscaped gardens, gymnasium, swimming pool, indoor recreation rooms, multiple sports courts, children's play areas, party hall, and a health club with 24/7 security .

• Fitness & Sports: Fully-equipped gymnasium, indoor squash and badminton courts, tennis and basketball courts , jogging track
• Water: Resort-style outdoor swimming pool, kids' splash pool, rainwater harvesting
• Wellness: Steam, sauna, spa zones
• Social: Banquet/party hall, multipurpose lawn, café/lounge zones inside the clubhouse
• Kids: Dedicated play areas, crèche, learning corners
• Security: Three-tier security, CCTV, intercom, smart access control

Price & Configuration

Pricing below is indicative, sourced from channel-partner materials circulating in the pre-launch market. Final RERA-stage pricing will be confirmed at launch.

Booking terms: Buyers can reserve a unit by paying just 10% of the apartment value as Expression of Interest (EOI), with the balance through a construction-linked plan . Carpet area figures will be published only at RERA filing — quoted areas above are SBU. Charges for floor rise, club membership, parking, GST, registration and statutory levies are over and above.

Investment Analysis

• Pricing benchmark: At ~₹19,000–20,500/sq.ft., Embassy Sky Terraces sits roughly 15–20% above the Hebbal premium average of ₹16,000–17,500/sq.ft. — the Embassy brand premium is real and priced in.
• Resale comparator: At adjacent Embassy Lake Terraces, a 3 BHK is available at a starting price of Rs. 4.9 Cr while a 4 BHK is offered at Rs. 6.16 Cr on resale — strong proof of brand value retention.
• Appreciation: Hebbal has clocked 8–11% YoY price growth over the past 3 years; the airport metro and Phoenix Mall of Asia have meaningfully accelerated demand.
• Rental yield: Expect 2.8–3.4% gross on 3 BHK once leased — Hebbal commands ₹85K–₹1.4L/month rent for 3 BHK luxury inventory thanks to Manyata Tech Park, Kirloskar Tech Park, and Karle SEZ feeding senior professionals, expats, and CXO-level executives .
• Competing projects: Karle Zenith (~₹16,500/sq.ft.), L&T Raintree Boulevard (~₹14,500/sq.ft.), Brigade Komarla Heights — all priced below Sky Terraces but smaller in scale and amenity envelope.
• Holding horizon: Realistically a 6–8 year play given 2030 possession; not for short-term flippers.

Pros and Cons

Pros:

• Embassy brand pedigree — Lake Terraces' resale strength is the best validation
• True low-density format (58 units/acre) in a high-density micro-market
• Walking distance to Manipal Hospital, Esteem Mall, Hyatt Centric, top schools
• Large-format 2,050–3,000 sq.ft. units when most peers are shrinking layouts
• Adjacent metro line (Blue Line to KIA) under construction — long-term connectivity upside

Cons:

• No RERA registration yet — buying at EOI stage carries higher risk than a RERA-launched project
• Steep entry ticket — ₹3.95 Cr+ excludes most upper-mid-income buyers; pricing 15–20% above area average
• Long wait — possession only by Dec 2030 means 5+ years of construction risk and capital lock-in
• Hebbal Junction traffic remains a daily reality; underpass flooding during heavy monsoons is a known issue
• Final layouts, specifications and amenities may shift between pre-launch and RERA filing

Who Should Buy This

Ideal for: HNI end-users wanting a large-format luxury home in North Bengaluru; NRIs/CXO-level professionals working out of Manyata, Karle, or Kirloskar parks; long-horizon investors comfortable with 5+ year holds and Embassy's brand premium.

Not ideal for: First-time buyers stretching budgets, anyone needing possession within 2–3 years, or buyers uncomfortable with pre-RERA bookings. If you want assured RERA protection from day one, wait for the official launch.

FAQ — Frequently Asked Questions

Q: Is Embassy Sky Terraces Hebbal Bengaluru RERA registered?

A: Not yet. The project is currently in pre-launch stage — RERA registration with K-RERA is expected before the official launch. Until then, bookings are on EOI basis only.

Q: What is the possession date for Embassy Sky Terraces?

A: Completion is scheduled for December 2030 per developer communication. The exact RERA-committed date will be confirmed at registration.

Q: What is the price range at Embassy Sky Terraces?

A: Indicative pricing starts at ₹3.95 Cr for 2,050 sq.ft. 3 BHKs and goes up to about ₹5.70 Cr for 3,000 sq.ft. 4 BHKs , working out to roughly ₹19,000–20,500 per sq.ft.

Q: How does the EOI / pre-launch booking work?

A: A 10% Expression of Interest (EOI) reserves the unit, with the balance payable through a construction-linked plan . EOI is typically refundable until RERA filing — verify the exact terms in writing before paying.

Q: Is Embassy Group a reliable builder?

A: Yes. Founded in 1993, Embassy Group is among India's major real estate conglomerates with a portfolio spanning over 85 million sq. ft. across commercial, residential, retail, hospitality, services, and educational spaces in Delhi NCR, Bengaluru, Chennai, Pune, Mumbai, Noida, and Trivandrum . Embassy Lake Terraces — the adjacent project — is delivered and trading at strong resale premiums.

Q: What is the nearest metro station to Embassy Sky Terraces?

A: The nearest operational metro station is Nagawara metro station, around 3.46 km away . The upcoming Blue Line (Silk Board–KIA) will have a Hebbal station much closer once operational.

Q: Is Embassy Sky Terraces good for investment?

A: Yes for long-horizon investors. The combination of brand, location, scarcity of large-format units, and proximity to Manyata/Karle SEZ makes it strong on rental and resale demand — but the 5+ year construction window means capital is locked in.

Q: What configurations are available?

A: 3 BHK + Servant Room (2,050–2,100 sq.ft.), 3 BHK + Study + Servant Room (2,450–2,500 sq.ft.), and 4 BHK + Servant Room (2,950–3,000 sq.ft.).

Q: Why was the project earlier called Embassy Astra?

A: Embassy Astra was the working/internal name during the pre-launch phase. It has since been renamed to Embassy Sky Terraces , positioning it explicitly as a sequel to Embassy Lake Terraces next door.