New Launch · Embassy Origins, Tharahunise, North Bangalore
217 independent villas on about 50 acres inside the 85-acre Embassy Origins township at Tharahunise, North Yelahanka, 15 km from Kempegowda International Airport. Embassy Riverine price starts at Rs 14.10 Cr for a 4 BHK villa.
Every figure on this page is checked against the Karnataka RERA filing. Where a portal disagrees with the filing, we say so and show you both.
For the buyer who reads the master plan first
Embassy Riverine is the villa precinct of Embassy Origins, an 85-acre township by Embassy Developments Limited at Tharahunise, in the Bettahalsur belt north of Yelahanka. A natural stream runs across the land. The master plan keeps it open instead of piping it underground, and the villa clusters, the clubhouse and the walking trails are laid out along it — which is why some listings describe these as waterfront villas. On our last visit the stream was running and the trail alignment was already pegged out along the eastern clusters; it is a stream and a lake, not a waterfront, and you should walk it before you decide what that view is worth to you.
That one decision explains the numbers. 217 villas on roughly 50 acres is fewer than 4.5 homes to the acre. 19 acres stay as reserved open space. Around 4,000 trees of 100 to 120 species are being kept or planted through the site. Every home is an independent villa on its own plot with its own car parks and garden — not a villament or a row-house format. There are no apartments inside the villa precinct; Embassy South Reserve, the apartment phase, sits on the outer edge of the township.
You will also find this project listed as Embassy Knowledge Park Villas or EKP Villas North Bangalore. Embassy Origins sits within Embassy's wider Knowledge Park landholding at Tharahunise, and Riverine is the villa enclave at its centre. The RERA registration covers 50.8 acres; the 85-acre and 200-acre figures you see elsewhere refer to the township and the wider parcel.
If you are comparing upcoming villa projects in North Bangalore, this one stands apart on two counts: land per home and ticket size. Everything a buyer usually asks about has its own page: villa & configuration, price, floor plan, master plan, amenities, location, the buyer's guide, and how to contact us for a site visit.
Price & site visit
A walk through the site at Tharahunise, the villa formats and the current Embassy Riverine price. Watch it alongside the master plan and the location map, then book a site visit to see it for yourself.
217 villas · three formats
Embassy Riverine villas come in three formats. Plot, built-up area and car parks are fixed for each format; the only variable is where in the precinct the villa stands. Room-by-room layouts for each format are on the floor plans page.
| Villa type | Plot area | Built-up area | Units | Car parks | Indicative price |
|---|---|---|---|---|---|
| 4 BHK Villa | 2,400 sq ft | 4,200 sq ft | 48 | 3 | Rs 14.10 – 14.97 Cr |
| 4.5 BHK Villa | 3,500 sq ft | 5,200 sq ft | 137 | 4 | Rs 17.43 – 19.87 Cr |
| 5 BHK Villa | 5,400 sq ft | 6,800 sq ft | 32 | 6 | On request |
2,400 sq ft plot · 4,200 sq ft built-up
The entry format, and the one families moving up from a large apartment ask for first. 48 units, 3 car parks. If you want a 4 BHK villa for sale near Bangalore airport with a proper plot rather than a row-house footprint, this is the one to see. In our experience this format moves first in any villa launch, because it is the only one most buyers can underwrite without selling something else.
3,500 sq ft plot · 5,200 sq ft built-up
137 units, so most of the precinct is this format. The half room works as a study, a home office or a puja room, and the 3,500 sq ft plot leaves room for a private deck or pool. Ask us which plots in this format are north-east facing before you shortlist — availability is limited and changes week to week, so we will confirm it against live inventory rather than quote you a number from a brochure.
5,400 sq ft plot · 6,800 sq ft built-up
32 units with 6 car parks on 5,400 sq ft plots, the largest in the precinct. Anyone searching for a 5 BHK villa for sale in North Bangalore at this scale should ask early; it is the smallest release.
The figures above are built-up areas from the brochure. The Embassy Riverine carpet area is the smaller, legally defined RERA number, and it is what you should compare across projects.
We are not publishing carpet figures here that we have not read off the Form-C ourselves. Several listings quote them; we have seen the same villa type given two different carpet areas on two different sites. Ask us for the carpet area on the specific villa you shortlist, in writing, and we will send the relevant page of the RERA filing with it. Marketing area and RERA area are not the same figure, and the gap is wider on villas than on apartments.
From Rs 14.10 Cr
Embassy Riverine price starts at Rs 14.10 Cr for the 4 BHK villa and Rs 17.43 Cr for the 4.5 BHK villa. The 5 BHK villa price is shared on request. On built-up area that works out to roughly Rs 33,100 to Rs 37,700 per sq ft, which puts it at the top end of luxury villas in North Bangalore.
Embassy Riverine 4 BHK villa price
Rs 14.10 – 14.97 Cr
Embassy Riverine 4.5 BHK villa price
Rs 17.43 – 19.87 Cr
Embassy Riverine 5 BHK villa price
On request
GST at 5% on the under-construction value, Karnataka stamp duty of about 5–6%, registration at 1%, khata and municipal transfer charges, infrastructure and development charges, water, electricity and sewerage deposits, the corpus fund and maintenance advance, and clubhouse membership where applicable.
Corner, end-unit and view premiums apply to specific plots, and additional car parks are charged separately.
On a Rs 14 Cr base, these add up to a figure most buyers underestimate by a wide margin. We will not quote you a headline price without the all-inclusive working beside it.
Construction-linked, with about 10% as the Embassy Riverine booking amount and the balance tied to construction milestones. The cost sheet moves with inventory, so take the all-inclusive working in writing before you decide. We send it the same day.
Prices and inventory last updated: 24 October 2026 · Source: the current developer cost sheet.
Plan the Purchase
Indicative only. Actual rates depend on your lender and profile, and the figures below exclude GST, stamp duty and registration.
Property Price
Down Payment
Tenure
Interest Rate
Estimated Monthly EMI
Independent villas
Each Embassy Riverine floor plan is for an independent villa on its own plot, with 3.4 m floor-to-floor height and finished ceilings close to 2.9 m in the main living spaces. Double-glazed sliding systems open the living areas onto the garden. Sets are issued per villa type, with ground, first and second floor layouts, the terrace plan and the car park arrangement for each.
Two things worth checking on the plan rather than taking on trust: the usable width of the setback on your specific plot, and where the staircase lands on the first floor, because it differs between the mirrored plot orientations. We mark both on the plan before we send it. Request the set for the format you are considering and we will include the plot-level drawing, not just the generic type plan.
2,400 sq ft plot · 4,200 sq ft built-up · 3 car parks
3,500 sq ft plot · 5,200 sq ft built-up · 4 car parks
5,400 sq ft plot · 6,800 sq ft built-up · 6 car parks
The full floor plan set and the Embassy Riverine brochure go out on WhatsApp or email the same day you ask.
Bhumiputra Architecture
The Embassy Riverine master plan, by Bhumiputra Architecture, is organised around the riparian corridor that crosses Embassy Origins. Villas take the protected inner ground along the stream. The Embassy South Reserve apartments sit on the outer edge towards NH-44 and act as a buffer. The 40,000 sq ft clubhouse and the central lake are placed in the middle of the villa precinct, within walking distance of every cluster, and the 19 acres of open space are distributed through the layout rather than gathered into one park.
When you look at the master plan, look at cluster position before you look at villa type. On a low-density layout like this one, the difference between an internal plot and one backing the open space is the difference that actually shows up at resale. We will mark the available plots on the master plan for you rather than leaving you to guess from the brochure.
40,000 sq ft clubhouse
Embassy Riverine amenities centre on the clubhouse and the open land along the stream — walking and jogging trails, landscaped open space across 19 acres, and around 4,000 trees of 100 to 120 species retained or planted through the site.
For a villa project this is the right order of priority: on a 2,400 to 5,400 sq ft plot, what you use daily is your own garden and the land immediately around your cluster, not a facility list. Ask for the clubhouse area and the amenities schedule as filed, not as rendered — we will send both, and tell you which amenities are phase-one and which land later.
Clubhouse · 40,000 sq ft
The Gallery
The corridor, the clubhouse and the volumes inside the villas. Tap any frame to open it full-size.
Want the full set, including the cost sheet and payment schedule?
Interiors & finish
Specifications are indicative. The annexure to your agreement to sell is the binding document; read it before you sign. See how these finishes sit in each layout on the Embassy Riverine floor plans, or ask us for the specification annexure.
Checked against the filing
Search for this project and you will find figures that contradict each other. Here is what the RERA record says, against what is circulating. We compiled this by reading the filing ourselves and checking it against the listings then ranking on page one.
| Claim you will see | Where | What the record shows |
|---|---|---|
| 218 villas | Several channel-partner sites | 217 — 48 + 137 + 32, per the RERA filing |
| 270 villas | Social posts, some listings | 217 |
| From Rs 11 Cr | Two sites ranking on page 1 | Rs 14.10 Cr for the 4 BHK |
| From Rs 4.50 Cr | At least two listings | Rs 14.10 Cr |
| Jalahalli, Bangalore | A major portal | Tharahunise, Jala Hobli — a different part of the city entirely |
| Possession September 2026 | One listing | 30 September 2032, RERA-filed |
| 200 acres / 50.8 acres / 85 acres | All three appear | 50.8 acres is the RERA-registered extent; 85 acres is Embassy Origins; about 200 acres is the wider Knowledge Park parcel |
Every number on this page comes from the RERA registration PRM/KA/RERA/1251/309/PR/090926/008924, from the current developer cost sheet, or from our own site visit — and we say which. Where a portal disagrees with the filing, the filing is the one to trust. Our Embassy Riverine buyer's guide walks through what to check before you book, and the latest news tracks launch and pricing updates. Verify it yourself on the Karnataka RERA portal.
Tharahunise, North Bangalore
Embassy Riverine location: Chapparkallu Road, Tharahunise, Bettahalsur, Jala Hobli, Bengaluru 562157, just off NH-44 and close to IVC Road, in the North Yelahanka belt. On some portals the project appears as Embassy Riverine Tarahunise or Embassy Riverine Bettahalsur; both refer to the same site. If you have been looking at villas for sale in Bettahalsur or villas for sale on IVC Road, Bangalore, this is the same belt.
Why this part of the city: the airport came first, then the aerospace and hardware parks, then the international schools, and the land around them is still largely open. That is why villas near Devanahalli airport now command a premium over the older villa belts of the east and south. Among the gated communities near Devanahalli airport, Embassy Riverine is the lowest-density option from a listed developer. See the full connectivity and distance table. We have driven the terminal-to-gate route at both peak and off-peak — it runs 20 to 25 minutes without entering city traffic, and the constraint is the NH-44 service road turn, not the highway. For buyers who want villas near Yelahanka without the town's congestion, Yelahanka Junction is 12 km away. The Namma Metro Blue Line (Phase 2B), from Kasturi Nagar through Hebbal to the airport, has its nearest alignment point at Doddajala, 7.5 km from the gate.
The honest caveat: this is still a developing belt. Daily retail and hospital access is thinner here than in Yelahanka town, and that is the trade you are making for the land. Drive it on a weekday evening before you commit.
| Destination | Distance | Drive Time |
|---|---|---|
| Stonehill International School | 2.5 km | 5–7 min |
| Padukone-Dravid Centre for Sports Excellence | 3 km | 6–8 min |
| Prestige Tech Cloud office park | 6.5 km | 12–15 min |
| Doddajala (proposed Metro Blue Line) | 7.5 km | 14–17 min |
| Manipal Hospital, Yelahanka | 11.5 km | 22–27 min |
| Yelahanka Junction Railway Station | 12 km | 24–28 min |
| Kempegowda International Airport | 15 km | 20–25 min |
| Phoenix Mall of Asia | 17 km | 30–35 min |
| Hebbal flyover / ORR | 21 km | 35–42 min |
Distances are measured by road from the project gate and are approximate. Check your own commute during an Embassy Riverine site visit.
The developer
Embassy Group was founded in 1993 and is headquartered in Bengaluru under Chairman and Managing Director Jitendra Virwani. Over three decades it has built roughly 85 to 100 million sq ft across office parks, homes, hotels, industrial, retail and education assets in Bengaluru, Chennai, Hyderabad, Pune, Coimbatore and Trivandrum, with projects in Serbia and Malaysia. Manyata Embassy Business Park, Embassy TechVillage and Embassy GolfLinks are its best-known work, and in 2019 it sponsored Embassy Office Parks REIT, India's first listed REIT.
Embassy Developments Limited is the group's listed residential arm, with six North Bengaluru launches guided for FY26 at a combined gross development value of Rs 10,300 crore. Among Embassy Group new launch villas, Embassy Riverine is the 2026 release in the Yelahanka belt and the latest of the Embassy villas in North Bangalore after Embassy Boulevard. The group also runs Stonehill International School, 2.5 km from the project.
Karnataka RERA
Seventy per cent of all amounts collected from allottees goes into a designated escrow account under Section 4(2)(l)(D) of the RERA Act, 2016. Verify the registration at rera.karnataka.gov.in before paying any booking amount.
Ask for the handover commitment in the agreement, not the brochure. The project record, phasing and developer background are on the About Embassy Riverine page. If anything on this page does not match what you see on the portal, tell us — we will correct the page and name the correction.
FAQ
On Chapparkallu Road at Tharahunise, in the Bettahalsur belt of North Yelahanka, just off NH-44. It is the villa precinct of the 85-acre Embassy Origins township, within Embassy's wider Knowledge Park landholding, about 15 km from Kempegowda International Airport.
Rs 14.10 Cr onwards for the 4 BHK villa and Rs 17.43 Cr onwards for the 4.5 BHK villa; the 5 BHK villa is shared on request. That is the base price before GST, stamp duty, registration, deposits and corpus — ask us for the all-inclusive working on the specific villa you shortlist.
Built-up areas are 4,200 sq ft for the 4 BHK, 5,200 sq ft for the 4.5 BHK and 6,800 sq ft for the 5 BHK. The RERA carpet area is smaller and is the figure to compare across projects. We send it in writing with the relevant page of the filing rather than publishing a number we have not verified ourselves.
217 independent villas on roughly 50 acres — fewer than 4.5 homes to the acre, with 19 acres as reserved open space. Listings quoting 218 or 270 are wrong; the RERA filing counts 48 + 137 + 32.
Embassy Riverine is the villa enclave inside Embassy Origins, which sits within Embassy's wider Knowledge Park landholding at Tharahunise. Listings describing Embassy Knowledge Park Villas or EKP Villas are referring to this project.
Around 10% as the booking amount, with the balance construction-linked to milestones. The cost sheet moves with inventory, so take the working in writing before you decide.
The RERA-filed completion date is 30 September 2032. The developer indicates phased handover from 2030, but the filed date is the enforceable one.
A natural stream runs through the site and the master plan keeps it open, with clusters and trails laid along it — which is why some listings call them waterfront villas. It is a stream and a lake, not a waterfront, and we would rather you heard that from us before the site visit than after.
Our Blog
Comparisons · 9 min read
Embassy Riverine against Embassy Boulevard, Total Environment's After the Rain, Sobha Lifestyle Legacy and Keya Life by the Lake — on density, land and price.
Read more →
Buyer's Guide · 11 min read
Prices, configurations, the master plan, the RERA position and the honest risks — everything you need before booking a villa at Embassy Riverine.
Read more →Latest News
Site visits at Tharahunise, seven days a week, by appointment. Contact us for the live cost sheet and inventory position, the floor plan and master plan set, an Embassy Riverine site visit with pickup from Hebbal or Yelahanka, home-loan comparison across lenders at no cost to you, and documentation and power of attorney support for NRI buyers.
Real Revenue is an authorised channel partner for Embassy Riverine, a unit of Earlydays Innovations Private Limited. We are paid by the developer, not by you — our price to you is the developer's price.
What you get when you call, before any site visit: the all-inclusive cost working for the villa you are considering, the RERA carpet area on that specific unit with the filing page attached, and live plot availability marked on the master plan.
Embassy Riverine contact number
+91 63566 63535 (call or WhatsApp)Site address
Embassy Origins, Chapparkallu Road, Tharahunise, Bettahalsur, Jala Hobli, Bengaluru 562157
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