Where does this project stand?

Listed on the K-RERA register. Flagged: The latest promised date, 30 Aug 2019, has passed and the filing shows no completion or occupancy certificate.

No certified sale price is on file for this project.

Does the sales pitch match what was filed?

No booked/available count in the latest update.

Is buyers' money protected?

No escrow figures are on the filing. Total project cost filed at ₹2511.23 Cr; escrow account with HDFC.

When will the keys be handed over?

The completion date on the filing is 30 Aug 2019. Applied for completion on 1 Jul 2023; no occupancy certificate is recorded. That date has passed, and the filing shows no completion or occupancy certificate.

Does the brochure match the sanction?

The unit and tower counts are not filed.

What is the builder's record?

Promoter: NAM Estates Private Limited (company). 10 K-RERA registrations on record under this promoter's name. Of those, 3 are marked completed and 2 are past their latest promised completion date today without being marked completed. 7 complaints are filed against the promoter at K-RERA.

What does a buyer commit to, and what can the builder keep?

The proforma agreement for sale is not on the filing.

Overview

Embassy Springs (Plots)

Q: Who owns it, and is the title clean?

Can't check the title here: we hold no filed survey numbers for this project, so no land record can be tied to its land.

Q: Is it approved for its use?

No sanctioned plan number is recorded on the filing.

Embassy GroupDevanahalli

Survey plots · KGIS cadastral

Recent price, super built-upNot verified yet SoldApplied for completion CompletionApplied for completion RERA completion date31 Mar 2023Filing read 20 Oct 2026 Gross yieldNot verified yet North Bengaluru, past yearNot verified yet Findings1 red flag · 4 to review · 3 clear · 1 locked

Sections


Property title & search report
Title & ownership	–	–	–	Not verified
Approvals	1	1	2	Red flag
Disputes & cases	–	–	–	Locked
Contract & costs	–	–	–	Not verified
Technical report
Valuation	–	–	–	Not verified

Price paid per sq ft, super built-up

Not verified yet

Listings and coverage elsewhere

Other sites that list or cover this project. DOSL does not vouch for them, and they can be older than the filing above.

Other projects in Devanahalli


2 Oakland EstatesFiled as completed · no completion certificate on record	DEAMANTE PROPERTIES	Plot	~1,500 sqft (estimate: filed carpet plus 25%)	Aug 2022
Aarohana AdiraActive · 5% built

Title & ownership

Who owns it, and is the title clean?

We haven't verified the rest of this yet.

Sign in first, then it is one click.

Title opinionNot verified yet

Records searched toNot verified yet

Charges on the landNot verified yet

Landowner share of salesNot verified yet

Land and deed chain

How the land reached this project

Not verified yet

Title

Title report

Not verified yet

Charges

Approvals

Is it approved for its use?

Red flag1 red flag · 1 to review · 2 clear

Building plan (BDA)Not verified yet

RERA extensionsGrantedReview

RERA complaints2Red flag

Land conversionNot verified yet

Permits

Validity

Not verified yet

Approval letters

Disputes & cases

Are there court cases or buyer complaints on this project?

Locked

Cases on the landNot checked
Cases on the builder24 cases
RERA complaints2 cases
Builder's other projects12 cases

Unlock this full report

Contract & costs

What does a buyer commit to?

We haven't verified this for this project yet.

Sign in first, then it is one click.

Forfeiture, agreementNot verified yet

Forfeiture, allotment letterNot verified yet

Transfer feeNot verified yet

Maintenance includedNot verified yet

Cancellation

Forfeiture

Not verified yet

Agreement and allotment letter

Not verified yet

Payments

Payment plan

Not verified yet

Valuation

What is it worth?

We haven't verified the rest of this yet.

Sign in first, then it is one click.

Recent price, super built-upNot verified yet

Recent price, carpetNot verified yet

Phase 1 → Phase 2Not verified yet

Gross yield, per sq ftNot verified yet

This project

Price

Price per sq ft, super built-up

Location & risks

What is the location like?

Review2 to review · 1 clear

Height above nearest drainNot verified yet

Groundwater, taluk average19.3 m below groundDevanahalli taluk, July 2023

Water supply, as filedSelf developmentDeclared by the promoter

Metro, under construction3.3 kmDoddajala, under construction

Construction & progress

How is it being built, and when will it be ready?

Review1 to review

CompletionApplied for completion

Possession, agreementNot verified yet

StructureNot verified yet

Structural safety certificateNot verified yet

Progress

Completion, architect

Applied for completion

Work left

By component

Developer

Can the developer deliver?

Receivable, sold flatsNot verified yet

Cost leftNot verified yet

SoldApplied for completion

Sold in the latest quarterApplied for completion

Funding

Estimated cost

Loan & collateral

Can it be financed?

Value, 3BHK ANot verified yet

Max loan, 3BHK ANot verified yet

Borrower marginNot verified yet

Developer's project loanNot verified yet

Value & LTV

3BHK A

Not verified yet

Calculation

Not verified yet

Conditions

Collateral checks

Data room

Documents filed for this project

Documents filed128On K-RERA

Available12799% of filed

K-RERA only1

Approvals with a validity dateNone read

Approvals & NOCs

What we read

Fire NOCKSFES/NOC/63/2016Filed as Fire Force Department, p. 1

Airport height NOCNOC ID BIAL/SOUTH/B/070114/44716Filed as Airport Authority of India, p. 5

Airport height NOCNOC ID BIAL/SOUTH/B/070114/44757Filed as Airport Authority of India, p. 1

Airport height NOCNOC ID BIAL/SOUTH/B/070114/44789Filed as Airport Authority of India, p. 7

Environmental clearanceIssued 19 Jul 2022Filed as SEIAA, p. 3

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Source: K-RERA project page and the documents filed there, as read by us. 10 documents filed with K-RERA, identity papers and photographs, are left out of this list.

Area on the KGIS map	Not verified yet
Land area of this registration	8,56,422 sq m

Building plan (BDA)	Not verified yet
BESCOM	Filed with the registration
Fire NOC	KSFES/NOC/63/2016	Clear
Environmental clearance	SEIAA 70 CON 2021 · EC identification no. EC22B039KA136340 · issued 19 Jul 2022	Clear
Airport height NOC (1 of 3)	NOC ID BIAL/SOUTH/B/070114/44716
Airport height NOC (2 of 3)	NOC ID BIAL/SOUTH/B/070114/44757
Airport height NOC (3 of 3)	NOC ID BIAL/SOUTH/B/070114/44789
KSPCB	Filed with the registration


Sattva City	3.4 km	Locked
Godrej MSR City	3.9 km	Locked
Sattva Vasanta Skye	4.0 km	Locked
Sattva Vasanta Cove	4.2 km	Locked


Embassy Springs (Plots) This project	This project is the point the others are measured from	31 Mar 2023	Not filed	Not verified yet
Sattva City	3.4 km	28 Feb 2032	17% (425 of 2,491)	Locked
Godrej MSR City	3.9 km	31 Mar 2030	100% (1,957 of 1,961)	Locked
Sattva Vasanta Skye

Zoning, RMP 2015	Agriculture	Review
Nearest high-tension line	Nearest high-tension line: 220 kV, 70 m from the site	Clear
Nearest government-flagged flood location	11.2 km, Kondappa layout
Height above nearest drain	Not verified yet

RERA extensions	Granted · Approved 6 Dec 2019
RERA complaints	2
RERA completion date	31 Mar 2023

Nearest storm drain	1.7 km to the south, tertiary drain
Nearest lake, tank or pond	40 m to the south, an unnamed water body
Height above nearest drain	Not verified yet

Possession, agreement	Not verified yet
Schedule end	Not verified yet
RERA completion date	31 Mar 2023	Review
Work began, as filed	17 Oct 2016

Structural safety certificate	Not verified yet
Structural engineer, quarterly	Not verified yet
Design consultants (Form 6)	Not verified yet
Fire safety	KSFES/NOC/63/2016
Environmental clearance	SEIAA 70 CON 2021 · EC identification no. EC22B039KA136340 · issued 19 Jul 2022

Estimated cost	₹2511.23 Cr
Cost incurred	Not verified yet
Cost left	Not verified yet
Collected from buyers	Not verified yet
Receivable, sold flats	Not verified yet
Land cost revision	Not verified yet

Escrow bank	HDFC · Richmond road
Designated account, collected	Not verified yet
Designated account, withdrawn	Not verified yet
Unregistered agreements, over 10% paid	Not verified yet
RERA complaints	2

K-RERA registrations under this promoter	10
Marked completed	3
Past promised date, not completed	2
Complaints filed against the promoter	7

Projects within 4 km, counted	19 (11 with an approximate location)
Flats in them	13,318
Booked	8,667 of 13,318 (65%)
Unsold	4,651
Booked a month, pooled	256 flats
Months to sell, pooled	18 months

Groundwater	Devanahalli taluk average, July 2023: 19.3 m below ground
What it means	Not verified yet
Water below ground	19.3 m, the taluk average
Through the year	Not verified yet
Water supply, as filed	Self development
Nearest city water main	7.3 km	Review

Height above nearest drain	Not verified yet
Nearest drain	1.7 km to the south, tertiary drain
Ground level	Not verified yet
Metro, operational	Not verified yet
Metro, under construction	3.3 km, Doddajala


Kempegowda Airport	12.9	17	9.3
MG Road (CBD)	31.0	35	25.9
Manyata Tech Park	26.2	30	18.1
ITPL, Whitefield	42.9	47	27.7
Ecospace, Bellandur ORR	46.5	55	32.1
Electronic City Ph 1	50.8	59	41.5

Landfill or waste transfer station	None within 3 km
Sewage treatment plant	None within 3 km
Quarry	1.5 km to the south-east
Crematorium	None within 3 km
Prison	None within 3 km
Electrical substation	2.6 km to the south-east