Embassy ONENorth Tower

The tower offers 59 units across 30 storeys with two dwellings each floor. Each building has its own elevator lobby. One decision in the planning process influences the daily experience more than any final specification: you don’t pass a neighbour’s door to get to your own and the lift comes to your own area rather than a public landing. The sizes range from 4,149 sft for the two-bedroom duplex to 15,123.57 sft for the largest penthouse duplex in an extraordinarily wide repertory of designs for a structure of this size.

Format variety is achieved via a floor plate that does not repetitive. Duplexes are located on the top and bottom floors. The midsection is packed with simplexes. Three-bedroom layouts include a study further up and a media room beyond. The four bedroom plates (some recessed, some not) are from the third floor and again in the twenties, with the plus-study versions going to 7,571.39 sft. The apartments are designated N, D and S according to location, each location having its own orientation and deck layout. The two penthouse duplexes, together, occupy the 29th and 30th levels.

New York’s Yabu Pushelberg are responsible for the interiors and public spaces and HKS for the architecture with two acres of residential ground sculpted by Thailand’s P Landscape. The largest plates offer living capacities up to 32.75 ft. All homes are built to include a one or two staff suite with an independent staff bathroom as standard, not as an extra, and the bigger properties have a rear kitchen and servery. It is a provision which is reflective of the way homes at this level actually live, with domestic assistance and formal entertainment as the norm rather than the exception.

Completion changes the premise on which the buyer is evaluating. The grounds are getting mature, the pool is running, the courts are being used and the service platform is working daily. Instead of showing you a similar apartment on a different floor, our crew may show you the specific apartment you are interested in. This is significant since the plates are different and because many of these attributes were changed by their owners. Availability is limited, and hence tends to be the binding constraint rather than format choice.

For long, 0.6 km south of the Mekhri Circle has been the seam where ancient Bengaluru gives way to the northern airport road. The address has two directions at the same time as it is crossed by NH-44 that is Bellary Road. North to Hebbal 5 km, Manyata Embassy Business Park 8 km, Kempegowda International Airport 30 km. All on one artery, not dependent on the Outer Ring Road. Head south and UB City and the major business district are 7 km away, Vidhana Soudha and Cunningham Road are closer at 5 km.

The character isn't defined by the highway. It's the neighbours. Properties at Sadashivanagar, Armane Nagar, Dollars Colony and RMV Extension all within 1-3 km are designed bungalows that rarely change hands and usually stay within families. Institutional land permanently removes much of the remaining region from development. Indian Institute of Science is 3.5 km, Ramaiah campuses is 2.7-2.8 km, Palace Grounds is 6.5 km, Sankey Tank is 2 km and Bangalore Golf Club is 4.5 km away. That brings low churn, and low churn brings the silence.

Infrastructure, day by day, nearer than the highway position suggests. The nearest hospitals are the Ramaiah Memorial Hospital (2.7 km), Bangalore Baptist Hospital (3.5 km), Fortis on Cunningham Road (4 km) and Aster CMI (4.5 km). Sishu Griha and Cluny Convent are within 3-3.5 km, Trio World Academy (IB and IGCSE) is 6 km away, Canadian International School is 13 km away, and Stonehill is 20 km away. Mantri Square is 4.5 km away, while Orion Mall and Phoenix Mall of Asia are 7 km away. The Sampige Road metro station (Green Line) is 4.5 km away.

Mekhri Circle is a strong through-traffic circle, and the intersection is busy during peak hours. This is why the off-peak drive times listed above would tend to be longer during morning and evening rush hour. The eastern tech corridors are pretty far off. International Tech Park at Whitefield is 22 km away and takes 50 to 70 mins one trip. Bagmane Tech Park is 13 km. That’s something every eastbound commuter should really consider.

The luxury property market in Bengaluru has shifted from a niche to one of the more monitored categories in Indian real estate. The prime residential prices in Bengaluru have grown at around 9% year-on-year making it the ninth fastest rising luxury property market in the world. The city-wide estimate is around 8-12 percent per year in area under steady conditions. Average asking rates across the city are in the area of Rs 12,000-12,300 per sft with premium pockets being much more with the Sadashivanagar belt reported at about Rs 24,200 per sft.

The public who wants the top of the market is not the same public as the public of the mid segment. Senior professionals, technology executives, business families and returning non-residents and diplomatic households are driving the charge. They are much less dependent on borrowing and interest rates than mortgage dependent income buyers. Thus, the probability of downturns leading to lower transaction volumes is higher than the probability of distressed pricing, and in the past the segment has had shallower troughs and less dramatic peaks. On the supply side, developed places have little land.

A lot of money has been poured into Bengaluru’s infrastructure in the north of the city. The address is located close to NH-44, which runs along the airport corridor and the Blue Line metro extension at the Hebbal multi-modal node is 5 km away from this address. The Manyata and Karle Town Centre area has developed as one of the largest office markets in the country in terms of the employment cluster. The ultra luxury apartments in North Bangalore appeal to both end users who want to be close to the airport and investors who want to position themselves ahead of the transit delivery.

The rush of prices has narrowed the pool of customers and buying and selling at the top end of the market takes time, whatever valuation the goods are given. Marketing is more time consuming than conventional luxury. The transaction costs are considerable (Karnataka stamp duty and registration are around 7.65%) and you cannot partially dispose of the asset as you would with a financial holding. The capital invested here has to be very long term.

But it’s more than just headline value, it’s a movement of daily living, with retail and hospitality moving north to follow the money. Hebbal is 7.0 km from Phoenix Mall of Asia, Rajajinagar is 7.0 km from Orion Mall and Malleshwaram is 4.5 km from Mantri Square. Hotels are close by too, with The Lalit Ashok at 1.5 km, ITC Windsor at 2.5 km and Taj West End at 5.0 km. The institutional land is the anchor for the layout. All of Palace Grounds, Sankey Tank, the Indian Institute of Science and Bangalore Golf Club are within a small radius.

This project is registered with RERA Karnataka Registration Number: PRM/KA/RERA/1251/309/PR/171014/000619. This identical registration can be found in prior publications as PR/KN/170731/000619. One thing you should do is check the number in Karnataka RERA portal and verify the details yourself.

The majority of buyers do not know the promoter. Embassy ONE Developers Limited, Pinnacle Tower, Bellary Road is the registered entity. Many documents have the group level names so make sure the entity named on your agreement is the same entity named on the registration before signing anything. If not, then ask why not. This is regular due diligence not suspicion and a reputable seller will provide the clarification without controversy.

What counts is the RERA approval that has been received. You can see it yourself. Notice that it has the tower and the floor that houses the residence you are looking at. Read and compare the authorised plan with it and validate that the property as completed corresponds with what was approved.

Two more documents of equivalent importance are outside the jurisdiction of RERA. First, get an encumbrance certificate for the requisite period to establish that the residence is free of mortgages, levies and liens. If you are buying from an existing owner, trace the chain of title back to the developer and that seller. Second, request to view a copy of the home management agreement and schedule of service pricing as it now exists. The service platform is franchise based on a management agreement and the Four Seasons brands are franchised.

Registration also identifies the questions a buyer should be asking when making an offer. Don’t take anything for granted, ask for the occupancy certificate and verify that it covers the tower and the floor on which your flat is located. Ask for the authorised plan to be generated with it. Compare the built house with the approved house. That is important here as owners have renovated interiors over the years. If a change was made, proper approval was received from the authority and housing administration. This is not to suggest a lack of trust, it is just prudent when making a transaction of this kind and any reputable seller will provide the file without any issue.

Established in 1993, Embassy Group has developed commercial, residential, retail, hotel, industrial and education asset classes for over three decades. The India operations are in Bengaluru, Chennai, Pune, Coimbatore and Trivandrum with international presence in Serbia and Malaysia. Current group disclosure is a portfolio of 21 million sft of finished residences and a footprint across 22 locations that encompasses commercial, residential, flexible workplace and new development.

Buyers are quite knowledgeable about the business structure. Embassy Developments Limited is the listed firm listed in BSE and National Stock Exchange of India. The company was formerly known as Equinox India Developments Limited and Indiabulls Real Estate Limited. The NCLAT has approved the merger of Nam Estates Private Limited which would be effective from January 2025. After the transaction, Embassy Group will have a controlling interest of 42.65%, it is said. An independent review that any private developer may or may not publish. A listed company does publish audited accounts, disclose related party transactions and highlight key events.

The organization is more commercial than residential, and this difference is more crucial than it seems at first sight. Embassy pioneered huge integrated office parks in India and has a large commercial estate leased to multinational clients who have constant performance obligations. Operational building systems, clean common areas, operational security, contractual repercussions if not. Embassy Group is also the sponsor of India’s first and Asia Pacific’s largest REIT by area with independently evaluated and reported public assets.

The branded house is working in the depth which is depending on the precise. The owner then acquires a service platform that is assumed to last forever. He has a concierge, security, common area housekeeping, energy back-up, façade cleaning for a 30-story glass skyscraper and landscaping maintenance on two acres. Das ist kein Bauprojekt. It is a project of asset management. Bangalore Embassy Group properties have had very good resale liquidity in the high networth and non-resident buyer segment in the past We add the customary caution that group performance is indicative of capabilities, not a guarantee of any individual project outcome. Check also at project level.

The group identity expresses itself in many ways in the market. Embassy ONE by Embassy Group is proof that the developer’s involvement with this estate and customers looking for Embassy Group luxury flats Bangalore can find a portfolio ranging from townships, villa communities to branded houses. If you are seeking for Embassy luxury apartments North Bangalore or Embassy luxury flats on Bellary Road, this tower is at the top of a limited list by service and exclusivity.

This is a flat ownership market with an additional layer and understanding that additional layer is crucial to understanding the offering. You get to buy an apartment in a 30-story building with undivided shares in the common facilities. Branded apartments in Bangalore still need to catch up and it is the set-up that makes this different from a regular luxury flat where standards are the job of just the residents association and a caretaker performs them.

A flexible arrangement is not a villa or a plot and these are things that have to be considered honestly. You cannot enlarge the footprint, raise the elevation or construct further and any change inside requires clearance from both the management and the authority. But you don’t have to worry about the structural maintenance, facade repair, garden maintenance or security management associated with owning an independent house. You also don't have to worry about the risk of keeping a free standing home vacant.

A size not common in this format. The formats start from 4,149 sft, more than many villa footprints in the city and up to 15,123.57 sft for the largest penthouse duplex. It is very rare to find flats of that size with 5 BHK’s in Bangalore. Duplex concepts include internal stairs, media rooms, galleries, bars and several master closets, making the residence feel like a private palace heaped vertically, rather than an apartment. Living volumes extend to 32.75’ on the bigger plates and decks open from a number of orientations depending on location on the floor plate.

Maintenance is broken up in a manner beneficial to travelling owners. The management program ( charged on a recurrent basis ) covers structure, facade, common areas, landscape, security, power back-up and building systems. When you get inside the door, the house is yours. Minor in-unit repairs can be ordered on a consumption basis, rather than as a bundle. Unlike a free-standing home left in the hands of workers, the owner comes home after months abroad to a building that’s been cleaned, secured, cooled and maintained top to bottom. Sometimes the division of labour is the fundamental rationale for the flat format over land, particularly in the case of non-resident owners.

The condition is not manufactured, but founded on shortage. The building is 100 percent leased with 59 units and no second phase planned to increase inventory. You can’t replicate the combination of types within the tower and no competitor can give Four Seasons branded homes to this small market.

You have to look at it realistically – income and appreciation. Benchmark rental yields in this segment is 3.5-4% of property cost per annum for a partly furnished house and 4-4.5% furnished which is roughly Rs 3.5-4 L and Rs 4-4.5 L per annum for every crore of property cost. These are headline figures, excluding service charge, property tax and periodic refurbishment. Prime residential in Bengaluru grew 9% YoY with a city-wide expectation of 8-12% pa under stable conditions.

The enclosure is as vital as the counterweights. The service costs are recurring and are considerably above standard apartment maintenance as they are supporting a hotel quality platform and that should be amortised over a 10 year hold and not deemed incidental. Even if prices do not change at this level, there are fewer buyers and resale marketing cycles take longer. Peak congestion at Mekhri Circle happens every day and the eastern technology corridors are badly under-served. Embassy ONE is a very long term cash investment and is not for anyone who needs money in a few years.

✦ Market Position

A finished asset is easier to evaluate for anybody looking to buy Bangalore luxury property from overseas than a launch, considering that the residence, the grounds and the service grade may be viewed or shown by video before visiting. Goods and Services Tax is applicable for a under-construction property and stamp duty with registration is approx 7.65%.

We do not post ratings, aggregate scores or attributable testimonials and would treat any such that appear elsewhere with caution. The resident population offer fewer than 59 households, not enough for any score to be statistically significant. This is based on topics that often come up in interactions with prospective purchasers and from routinely walking the building.

The most uniformly commented upon is density. Two residences per level with private elevator lobby entry creates an experience that feels more like a private house than an apartment, and it is the single quality highlighted most often without prompting. The second is scale. Configurations from 4,149 sft upwards with staff suites typical are aimed at homes operating domestic staff and entertaining formally and buyers moving from independent houses find the adjustment less compromising than they had expected. The third is estate integration, the opportunity to access hotel dining and facilities without leaving the gate.

We would rather you hear the criticism than find it out later. The criticism is grouped in two areas. The first ones are recurring service fees. They pay for the platform that generates the service quality tenants appreciate, but they are operated way beyond standard apartment upkeep and sometimes buyers aren't ready for the number. The second is traffic near Mekhri Circle, especially for those commuting east across the city, where drive times can really bad at peak hours.

Our personal view of an Embassy ONE evaluation is that an Embassy ONE structure, once finished, renders outside views more or less irrelevant. You will be able to tour the property, inspect the common spaces and lift lobbies, check out the facade and landscape condition, observe the concierge work and verify if the pool and courts are truly maintained. The quality of build and administration can not be exposed in fresh show units like ageing. So pop in and see for yourself, at the time you'd normally be at home and develop your own opinions, rather than taking ours.

There are two practical questions that prospective buyers ask most often, and both have easy answers. Residents confirm what the math indicates regarding availability. Houses do not regularly come up for sale and you might not be able to buy a certain style on a certain floor band when you want it. In any event, our advice is still the same. Come here, go through the grounds, enjoy the estate, and see the condition of the structure for yourself.