Embassy Riverine is a 217-villa project on 50.81 acres at Tharahunse Village, Jala Hobli, in Bengaluru North Taluk. It was launched on 1 September 2026 and registered with Karnataka RERA on 9 September 2026. Its certified completion date is 30 September 2032. Embassy Millennium is useful inside the same embassy-group Bengaluru set because buyers still need to separate developer familiarity from address, layout, and payment-plan fit.
The estate, and why four names attach to one parcel
| Name | What it actually refers to |
|---|---|
| Embassy Origins | The registered parent layout on Sy. No. 223/1(P). It appears on both K-RERA certificates as part of the project address |
| Embassy Riverine | This project - the 217-villa tranche on 50.81 acres |
| Embassy South Reserve | The sibling project - 855 apartments on 14.78 acres, registered the same day |
| Embassy Knowledge Park / Embassy Biome | Marketing names applied to the wider estate |
You may also encounter "Riparian Enclave" used for this villa parcel. That is a marketing name, not a filed one. The name on the registration certificate is Embassy Riverine.
The two registered projects, side by side
| Filed detail | Embassy Riverine | Embassy South Reserve |
|---|---|---|
| Product | 217 villas in 25 clusters | 855 apartments in 9 towers |
| Land | 50.81 acres | 14.78 acres |
| Floors | 2 per villa | 7 to 19, tower-wise |
| Basements | None | 1 to 2 per tower |
| Density | 4.27 villas per acre | 57.9 homes per acre |
| Sanctioned FAR | 0.47 | 2.14 |
| Open area | 75.1% | 81.2% |
| Clubhouse | 3,900 sq.m | 3,626 sq.m |
| Parks | 18,294.88 sq.m, 4.52 acres | 6,129 sq.m, 1.51 acres |
| K-RERA | .../090926/008924 | .../090926/008925 |
| Certified completion | 30-09-2032 | 31-03-2032 |
Both carry the same promoter (Summit Developments Limited), the same approved plan (DO3-KIADB-00078/26-27/BP, 13-08-2026), the same sale deed (GNR-1-05870-2023-24, 13-11-2023), the same launch date and the same registration date.
Together they account for 65.59 acres of the estate's filed 85.475 acres, leaving roughly 19.89 acres unaccounted for. The developer's own investor material describes a further apartment tranche on this estate for a later financial year. Assume construction on the neighbouring land into the 2030s and ask what is planned there.
What the registration establishes
| Item | Value |
|---|---|
| Registration number | PRM/KA/RERA/1251/309/PR/090926/008924 |
| Class | /PR/ - project registration |
| Approved | 09-09-2026 |
| Certified completion | 30-09-2032 |
| Promoter certified | Summit Developments Limited |
| Certified address | Embassy Riverine, Embassy Origins, Sy. No. 223/1(P), Tharahunse Village, Jala Hobli, Bengaluru North, Bengaluru Urban, Karnataka - 562157 |
🔴 The number above is not the number in this project's own source document. That document gives .../008925, which belongs to Embassy South Reserve. The number here was read off the signed certificate.
| Project | Registration | Certified completion |
|---|---|---|
| Embassy Riverine | .../008924 | 30-09-2032 |
| Embassy South Reserve | .../008925 | 31-03-2032 |
Two adjacent numbers granted on the same day are exactly how a pair gets transposed by eye, and it is what happened - in both directions, in both source documents. What settles each to its project is that the completion date on each certificate matches the completion date its own document states. Check both at rera.karnataka.gov.in.
Approvals
| Item | Value |
|---|---|
| Approving authority | KIADB - Karnataka Industrial Areas Development Board |
| Approved plan number | DO3-KIADB-00078/26-27/BP |
| Plan approval date | 13-08-2026 |
| FAR sanctioned | 0.47 |
| TDR applied | No |
A sanctioned FAR of 0.47 is the technical expression of low density. It permits floor area equal to 47 per cent of the land area. The apartment tranche next door is sanctioned at 2.14, more than four and a half times as much floor area per unit of land.
⚠️ One reconciliation that does not close, and we are telling you rather than hiding it. Filed built-up area is 104,070 sq.m against 205,610 sq.m of land, which computes to 0.506 - above the 0.47 sanctioned. Villa built-up commonly excludes some ancillary area from the FAR computation, so this is most likely a definitional difference rather than an overbuild. But it does not reconcile as cleanly as the apartment tranche, which came in inside its sanction with room to spare. We publish no FAR-derived figure for this project, and if FAR matters to you, ask the developer to reconcile those two numbers in writing.
Scale, and how to read the area figures
| Figure | Value | What it means |
|---|---|---|
| Total land | 205,610 sq.m / 50.81 acres | The parcel |
| Total open area | 154,405 sq.m | 75.1 per cent of the site |
| Total covered area | 51,205 sq.m | The building footprint |
| Total plinth area | 51,205 sq.m | Identical to covered - consistent with no basements and no stilts |
| Built-up area | 104,070 sq.m | Roughly double the footprint, consistent with two floors |
| Carpet, all villas | 72,261 sq.m | Roughly 0.78 million sq ft. This is the saleable story |
The internal logic here is unusually easy to check. Covered area equals plinth area exactly, which is what you expect when there are no basements and no stilts. Built-up area is roughly twice the footprint, which is what you expect from two-floor villas. Open plus covered equals total land to the square metre. The filing behaves the way a villa filing should.
⚠️ The record states total carpet as 72,261 sq.m in the configuration table and 72,262 sq.m in the header. We use 72,261 because it sums from the configurations.
The villas
| Configuration | Villas | Share | Carpet sq.m | Carpet sq ft |
|---|---|---|---|---|
| 4 BHK | 48 | 22.1% | 262.81 | 2,829 |
| 4.5 BHK | 137 | 63.1% | 335.83 | 3,615 |
| 5 BHK | 32 | 14.7% | 426.16 | 4,587 |
| Total | 217 |
All areas above are carpet, as filed. They are not saleable or super built-up areas, and the two must not be compared directly. No saleable figure for this project appears in any source used on this site.
The project is dominated by one configuration: 137 of 217 villas, or 63 per cent, are the 4.5 BHK. There is no configuration smaller than 4 BHK anywhere on the 50.81 acres, and the smallest carpet area filed is 262.81 sq.m, roughly 2,829 sq ft.
⚠️ The filing gives carpet area per villa. It does not give plot sizes. A villa's land parcel and its carpet area are different things, and the record contains only the second. If plot dimensions matter to you, ask for them and ask to see them on the approved plan.
Clusters
The 217 villas are arranged in 25 clusters, at an average of 8.7 villas per cluster. The filing gives the cluster count and nothing else about them - not their sizes, not which configurations sit in which cluster, not their layout. Anything you read attributing a particular configuration to a particular cluster is filling in a mapping the filing does not make.
What is filed as not provided
Community hall, smart home automation, piped gas, air conditioning. These are recorded absences in the registration, not omissions in our research.
Filed as provided under key features, alongside the amenity schedule: rainwater harvesting and water conservation, an STP, storm-water drains, and street lighting.
Water
The filed source of water is borewell. No Cauvery or BWSSB connection is recorded. On this corridor that is normal, and it is the most important long-term utility question on a project completing in 2032 - particularly for villas, which typically consume more water per household than apartments and often carry private landscaping.
Price
None is published. The registration files project costs - ₹308.43 crore for land and ₹1,250.62 crore for development, ₹1,559.05 crore in total. That is a spending declaration, not a price, and dividing it by 217 villas produces a figure that means nothing to a buyer.
Status
Launched 1 September 2026. Registered 9 September 2026. Certified for completion by 30 September 2032 - six months later than the apartment tranche on the same estate.
Send an Embassy Riverine Enquiry
Two registered projects cover 65.59 of the estate's filed 85.475 acres. Ask what is planned on the remaining land, and on what timeline.
Talk to a Sales ConsultantFrequently Asked Questions
Overview - Embassy Riverine FAQs
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.
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.
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.
Yes, and unusually so. 217 villas on 50.81 acres is 4.27 villas per acre, with a sanctioned FAR of 0.47, two floors and no basements. The apartment project on the same estate - same promoter, same plan number, same sale deed - files 57.9 homes per acre at FAR 2.14. That is a 13.5-fold difference between two filings you can read side by side.
Because it does not, and hiding that would be worse than explaining it. Filed built-up area is 104,070 sq.m against 205,610 sq.m of land, which computes to 0.506 - above the 0.47 sanctioned. Villa built-up commonly excludes some ancillary area from the FAR computation, so this is most likely a definitional difference rather than an overbuild. But it does not close the way the apartment tranche's does, so we publish no FAR-derived figure for this project. Ask the developer to reconcile the two numbers in writing.