Embassy Riverine price: what ₹14.10 Cr to ₹19.87 Cr buys

The Embassy Riverine price runs from ₹14.10 Cr to ₹14.97 Cr for a 4 BHK villa and from ₹17.43 Cr to ₹19.87 Cr for a 4.5 BHK villa. Those are the ranges on Embassy's own price sheet for the villa half of Embassy Origins at Tarahunase, north of Yelahanka. The sheet is short, and what it leaves out matters as much as what it shows.

This guide sets out the printed numbers, what they work out to per sq.ft., and the questions to ask before you treat any figure as final.

What does Embassy's price sheet say?

The sheet lists two home types, a size for each and a price range for each. Every number on it carries an asterisk, which points to a promotional disclaimer.

Embassy's press release for the launch also mentions 5 BHK homes. Our files show only the two types above, so ask us whether any 5 BHK villas are offered. The two layouts are compared in our guide to the Riverine 4 BHK and 4.5 BHK villas.

What is the Embassy Riverine price per sq.ft.?

Divide the entry price by the entry size and both home types land in the same place. The smallest 4 BHK works out to about ₹33,170 a sq.ft., and the smallest 4.5 BHK to about ₹33,105 a sq.ft. Call it roughly ₹33,000 a sq.ft. at entry.

That figure only holds for the entry homes. Because the sizes are printed as "onwards", we cannot work out the rate at the top of each range. A higher price may reflect a larger home, a better position, or both.

The rate also depends on what the 4,251 and 5,265 sq.ft. measure. The sheet does not say whether these are saleable, built up, carpet or plot areas. A rate per sq.ft. of carpet area would be much higher than a rate per sq.ft. of saleable area. Until Embassy confirms the basis, treat ₹33,000 as a rough guide, not a number to compare with other projects.

What the price sheet does not tell you

A full cost sheet for a Bengaluru launch has many more lines. The Riverine sheet has none of them. Before you compare it with anything, ask for a unit wise sheet that answers these:

• The date. The sheet is undated. Launch prices in Bengaluru often move after the first release, so confirm the sheet is current.
• GST. Whether the range includes GST on an under construction home.
• Car parking. How many covered bays come with each villa, and whether they are charged separately.
• Clubhouse and infrastructure charges. Many projects charge for these on top of the base price.
• Deposits and advance maintenance. These are often collected at handover.
• Area basis. Which area the price is charged on, and the carpet area of your villa.

Our hub has a line by line guide to reading a Bangalore cost sheet that covers each of these charges.

The costs that sit outside the sheet

Stamp duty and registration are paid to the state at registration, not to the developer. In Bengaluru they come to about 6.6% of the property value. On a ₹14.10 Cr villa that is roughly ₹93 lakh. At the top of the 4.5 BHK range, ₹19.87 Cr, it is roughly ₹1.31 Cr.

If you plan a home loan, banks usually lend up to 75% of the value for homes above ₹75 lakh. The other 25%, plus stamp duty and registration, comes from your own funds. On a villa at this price, that is a large cash outlay, so plan it before you book.

What does the price buy beyond the walls?

Riverine is one of two parts of Embassy Origins, a township of about 85 acres. Embassy says it will hold 217 villas, a villa clubhouse, a central lake, more than 4,000 trees and about 5.37 crore litres of water storage. A riparian corridor of about 41 acres follows the natural slope and links five lakes. Those are real costs for the developer, and they are part of what the rate pays for. Our honest review of Embassy Riverine weighs them against the gaps.

Is it RERA registered?

Yes. Embassy Riverine is registered as PRM/KA/RERA/1251/309/PR/090926/008924. That means a price sheet can lawfully be issued and a booking made. Our Riverine RERA guide shows how to check the number and what to read on the certificate.

Next step

Tell us which home type you are weighing. We will ask Embassy for a current, unit wise sheet that states the area basis and every charge, and send it to you with the questions above answered in writing.