Embassy Boulevard has just three villas per acre, and each one comes with its own private heated pool. In a city where "luxury villa" often means a plot barely bigger than your living room, that ratio alone tells you this is a different league. Designed by the same Singapore-based architect behind Embassy's most iconic towers, Boulevard has quietly become one of North Bangalore's most exclusive addresses. Here's the real story on what it offers and what to check before you get seduced by the brochure.
What Is Embassy Boulevard?
Embassy Boulevard is an ultra-luxury villa community by Embassy Group, located in Hosahalli, near the Yelahanka Air Force Station, right on the Bangalore-Hyderabad Highway (NH-44) in North Bangalore. Spread across a sprawling estate (reported as either 51 or 58 acres depending on the source), the project is genuinely low-density, with only around 170 villas and roughly three homes per acre, plus 28 landscaped parks totalling around 5 acres of green space woven through the community. It's a mature, fully ready-to-move project today, designed by the acclaimed Andy Fisher Workshop of Singapore, the same design team behind Embassy Lake Terraces.
The villas come in 4 and 5 BHK configurations across five distinct villa types, Willow, Pine, Cedar, Silver Oak, and Cypress, with sizes ranging from around 3,935 sq. ft. up to roughly 7,310 sq. ft. Every villa includes its own private heated pool, a private lift, double-height ceilings, and outdoor barbecue space set among landscaped, sculpted gardens, genuinely resort-grade living within your own four walls.
Why People Actually Like It
The privacy math is hard to beat. At just three villas per acre, Embassy Boulevard offers a level of space and seclusion that's increasingly rare in Bangalore's villa market, most gated communities pack in far more homes per acre than this.
Architectural pedigree that shows. With the same design studio behind Lake Terraces at the helm, Boulevard carries a distinct, considered design language, not the generic "luxury villa" template you see repeated across the city.
A genuinely five-star clubhouse. The Blvd Club spans around 1,00,000 sq. ft. and includes a spa, gym, banquet hall, business rooms, and guest suites, an international-standard facility that elevates daily life well beyond the villa itself.
It's ready, established, and proven. With possession having started years ago, this isn't a project you're betting on, you can walk the estate, see the mature landscaping, and get a genuine feel for the community as it stands today.
Strong connectivity for a retreat-style address. Sitting around 12-14 km from Kempegowda International Airport and roughly 13 km from Hebbal flyover, Boulevard offers a genuine sense of escape without cutting you off from the city or airport.
What You Should Know Before You Get Swept Up
We'd rather flag this now than have you find out later:
Pricing has an enormous range. Depending on the source, villa type, and configuration, quoted prices run anywhere from around ₹7.9 Cr to over ₹17 Cr, with some current listings starting closer to ₹15.5 Cr onwards. This is one of the widest bands you'll see in any single villa project, so never anchor to a single number, always insist on a villa-type-specific, current cost sheet.
Since it's a mature, ready project, most current inventory is resale. Pricing, condition, and negotiation dynamics work differently for resale than for fresh developer stock, get an independent valuation rather than relying purely on the seller's asking price.
Project scale figures aren't fully consistent. You'll see the land area cited as either 51 or 58 acres, and total villa count as either 168 or 170, across different listings. Minor discrepancies, but worth confirming the exact numbers with Embassy directly.
Possession start dates are reported differently too, with some sources citing June 2019 and others June 2022. Confirm the actual handover date and current occupancy status for the specific villa you're considering.
Being on the Bangalore-Hyderabad Highway means solid connectivity, but also real highway traffic to navigate during peak hours, worth experiencing firsthand before deciding.
Who Is This Really For?
If you're an end-user who wants genuine space, privacy, and resort-grade villa living with a real architectural identity, Embassy Boulevard is about as exclusive as North Bangalore gets. If you're an investor, the appeal is the brand strength, extreme low-density scarcity, and a mature, well-reviewed community, but given the very wide pricing spread and a resale-dominant market, you'll want a clear, villa-specific valuation before committing, not a headline number from a listing site.
Thinking About Embassy Boulevard? Talk to Us First
Every listing will show you the lowest number just to get your enquiry. What you actually need before committing this kind of money is someone with no stake in the deal telling you the real pros, the real cons, and whether the villa and price you're being quoted genuinely make sense.
That's exactly what we do at Yes Property. We work directly across North Bangalore's ultra-luxury villa and resale market with developers like Embassy, Adarsh, Lodha, Prestige, Sobha, and Brigade, which means we can give you a genuinely unbiased comparison, not a one-sided pitch.
Reach out to us for:
- An honest, no-pressure review of Embassy Boulevard, pros, cons, and how it compares to similar ultra-luxury villa communities in North Bangalore
- Current, verified pricing, floor plans, and villa-wise availability
- Clarity on RERA registration and possession status for the specific villa you're considering
- Resale and rental outlook if you're evaluating it as an investment
- Expert guidance on negotiation, documentation, and picking the right villa for your budget and goals
Get in touch with Yes Property for a free, unbiased consultation →
Frequently Asked Questions
Where is Embassy Boulevard located? It's located in Hosahalli, near the Yelahanka Air Force Station, on the Bangalore-Hyderabad Highway (NH-44) in North Bangalore.
What villa configurations are available? 4 and 5 BHK villas across five types, Willow, Pine, Cedar, Silver Oak, and Cypress, with sizes ranging from around 3,935 sq. ft. to roughly 7,310 sq. ft.
Is Embassy Boulevard RERA registered? Yes, the project is RERA registered under PRM/KA/RERA/1251/309/PR/171015/000628. Always confirm the current registration status directly on the Karnataka RERA website before booking.
Is Embassy Boulevard a good investment? It has strong fundamentals, a trusted developer, exceptional low-density privacy at just three villas per acre, distinguished architecture, and a mature, established community. That said, given the wide pricing spread and a resale-heavy market, independent, villa-specific verification is strongly recommended before deciding.
Who is developing Embassy Boulevard? Embassy Group, founded in 1993 by Chairman and Managing Director Jitendra Virwani, one of India's leading real estate conglomerates with a portfolio spanning residential, commercial, retail, and hospitality developments across India and internationally.
Disclaimer: This information has been compiled from publicly available sources on the internet, including the developer's official listings and third-party real estate platforms, and is intended for general informational purposes only. Details such as pricing, availability, specifications, and RERA registration are subject to change and should be independently verified with the developer or RERA before making any purchase decision. This content does not constitute financial or investment advice.
