VERIFIEDCOMMERCIALReadyRERA · PRM/KA/RERA/1251/310/PR/180623/001892 STRONG BUY
Embassy TechSquare
Outer Ring Road, Bellandur, Bengaluru · by Embassy Group
Grade-A LEED Platinum office on ORR — leased anchor + strata sale.
From
₹2.40 Cr
₹/sqft
18,500–24,800
Configs
Grade-A Office · Retail Podium
Possession
Ready
Project Layout
Master plan & density profile
Type
Commercial Tower
Towers
3
Units
142
Floors
16
Density
—
Open Space
38%
Design Philosophy · Compact integrated township with mid-rise massing optimised for daylight access, internal road grid, and amenity proximity.
Configuration
Unit mix, sizes, ticket pricing
| Config | Carpet/SBA (sqft) | ₹/sqft | Ticket (₹ Cr) | Stock share |
|---|---|---|---|---|
| Grade-A Office | 1,200–13,100 | ₹18,500 | 2.22–24.23 | 45% |
| Retail Podium | 13,100–25,000 | ₹24,800 | 32.49–62.00 | 35% |
Features
In-unit specifications
LEED Platinum
4-pipe FCU HVAC
100% DG backup
Smart access (Honeywell)
Floor-plates 28-32k sqft
Amenities
Community facilities
Food court (8 outlets)
Crèche
Gym + showers
EV fleet charging
Conference centre
Population Density
Micromarket demographics
Density (per sq.km)
11,200
Median Age (yrs)
30
Workforce
8.5 L
5Y Growth
+12%
Price Trends
₹/sqft historical movement
2021
₹12,500
Current
₹23,200
CAGR
13.2%
Rental Yield
8.2%
Competition Matrix
Comparable projects in Bengaluru
| Project | Builder | Status | ₹/sqft | Δ vs Embassy TechSquare |
|---|---|---|---|---|
| Brigade Cornerstone | Brigade Group | Ready | ₹19,918 | -8% |
| Sobha Town Park | Sobha Ltd | Under Construction | ₹21,001 | -3% |
| Embassy Edge | Embassy Group | Under Construction | ₹22,516 | +4% |
| Prestige Park Drive | Prestige Group | Pre-Launch | ₹24,032 | +11% |
IRR Modelling
5-year scenario projection
Bear Case
10.5% IRR
Appreciation
+4.2% / yr
Yield
7.6%
5Y multiple
1.40x
Base Case
15.8% IRR
Appreciation
+9.2% / yr
Yield
8.2%
5Y multiple
1.90x
Bull Case
21.1% IRR
Appreciation
+13.2% / yr
Yield
8.8%
5Y multiple
2.60x
Rental Analytics
Monthly rent expectation by config
| Config | Monthly rent (₹) | Deposit |
|---|---|---|
| Grade-A Office | ₹7,95,414 – ₹10,12,345 | 6-9 months |
| Retail Podium | ₹28,40,939 – ₹36,15,741 | 6-9 months |
Buyer-Profile Impact
Risk by buyer type
End-user
LOWPhysical asset exists; possession-day defects only.
Investor (rental)
LOWYield 8.2% — income-grade.
NRI (remote owner)
LOWEngage property manager day-one; rely on RWA strength.
Speculative flip
MEDIUMResale liquidity depends on builder brand strength.
Expected ROI
Forward return projection
2 Years
+14%
Projected capital appreciation
3 Years
+24%
Projected capital appreciation
5 Years
+46%
Projected capital appreciation
ROI bands are PrimusProp buyer-side projections using historical PSF CAGR × micromarket supply/demand index. Not investment advice.
Location Analytics
Connectivity, social infra, employment
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Connectivity
- ORR0.1 km · 1 min
- Sarjapur Rd2.8 km · 8 min
- KIA Airport48 km · 70 min
- Bellandur Metro (U/C)0.6 km · 3 min
Social Infrastructure
- Inorbit Mall1.4 km · Retail
- Sakra World Hospital3.2 km · Hospital
Employment Hubs
- ORR Tech Belt0 km · 8.5 L jobs
- Whitefield11 km · 4.2 L jobs
Builder Profile
Embassy Group
Founded
1993
Delivered
85 msft
Active Projects
18
On-Time Score
91/100
Open Complaints
12
Brand Discount
0%
Buyer-side Notes
India's largest commercial REIT sponsor. Tier-1 institutional credibility.
Strengths
- • Tenanted with Tier-1 IT
- • REIT-grade asset, easy exit
- • Highest yield band in BLR
Risks
- • ORR traffic capping rent growth
- • Late-cycle micromarket
Legal Intelligence
Title, RERA, BBA
Title
Clear ✓
Encumbrance
CLEAN
RERA
ACTIVE
BBA Score
86/100
PrimusProp Verdict
Buy / Hold / Avoid with negotiation target
STRONG BUY
Tier-1 sponsor, clean legal, strong demand catalysts, undervalued vs comparable.
Fair PSF
₹21,650
Negotiate To
₹20,784
Buyer Representation
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