Embassy Riverine files three villa configurations across 217 homes. This page sets out each of them as filed, explains why the numbers here will not match a brochure, and is explicit about the one thing the filing does not contain - individual plot sizes.
⚠️ The villa plans on this page are indicative, and no plot drawing is published at all. The K-RERA record is a schedule of areas and counts, not a set of drawings. Each configuration is drawn at the carpet area actually filed for it, across the two floors the record specifies: the area and the floor count are filed, the arrangement of rooms inside them is not. No plot boundary is drawn anywhere on this site, and that one is not an editorial choice - the record files no plot dimensions at all, so there is nothing to draw one from. See the section below. These plans will be replaced with the developer's own as soon as those are released.
The thing to understand before reading any number
Karnataka RERA files carpet area. Brochures publish super built-up area. They are different numbers and they are not interchangeable.
Carpet area is the usable floor area inside the walls of the home. Super built-up - sometimes called saleable area - adds a proportional share of common areas and is typically the figure a price is quoted against. On villa products the carpet figure commonly runs at roughly 65 to 70 per cent of super built-up.
No super built-up or saleable area for Embassy Riverine appears in any source used on this site. Every square-foot figure below is a conversion of the filed carpet figure at 10.7639 sq ft per square metre.
The full villa schedule as filed
| Configuration | Villas | Share | Carpet sq.m per villa | Carpet sq ft per villa | Total carpet sq.m |
|---|---|---|---|---|---|
| 4 BHK | 48 | 22.1% | 262.81 | 2,829 | 12,615 |
| 4.5 BHK | 137 | 63.1% | 335.83 | 3,615 | 46,009 |
| 5 BHK | 32 | 14.7% | 426.16 | 4,587 | 13,637 |
| Total | 217 | 100% | 72,261 |
Villas multiplied by per-villa carpet reproduces each row's total exactly, and the rows sum to the filed 72,261 sq.m. That is a clean filing.
🔴 What is NOT filed: plot sizes
The K-RERA record for this project contains no individual plot dimensions and no per-villa land parcel. It gives carpet area per villa and nothing about the land each villa sits on.
This matters, because on a villa product the plot is often what a buyer is really evaluating. What we can tell you is the gross arithmetic: 50.81 acres across 217 villas is 0.234 acres per villa gross, which is roughly 10,190 sq ft. That is a gross figure and it is not a plot size - it includes every road, park, setback, clubhouse and service area on the estate, divided across the villas. The actual private plot will be substantially smaller.
Ask for the plot dimensions in writing, and ask to see them on the approved plan. Anyone quoting you a plot size for this project is not sourcing it from the registration record.
What the indicative plans show
Each configuration below is drawn to the carpet area in the table above, spread over the two floors the filing specifies, with no basement, no stilt and no garage - all three are filed as zero. The room composition is a typical arrangement for a villa of that size; it is our reading, not a filed fact.
The room dimensions printed on the drawings are indicative too, as is any per-floor split. K-RERA files one carpet figure per configuration and nothing below it - no floor-by-floor breakdown and no room dimension. Add the labelled rooms up and the total falls well short of the filed carpet figure. That is expected - carpet area also takes in the foyer, the passages and the internal walls, and none of those is ever given a dimension on a drawing. Treat the labels as proportion, not measurement, and do not size furniture from them.
| Configuration | Filed carpet | Indicative composition across two floors |
|---|---|---|
| 4 BHK | 2,829 sq ft | Four bedrooms with attached bathrooms, living and dining, kitchen with utility, powder room, upper-floor family lounge |
| 4.5 BHK | 3,615 sq ft | As the 4 BHK plus the half - a smaller room, typically a study or guest room, with its own bathroom |
| 5 BHK | 4,587 sq ft | Five bedrooms with attached bathrooms, a larger family lounge, and scope for a multipurpose room |
The half in 4.5 BHK is not defined by the filing. It is filed as a configuration name and a carpet total, nothing more, and across the market that half has meant a study, a guest room, a staff room and a home office on different projects. Ask which one it is here, in writing. This is also the configuration that matters most: at 137 of 217 villas it is 63.1 per cent of the project.
What kind of project this is
It is a 4.5 BHK project. 137 of 217 villas - 63 per cent - are the single middle configuration. The 4 BHK is 48 villas and the 5 BHK is 32.
There is nothing below 4 BHK anywhere on the 50.81 acres. The smallest villa filed is 262.81 sq.m carpet, roughly 2,829 sq ft. There is no compact tier, no 3 BHK, and no smaller product mixed into the clusters.
That uniformity is a genuine characteristic of the scheme and worth weighing either way. It means you will not be sharing the estate with homes half the size of yours. It also means the buyer pool is narrow and the project has no entry tier.
The size ladder
Unlike the apartment tranche next door - where the filed 1 BHK + Study is oddly larger than the 2 BHK - the villa schedule here is monotonic and behaves exactly as it should:
| Configuration | Carpet sq.m | Step up from previous |
|---|---|---|
| 4 BHK | 262.81 | - |
| 4.5 BHK | 335.83 | +73.02 sq.m, +27.8% |
| 5 BHK | 426.16 | +90.33 sq.m, +26.9% |
Two steps of almost identical proportion - 27.8 per cent and 26.9 per cent. A schedule that steps evenly is a schedule that was designed as a range rather than assembled from leftovers.
Each configuration is filed at a single carpet size, with no range at all. 137 villas of the 4.5 BHK, one size. That is a highly standardised product.
Carpet areas in context
| Configuration | Carpet sq ft | What that means |
|---|---|---|
| 4 BHK | 2,829 | Large four-bedroom, no compact variant |
| 4.5 BHK | 3,615 | The core product, 63 per cent of the scheme |
| 5 BHK | 4,587 | The largest villa filed |
Even in carpet terms these are substantial homes. A 4,587 sq ft carpet villa is large by any measure, and because carpet excludes common-area loading, the saleable figures quoted against these will be materially higher.
Construction as filed
| Item | As filed |
|---|---|
| Floors per villa | 2 |
| Basements | 0 |
| Stilts | 0 |
| Height | 14.95 m |
| Plinth area, all villas | 51,205 sq.m |
| Built-up area, all villas | 104,070 sq.m |
No basements and no stilts is a meaningful specification on a villa product. It means no below-ground level to any villa, and it is corroborated internally: covered area and plinth area are both filed at exactly 51,205 sq.m, which is what you get when nothing extends below the footprint. Built-up at 104,070 sq.m is 2.03 times the footprint - two floors, as filed.
If you are expecting a basement level, this filing says there is none.
Which cluster, and which villa
The filing records 25 clusters and does not map configurations to them. It does not say which cluster holds the 5 BHK villas, how many villas are in any individual cluster, or how the clusters are arranged.
The 8.7 villas-per-cluster average on this site is our own division of 217 by 25. It is not a filed figure and actual clusters will vary.
Parking
1,047 bays across 217 villas is 4.82 per villa - 635 covered and 412 open, with garage filed as zero. For a two-floor villa with no basement, that implies ground-level covered parking rather than enclosed garages.
The filing does not allocate bays by configuration.
Specifications and finishes
Not filed, and therefore not published here. The K-RERA record covers areas, counts, approvals and the amenity schedule. It does not cover ceiling heights, flooring, fittings, kitchen specification, external finishes or landscaping of private plots.
Whatever is being said about those for these villas is coming from marketing, not from the register. It may well be accurate; there is simply nothing in the filed record for this site to check it against.
What to ask for
- The plot dimensions for the specific villa, in writing and on the approved plan.
- The super built-up or saleable area, and the loading factor against the filed carpet area above.
- Which cluster the villa sits in, and what is planned around it.
- The villa plan for the configuration.
- Parking allocation for that villa specifically.
- What is planned on the remaining 19.89 acres of the estate.
Enquire About an Embassy Riverine Villa
Every area on this page is carpet area as filed, and no super built-up figure for this project exists in any source used here. Ask for the loading factor and the plot dimensions in writing.
Talk to a Sales ConsultantFrequently Asked Questions
Floor Plans - Embassy Riverine FAQs
Filed carpet areas are 262.81 sq.m for the 4 BHK (roughly 2,829 sq ft), 335.83 sq.m for the 4.5 BHK (roughly 3,615 sq ft) and 426.16 sq.m for the 5 BHK (roughly 4,587 sq ft). These are carpet areas, not saleable areas. On villa products carpet commonly runs at roughly 65 to 70 per cent of super built-up, so the saleable figures quoted to you will be materially higher.
Not filed, and this is the biggest gap in the record. The K-RERA record gives carpet area per villa and contains no plot dimensions and no per-villa land parcel at all. This is the biggest information gap on the project, because on a villa purchase the plot is often the larger part of the value. The gross arithmetic - 50.81 acres across 217 villas, or 0.234 acres each - is not a plot size; it includes every road, park, setback and common facility divided across the villas. Ask for the plot dimensions in writing and marked on the approved plan.
Three: 4 BHK, 4.5 BHK and 5 BHK. The project is dominated by one - 137 of 217 villas, or 63 per cent, are the 4.5 BHK. There is nothing smaller than 4 BHK anywhere on the 50.81 acres.
217, arranged in 25 clusters across 50.81 acres. Each villa is two floors, with no basements and no stilts, at a filed height of 14.95 m.
Garage is filed as zero. The project files 635 covered and 412 open parking bays - 1,047 in total, or 4.82 per villa - but no garages, and no basements or stilts anywhere in the scheme. That implies covered parking at ground level rather than enclosed garages. If you expect a garage, the filing does not describe one.