One: the developer has not published a price. In the project information supplied to us, the base rate, the total pricing and the other charges all read On Request. There is no launch rate, no per-configuration price list and no cost sheet. Nothing has been withheld from this page — nothing exists.
Two: no price can lawfully be quoted for this project today. Embassy Millennium is not registered with Karnataka RERA, and no application for it has been filed. Under Section 3 of the Real Estate (Regulation and Development) Act 2016, a project of this size may not be advertised, booked or sold until it is registered. That means no booking amount, no allotment letter and no agreement to sell can be executed. If someone quotes you a rate and asks for a cheque, they are offering something the law does not permit. Verify the status yourself at rera.karnataka.gov.in.
Three: every rupee figure below is our own derivation, built from corroborated comparable launches within about eight kilometres and from Embassy's own measured pricing behaviour in a comparable peripheral node. The arithmetic is shown at every step so you can disagree with it. It is not a developer price, it is not a leak, and it is not a forecast of what will be announced. It is an analytical estimate of where a project with these specifications, in this location, at this stage, would reasonably be priced.
What is documented is the building. Embassy Realty Ventures Limited holds Standard Terms of Reference granted by the State Level Expert Appraisal Committee, Karnataka on 10 April 2026, and that filing records 1,215 apartments and a clubhouse across six towers of three basements plus ground plus 45 upper floors, reaching 142.7 metres, on 7.527 hectares — 18.60 acres — with a proposed built-up area of 279,068.99 sq m and a stated project cost of ₹600 crore. The Environmental Clearance application followed on 23 July 2026 and is under verification. The configuration ladder — 2, 2.5, 3 and 3.5 BHK, and their size bands — comes from the project information supplied to us, not from the filing, and is the one significant figure set still awaiting confirmation.
Step 1 — The Corroborated Local Base
Two Grade-A comparables sit within roughly eight kilometres, and both were checked against per-unit price and size tables rather than taken from a headline rate.
| Comparable | Developer | Status | Scale | Rate ₹/sq ft |
|---|---|---|---|---|
| Godrej Parkshire, Sarakariguttahalli | Godrej Properties | New launch, January 2026 | 1,132 units / 14 acres | 11,100 |
| Provident Botanico, Soukya Road | Provident (Puravankara) | Under construction | 1,275 units / 17.12 acres | 11,339 |
Godrej Parkshire was cross-checked across four separate rows of its own price list: ₹1.17 crore ÷ 1,050 sq ft = ₹11,143; ₹1.33 crore ÷ 1,200 = ₹11,083; ₹1.78 crore ÷ 1,600 = ₹11,125; ₹1.94 crore ÷ 1,750 = ₹11,086. Every one of those falls within 0.6 per cent of the others, which is what an internally consistent price list looks like. Its Karnataka RERA registration, PRM/KA/RERA/1250/304/PR/090126/008393, is present in the state registry.
(11,100 + 11,339) ÷ 2 = ₹11,220 → base of ₹11,200 per sq ft
That is the corridor's Grade-A launch level today, and it is the floor under everything that follows.
Step 2 — The Embassy Premium, Measured Rather Than Assumed
The obvious next question is what the Embassy name adds. The temptation is to reach for the group's headline Bengaluru rates — Embassy Grove at ₹26,850 per sq ft, Embassy Pristine at ₹21,700, Embassy Lake Terraces at ₹20,700 — and apply some fraction of them. That would be wrong. Those are central-business-district and luxury products with no bearing on a 1,215-unit scheme on the eastern periphery.
The correct comparison is Embassy's own behaviour in a peripheral township node. Embassy Springs in Devanahalli is exactly that, and it gives four apartment products to measure:
| Embassy project (Embassy Springs, Devanahalli) | Units | Rate ₹/sq ft |
|---|---|---|
| Embassy Edge | 826 | 9,300 |
| Embassy Verde Phase 2 | 702 | 9,850 |
| Embassy Greenshore | 878 | 10,500 |
| Embassy Verde | 1,044 | 10,700 |
| Mean | 10,088 |
Against a Devanahalli locality apartment asking price of ₹9,250 per sq ft:
10,088 ÷ 9,250 − 1 = +9.1 per cent, ranging from +0.5 per cent at Edge to +15.7 per cent at Verde
That is a modest premium, and the surrounding evidence supports it. In the same Devanahalli locality, Highlife Pristine Stoneridge (₹15,000), Brigade Atmosphere (₹11,800), Sattva Vasanta Skye (₹11,300), Salarpuria Sattva Aeropolis (₹10,900) and Tata Varnam (₹10,800) all ask more than every Embassy apartment product there. Embassy is not the price leader in its own peripheral node. Its one large-premium apartment scheme, Embassy East Avenue in Whitefield at ₹17,500 against a ₹14,650 locality — a premium of 19.5 per cent — is a 393-unit boutique product in a mature core, a different proposition from 1,215 units on farmland.
Step 3 — Apply, Bracket and Sanity-Check
₹11,200 × 1.091 = ₹12,219 → midpoint ₹12,250 per sq ft
Bracket ±6 per cent for tower, floor and view dispersion → ₹11,500 to ₹13,000 per sq ft
Sanity check. At the midpoint, the largest configuration in the supplied ladder — 1,850 sq ft — works out to ₹2.27 crore basic. That sits between Godrej Parkshire's 1,750 sq ft at ₹1.94 crore and Sobha One World's 1,820 sq ft at ₹2.69 crore, which is where a scheme of this positioning ought to land. The derivation is internally consistent.
A note on the ±6 per cent bracket, because across 45 storeys it is doing real work. In a mid-rise, floor rise is a rounding error. In a 142.7-metre tower it is a large spread: the difference between a third-floor unit overlooking a driveway and a fortieth-floor unit with an uninterrupted view toward Whitefield is not a few hundred rupees per square foot. Expect the top third of these towers to carry a meaningful uplift over the bottom third, and expect the published "starting price" to describe a low-floor unit that few buyers actually want.
The Indicative Rate Band and What It Implies Per Configuration
| Configuration | Size (sq ft) | At ₹11,500 | At ₹13,000 | All-in at ≈1.20× |
|---|---|---|---|---|
| 2 BHK | 1,000 – 1,200 | ₹1.15 Cr | ₹1.56 Cr | ₹1.38 – 1.87 Cr |
| 2.5 BHK | 1,150 – 1,350 | ₹1.32 Cr | ₹1.76 Cr | ₹1.59 – 2.11 Cr |
| 3 BHK | 1,350 – 1,600 | ₹1.55 Cr | ₹2.08 Cr | ₹1.86 – 2.50 Cr |
| 3.5 BHK | 1,550 – 1,850 | ₹1.78 Cr | ₹2.41 Cr | ₹2.14 – 2.89 Cr |
The size bands are from the project information supplied to us. The rupee figures are our estimates. The entry point on this analysis is 1,000 sq ft at ₹11,500, or ₹1.15 crore, and it should be read as an analytical floor rather than as a price anyone can pay today.
The Three Scenarios, and How to Score a Figure Against Them
Because there is no circulating developer price, there is nothing to score except the scenarios themselves — and if a number does start circulating before launch, this table is how to judge it.
| Scenario | Band ₹/sq ft | What would have to be true |
|---|---|---|
| Low | 10,500 – 11,500 | Embassy prices to volume, as it did at Embassy Edge at ₹9,300. Or Bengaluru's standing inventory — 72,800 unsold units at Q1 2026, up 24 per cent year on year at a 14-month overhang, with East Bengaluru holding half of it — forces a competitive launch. |
| Base | 11,500 – 13,000 | The corridor base plus Embassy's measured peripheral premium, which is what the arithmetic above produces. |
| High | 13,000 – 15,000 | The 142.7-metre format, now confirmed in the developer's own filing, is marketed as an east-Bengaluru landmark and priced toward Sobha One World's ₹14,800. |
The height was previously the single biggest uncertainty in this band. It is now confirmed in a government filing, which strengthens the upper half of the base band and makes the high scenario a live possibility rather than a hypothetical. Any figure quoted to you below ₹10,500 or above ₹15,000 per sq ft should be treated as unsourced until the developer publishes.
Guidance Value — a Floor, Not a Comparable
The Kaveri 2.0 portal could not be queried, so no official guidance value for Anugondanahalli hobli is published on this site. The available proxy is Hoskote's government-registered transaction average of ₹5,300 per sq ft.
12,250 ÷ 5,300 = 2.31×
Two consequences. First, stamp duty and registration will be levied on the actual consideration, not on guidance value, because the consideration is far above it — so there is no duty saving to be had from the low guidance figure. Second, and more important, the registration sample behind that ₹5,300 is far too thin to price from: two registered sales between September 2025 and August 2026. A market with two recorded transactions in a year is not a market you can mark a position against, and that is a liquidity fact worth carrying into the investment section below.
The All-In Loading — Every Component
| Component | Rate | Basis |
|---|---|---|
| Floor rise, preferential location charge, club, infrastructure, covered parking | ~8% | Our estimate of developer charges at this positioning |
| GST (under construction, no input tax credit) | 5.00% | On total consideration |
| Karnataka stamp duty with cess and surcharge | ~5.65% | Stamp duty is 5% above ₹45 lakh; a cess and surcharge are levied on the duty |
| Registration fee | 2.00% | Doubled from 1% with effect from 31 August 2025 |
Statutory load is approximately 12.65 per cent. With developer charges the working all-in multiplier is about 1.20 times the base price — which is the multiplier used in the configuration table above. Once legal costs, first-year maintenance and the corpus fund are added, the worked stacks below land at roughly 1.23 times.
The registration fee change matters and is widely mis-stated. Karnataka doubled the fee from 1 per cent to 2 per cent with effect from 31 August 2025. Any cost sheet, calculator or property page still showing 1 per cent is stale, and on a ₹1.95 crore consideration the difference is about ₹1.95 lakh.
Worked Cost Stack A — the 2.5 BHK at Mid-Size, Mid-Band
Assumptions stated openly: the midpoint size of the supplied 1,150–1,350 sq ft band, the midpoint of our rate band, developer charges at 8 per cent, maintenance estimated at ₹5.50 per sq ft per month for the first year, and a corpus fund at ₹60 per sq ft. The last two are market-practice assumptions, not published figures.
| Component | Amount |
|---|---|
| Basic sale price (1,250 × ₹12,250) | ₹1,53,12,500 |
| Floor rise, PLC, club, infrastructure, covered parking @ 8% | ₹12,25,000 |
| Total consideration (excluding GST) | ₹1,65,37,500 |
| GST @ 5% | ₹8,26,875 |
| Amount including GST | ₹1,73,64,375 |
| Stamp duty with cess and surcharge @ 5.65% | ₹9,34,369 |
| Registration fee @ 2% | ₹3,30,750 |
| Legal and documentation | ₹50,000 |
| First-year maintenance (₹5.50/sq ft/month, incl. 18% GST) | ₹97,350 |
| Corpus / sinking fund @ ₹60 per sq ft | ₹75,000 |
| Total outlay | ₹1,88,51,844 |
Effective cost: about ₹15,080 per sq ft, against a headline of ₹12,250. That gap — 23 per cent — is the single most useful number on this page, and it is the one most often left out of a corridor comparison.
Worked Cost Stack B — the 3 BHK at Mid-Size, Mid-Band
| Component | Amount |
|---|---|
| Basic sale price (1,475 × ₹12,250) | ₹1,80,68,750 |
| Floor rise, PLC, club, infrastructure, covered parking @ 8% | ₹14,45,500 |
| Total consideration (excluding GST) | ₹1,95,14,250 |
| GST @ 5% | ₹9,75,712 |
| Amount including GST | ₹2,04,89,962 |
| Stamp duty with cess and surcharge @ 5.65% | ₹11,02,555 |
| Registration fee @ 2% | ₹3,90,285 |
| Legal and documentation | ₹50,000 |
| First-year maintenance (₹5.50/sq ft/month, incl. 18% GST) | ₹1,14,873 |
| Corpus / sinking fund @ ₹60 per sq ft | ₹88,500 |
| Total outlay | ₹2,22,36,176 |
The same 1,475 sq ft unit at the ends of our band comes to approximately ₹2.09 crore at ₹11,500 and ₹2.36 crore at ₹13,000 on the same stack.
A maintenance note worth knowing. At ₹5.50 per sq ft, the 1,475 sq ft unit bills about ₹8,110 a month, which crosses the ₹7,500 threshold above which a resident welfare association's contributions attract GST at 18 per cent. The 1,250 sq ft unit bills about ₹6,875 and falls below it. That threshold is per apartment per month, and on this project it will sit almost exactly between the 2.5 BHK and the 3 BHK.
Items not in either stack, and payable separately: interior fit-out, typically ₹8 to ₹18 lakh for a 3 BHK depending on specification; an agreement-stage stamp levy, adjustable against the sale-deed duty; utility connection and deposit charges; and 1 per cent TDS under Section 194-IA of the Income Tax Act on every instalment for a consideration above ₹50 lakh — which is withheld from the payment to the developer rather than added to it, but which the buyer is responsible for depositing.
Payment Plans, and the Protection That Does Not Exist Yet
No payment plan has been published, and none can be until the project is registered. What follows is the structure such a project would be expected to use, and the statutory rules that will govern it.
The normal structure for a scheme of this kind is a construction-linked plan: roughly 10 per cent at booking, another 10 per cent at agreement, then instalments tied to foundation, basements, and slab milestones as the tower rises, with a final tranche at handover. On a 45-storey stack that produces an unusually long ladder of small calls — which is buyer-friendly, because the outflow is spread rather than front-loaded, and because home-loan disbursements track construction milestones.
The build length is worth reading into the plan. The environmental filing records 575,640 total man-days over 1,560 days of construction — about four years and three months. Against an indicative Q3 2026 launch and an indicative Q4 2030 possession, both carried in the project information supplied to us rather than announced by the developer, that arithmetic lines up almost exactly. But it lines up only if construction begins at launch, and construction cannot begin before the Environmental Clearance is granted, the plan is sanctioned by the Local Planning Authority, the HAL height No Objection Certificate is issued and the RERA registration is in place. Every one of those is outstanding. A 45-storey tower on three basements with a slender core is a slower, more complex build than a mid-rise, and the indicative possession date should be read with that in mind.
Two RERA protections are worth naming precisely, because they are the reason registration matters more than a discount does. Once a project is registered, Section 13(1) bars a promoter from accepting more than 10 per cent of the cost as an advance without a registered agreement for sale, and Section 4(2)(l)(D) requires 70 per cent of collections to be held in a separate escrow account for construction and land cost. Neither protection is available on an unregistered project. That is not a technicality — it is the whole structural difference between paying money into a regulated escrow and paying it into a company's current account.
Home Loan and EMI Guidance
For a loan above ₹75 lakh the Reserve Bank of India's loan-to-value cap is 75 per cent, so at these ticket sizes a buyer funds at least a quarter of the consideration from own resources — plus all of the GST, stamp duty, registration, maintenance and corpus, none of which a lender funds.
| Loan amount | EMI @ 8.5%, 20 years | EMI @ 9.0%, 20 years |
|---|---|---|
| ₹1.00 Cr | ₹86,800 | ₹90,000 |
| ₹1.25 Cr | ₹1,08,500 | ₹1,12,500 |
| ₹1.50 Cr | ₹1,30,200 | ₹1,35,000 |
| ₹1.75 Cr | ₹1,51,900 | ₹1,57,500 |
Applied to the two worked stacks:
| Line item | 2.5 BHK, 1,250 sq ft | 3 BHK, 1,475 sq ft |
|---|---|---|
| Total consideration | ₹1,65,37,500 | ₹1,95,14,250 |
| Loan at 75% LTV | ₹1,24,03,125 | ₹1,46,35,688 |
| Own contribution to reach total outlay | ₹64,48,719 | ₹76,00,488 |
| EMI @ 8.5%, 20 years | ₹1,07,600 | ₹1,27,000 |
| EMI @ 9.0%, 20 years | ₹1,11,600 | ₹1,31,700 |
| Indicative net monthly income needed (EMI at 50% of income) | ~₹2.25 lakh | ~₹2.70 lakh |
The number lenders do not put on the sanction letter. A ₹1.46 crore loan at 8.5 per cent over 20 years repays ₹1,27,011 a month for 240 months — ₹3.05 crore in total, of which about ₹1.58 crore is interest. The interest exceeds the principal. Prepayment on a floating-rate home loan carries no penalty for an individual borrower, and on a loan of this size even modest annual prepayments change that figure materially.
One tax point that has changed the arithmetic for many buyers: under the new regime in Section 115BAC, a loss under the head "income from house property" cannot be set off against other income, and no interest deduction is available on a self-occupied property. Under the old regime the position is different. Which regime you are in materially changes the after-tax cost of the loan, and it is worth putting to a tax adviser before signing.
Rental Yield — and Why This Is a Double Estimate
Be clear about what this section is. The price band on this page is our derivation. A yield calculated on it is a derivation on top of a derivation, and there is a further problem: there is no rental market at this pin to sample. The immediate surroundings are agrarian and industrial — within 3.5 km the mapped landmarks are a biscuit factory, a state warehousing godown, an Ayurvedic hospital and village bus stops. There is no completed apartment stock nearby to read rents from. The nearest genuine rental comparables are in the Whitefield belt, eight to ten kilometres away, in a mature market with metro access, malls and schools that this location does not have.
So rather than assert a rent, the honest test is to invert the question: what rent would each yield level require? Measured against total outlay, which is what an owner actually spent, not against the base price, which is what portals usually use.
| Gross yield on total outlay | 2.5 BHK (₹1.89 Cr) | 3 BHK (₹2.22 Cr) |
|---|---|---|
| 2.0% | ₹31,400 per month | ₹37,100 per month |
| 2.5% | ₹39,300 per month | ₹46,300 per month |
| 3.0% | ₹47,100 per month | ₹55,600 per month |
| 3.5% | ₹55,000 per month | ₹64,900 per month |
Bengaluru's gross yield band for mid-premium apartments has sat at roughly 2.5 to 3.5 per cent for years, and calculating on base price rather than total outlay inflates the apparent yield by about 23 per cent — which is how a 2.5 per cent asset gets marketed as a 3 per cent one. Read the table as a question to answer honestly: is a 3 BHK in Bodanahosahalli in 2030 going to let for ₹46,000 a month? If the answer is no, the yield is below 2.5 per cent and the investment case has to rest on capital appreciation alone.
Net of a 30 per cent standard deduction and tax at slab, and after a vacancy allowance, a gross yield of 2.5 per cent nets down to roughly 1.8 per cent. Against a home loan at 8.5 per cent, a leveraged rental hold therefore carries negative cash flow of several percentage points on the borrowed portion for the entire tenure. Anyone modelling this as an income asset should model that gap explicitly.
Against Fixed Deposits and Other Assets
| Asset | Return character | Liquidity | Leverage available |
|---|---|---|---|
| This apartment (our estimate) | Low single-digit rental yield plus uncertain capital appreciation, plus use value if self-occupied | Low — a resale here takes months, and the local registration sample is two sales in a year | Up to 75% at ~8.5% |
| Bank fixed deposit | Fixed, taxed at slab, capital protected | High | None |
| Listed equity index | Volatile, historically higher long-run return | Very high, intraday | Limited, expensive |
| Office REIT units | Rental income distributed, listed | High, intraday | None practically |
| Sovereign gold | Price-linked | Medium to high | Limited |
A fixed deposit at any mainstream 2026 rate, taxed at a 30 per cent slab, beats the net rental yield on this apartment comfortably. That comparison is not the case against buying, and it should not be presented as one — it is the case against buying this purely for rent. The genuine arguments for the apartment are the two the table cannot hold: leverage, which no other asset here offers at 75 per cent at single-digit rates, and use value, because an owner-occupier converts rent paid into equity built. Both are real. Neither is a yield.
Capital Appreciation — the Honest View
There is a break-even to clear before appreciation becomes profit, and it is larger than most buyers expect.
On the 3 BHK stack: GST ₹9,75,712 + stamp duty ₹11,02,555 + registration ₹3,90,285 + legal ₹50,000 = ₹25.19 lakh of unrecoverable transaction cost
That is 13.9 per cent of the base price. Add 2 per cent brokerage on exit and it is about 16.4 per cent
At 6 per cent annual price growth, roughly 2.6 years of appreciation goes to getting back to zero; at 8 per cent, about 2.0 years
The tailwinds are real but slow. The Satellite Town Ring Road is under construction 5.60 km east. Cauvery Stage VI, a ₹6,939 crore scheme adding 500 MLD across Hoskote, Devanahalli and Anekal, was approved by the Karnataka cabinet in February 2026 and is at planning stage with the earliest supply discussed around 2028. The eastern warehousing belt took 46 per cent of Bengaluru's H1 2026 warehouse leasing, which brings employment and, eventually, wage-earners looking for homes. And the format itself — a 142.7-metre tower in a belt where nothing exceeds about 120 metres — is a genuinely scarce product that has no local precedent to be compared against.
The headwinds are specific and should not be softened. No metro extension toward Hoskote or beyond Kadugodi is sanctioned; the only funded work past Kadugodi is a 588-metre reversal and stabling spur with no new stations. Bengaluru carried 72,800 unsold units at Q1 2026, up 24 per cent year on year at a 14-month overhang, and East Bengaluru holds half of it. On this corridor alone, this project's 1,215 apartments join Godrej Parkshire's 1,132, Provident Botanico's 1,275 and Sobha One World's 3,484 — over 7,100 new apartments competing for the same buyer, and at handover competing again in resale. And the exit market here is thin in a way the Whitefield resale market is not: two registered transactions in a year is not a price-discovery mechanism.
Who This Works For, and Who It Does Not
It works for the Whitefield-employed end-user on a long horizon. ITPB Gate 1 is 8.22 km, EPIP Zone 10.27 km, Brigade Tech Gardens 14.40 km, and Devangonthi railway station is 4.55 km with around eleven local services covering the eight kilometres to Whitefield in five to nine minutes. A household that will hold for eight to ten years converts rent into equity and rides out the corridor's slow catalysts. That buyer should still test the actual commute — everything westbound funnels through one pipe: NH-648, then Channasandra Main Road, then Whitefield Road.
It works for the patient investor who is buying the format. Six slender towers at 4.5 homes per plate on the least dense large parcel on this corridor, at 65.3 apartments per acre, is a product the belt has never had. If the height is delivered as filed, a high-floor unit here has no local substitute. That is a scarcity argument, and scarcity arguments need time.
It does not work for a short-horizon buyer. With roughly 16 per cent of the base price consumed by transaction costs and brokerage, a sub-four-year hold is very likely to lose money. It does not work for anyone who needs the neighbourhood to function today — no organised mall within 9.17 km, no general hospital within 9.32 km, no named private school between 3.55 km and 8.73 km, and no Cauvery water. And it does not work for anyone who cannot wait, because nothing here can be bought yet.
What Would Change This Analysis
- The Karnataka RERA registration. It publishes the carpet area, the sanctioned plan, the completion date and the escrow account — and until it exists, no transaction is lawful.
- The Environmental Clearance, currently under verification. It publishes the water balance, the sewage treatment plant capacity, the connected load, the parking count and the green cover — the operating cost side of ownership.
- The developer's launch price. The moment a rate is published, this page's derivation is superseded by it, and this page will say so.
- The floor-rise schedule. Across 45 storeys it may be the largest single variable in what any individual buyer actually pays.
- The unit mix. The filing gives 1,215 apartments but not the 2 / 2.5 / 3 / 3.5 BHK split. The mix determines the average ticket and therefore who the project is actually for.
Until those land, treat every figure on this page as what it says it is: our arithmetic, shown in full, on a project that has a documented building and no published price.
Get a written cost sheet
Every figure on this page is an estimate with its working shown. Ask us for the developer cost sheet the moment one exists.
Talk to a Sales ConsultantFrequently Asked Questions
Embassy Millennium Pricing FAQs - Frequently Asked Questions
No. The Millennium Tower on ITPL Main Road in Brookfield is a Gopalan asset — a different developer — roughly eight kilometres from this parcel, and Embassy has no "Millennium Tower" history in Bengaluru. Other unrelated buildings carry the word: Millennium Towers on Queens Road, Brigade Millennium Annexe, and a project registered as "Millennium" by Vaishnodevi Lush Greens. Geography is the only reliable way to tell them apart.
Not as a frontage. Soukya Road is 1,146 metres away in a straight line but 4.45 kilometres by road, because no local road connects north from the site. Soukya Hospital Junction, where the road begins, is 3.49 km away entirely along NH-648, and no routed trip from this pin to Whitefield, ITPB, KR Puram or Hope Farm uses it at all. It is a fair label for the corridor; it is not the address, and this site does not present it as one.
Embassy Millennium is not registered with Karnataka RERA, and no application for it has been filed. A full parse of the K-RERA project registry returns fourteen Embassy-promoted registrations across Karnataka — among them Greenshore, Verde, Paradiso, Springs, Lake Terraces, Grove, Boulevard, Embassy One, Eden, East Avenue and Serene Amara — and not one is in Hoskote taluk, and none is named Millennium. That is consistent with its stage: it holds Terms of Reference granted in April 2026, its Environmental Clearance application is under verification, and developers ordinarily register at or shortly before launch. Under Section 3 of the Real Estate (Regulation and Development) Act 2016 a scheme of this scale cannot be promoted, reserved or conveyed until registration is in place, so there is no lawful deposit, allotment letter or agreement to sell available until the number exists. Verify at rera.karnataka.gov.in.
No developer price exists. Base rate, total pricing and other charges all read On Request in the information supplied to us, and because the project carries no Karnataka RERA registration none can lawfully be quoted. What this site publishes instead is a derivation with the arithmetic in the open: two corroborated Grade-A comparables within about eight kilometres — Godrej Parkshire at ₹11,100 and Provident Botanico at ₹11,339 per sq ft — give a base of ₹11,200, and Embassy's own measured premium of 9.1 per cent in a peripheral township node takes that to a midpoint of ₹12,250 per sq ft within a band of ₹11,500 to ₹13,000. On the size bands supplied to us that implies roughly ₹1.15–1.56 crore for a 2 BHK, ₹1.32–1.76 crore for a 2.5 BHK, ₹1.55–2.08 crore for a 3 BHK and ₹1.78–2.41 crore for a 3.5 BHK, before other charges — our estimates, not a developer price.
Karnataka stamp duty with cess and surcharge runs to approximately 5.65 per cent, and the registration fee is 2.00 per cent — doubled from 1 per cent on 31 August 2025, so any cost sheet still showing 1 per cent is stale. On an under-construction purchase GST is 5.00 per cent with no input tax credit, putting the statutory load at about 12.65 per cent. Add roughly 8 per cent of developer charges for floor rise, preferential location, club, infrastructure and covered parking, and the working multiplier is about 1.20 times base — all-in guidance of ₹1.38–1.87 crore for a 2 BHK, ₹1.59–2.11 crore for a 2.5 BHK, ₹1.86–2.50 crore for a 3 BHK and ₹2.14–2.89 crore for a 3.5 BHK.
No. Without a Karnataka RERA registration there is no lawful booking, allotment or agreement to sell for a project of this size, so there is no legitimate way to reserve a unit, a floor or a price today. Anyone offering to take a booking amount or a "pre-launch" payment should be treated with considerable caution, and you should ask to see the registration number first. What you can do is register an interest, so you hear when the position changes.