Embassy South Reserve price: what we know, and what to ask for

Embassy has not published an official price for Embassy South Reserve. The project was registered with Karnataka RERA in September 2026, and the developer's presentation lists sizes, floor plans and amenities but no rates. Figures quoted on property portals and videos are their estimates. The reliable way to learn the Embassy South Reserve price is a unit wise price sheet for the exact flat you want, with every charge on it.

This guide explains what will drive that price, what the sheet should contain, and how to compare it fairly with other projects in North Bengaluru.

Why is there no Embassy South Reserve price list online?

New launches in Bengaluru usually release prices in stages. The developer shares a base rate with its sales team and channel partners, then fixes the final price for each unit by floor, facing and view. Until that happens, a public "starting from" number would only be a guess. We would rather send you the real sheet than publish a number we cannot trace to Embassy.

What sizes will you be paying for?

Every price in Bengaluru is quoted on saleable area, sometimes called super built up area. It includes your share of lobbies, lift cores and the clubhouse. These are the five layouts Embassy has released so far:

Usable carpet here is the RERA carpet area plus the balconies. The full room by room dimensions are in our guide to every South Reserve floor plan.

What should the price sheet include?

A proper sheet for a Bengaluru launch has more lines than the base rate. When you receive one for South Reserve, check that it shows each of these, so nothing appears for the first time at the agreement stage:

• Base rate per sq.ft. of saleable area, multiplied out for your unit.
• Floor risethe extra charged per floor above a set level.
• View or facing premiumlikely to matter here because the towers step down towards the South Lake.
• Car parkingand how many bays come with the flat.
• Clubhouse membership and any infrastructure or development charges.
• Maintenance deposit and advance maintenance.
• GSTcharged on under construction homes.

Our hub has a longer explainer on reading a Bangalore cost sheet line by line.

The costs that sit outside the sheet

Stamp duty and registration are paid to the state, not the developer, so they are rarely on the price sheet. In Karnataka they come to about 6.6% of the property value for a flat in Bengaluru. On a home costing ₹2 Cr, that is roughly ₹13 lakh more, paid at registration.

If you are taking a home loan, remember that banks lend against the agreement value, usually up to 75% for homes above ₹75 lakh. Stamp duty, registration and the down payment come from your own funds.

How to compare South Reserve fairly

Two projects at the same rate per sq.ft. can deliver very different homes. Compare the price per sq.ft. of usable carpet, not saleable area. At South Reserve the usable carpet is about 66% to 67% of saleable area across the five released layouts. Our guide to carpet and saleable area works through the numbers for each plan.

Also compare what the price buys beyond the walls. South Reserve sits inside the 85 acre Embassy Origins township with 4,000 trees, five lakes and a rooftop walkway linking all nine towers. Those are real costs for the developer, and they show up in the rate.

Is it RERA registered?

Yes. The registration number is PRM/KA/RERA/1251/309/PR/090926/008925. Registration means a price sheet can lawfully be issued and a booking made. Our RERA and possession guide explains what to look for on the certificate.

Next step

Tell us which layout you are weighing, and whether you prefer a lower or higher floor. We send the unit wise sheet with every charge on WhatsApp, and we can compare it with any other project you are considering. You pay the developer's price either way.