Buyers scanning North Bengaluru’s premium launches in 2026 keep landing on two very different addresses, and the Codename Club Class vs Embassy Sky Terraces question captures that choice neatly. One is a lakefront, 220-home boutique community by the Ramky Group and Multigen at Thirumenahalli, off Thanisandra Main Road. The other is Embassy Group’s 615-residence ultra-luxury development on Bellary Road in Hebbal, right beside the sold-out Embassy Lake Terraces. Both are accepting Expressions of Interest, both await Karnataka RERA registration, and both promise large homes with generous open space. Yet they differ sharply on ticket size, density and neighbourhood character. This guide sets out the facts side by side so you can decide which project genuinely fits your budget, family needs and lifestyle over the long term.
Project Scale, Land Parcel and Density Compared Side by Side
Scale is the first place where the Codename Club Class vs Embassy Sky Terraces comparison splits into two clear personalities. Club Class sits on about 3 acres with twin 28-storey towers, while Sky Terraces spreads across 10.5 acres with four G+23 towers. The snapshot below uses each developer’s indicative pre-launch figures for quick reference.
| Parameter | Codename Club Class | Embassy Sky Terraces |
|---|---|---|
| Developer | Ramky Group with Multigen | Embassy Group |
| Location | Thirumenahalli, Thanisandra | Bellary Road, Hebbal |
| Land area | ~3 acres | 10.5 acres |
| Total homes | 220 | 615 |
| Homes per floor | 4 per tower, all corners | 7 per floor |
| Open space | ~80% | ~75% |
| Possession target | 2029 | December 2030 |
Club Class offers a smaller, more intimate community, whereas Sky Terraces delivers a larger campus built around a 2.4-acre vehicle-free podium and a single iconic clubhouse.
Configurations, Unit Sizes and Home Layouts for Different Family Needs
Club Class keeps its product focused on two formats. The 3 BHK homes, each with three toilets, range from 1,832 to 2,128 sft, while the 3.5 BHK homes add a study and measure 2,289 to 2,312 sft. Every residence is a Vastu-compliant corner home with no shared walls and outdoor decks of 25 to 45 ft facing the lake.
Sky Terraces works on a bigger canvas. Its 3 BHK Regular measures 2,090 sft, the 3 BHK Large 2,469 sft and the 4 BHK 2,936 sft, each with a staff suite and separate entrance. Tower 1 also offers a 5 BHK jodi home of about 4,939 sft. In the Codename Club Class vs Embassy Sky Terraces layout contest, Embassy wins on size, Club Class on corner privacy.
Pricing, Per Square Foot Rates and Overall Value for Money
Price is where the Codename Club Class vs Embassy Sky Terraces debate becomes most decisive. Club Class starts at ₹2.15 Cr++ for the entry 3 BHK and rises to about ₹3.50 Cr++ for the largest lake-facing 3.5 BHK homes. That works out to roughly ₹11,700 to ₹15,100 per sft, close to the Thanisandra average of about ₹11,500 per sft.
Sky Terraces begins at ₹4.3 Cr for the 3 BHK Regular, ₹5.0 Cr for the 3 BHK Large and ₹7.2 Cr onwards for the 4 BHK, implying ₹21,000 to ₹24,000 per sft. That premium buys Italian marble flooring, IGBC Gold-aligned design and a Hebbal address. Both projects will also add GST at 5%, floor-rise charges and club membership fees to the base price. Value seekers lean toward Club Class, while marquee-address buyers accept Embassy’s higher ticket.
Location, Connectivity and Neighbourhood Infrastructure Around Each Project
On connectivity, the Codename Club Class vs Embassy Sky Terraces equation tilts toward Hebbal, which gives Sky Terraces an established base. The Hebbal flyover is about 1.5 km away, Manyata Tech Park roughly 4.5 km and Kempegowda International Airport around 26 km, with Phoenix Mall of Asia and leading hospitals close by.
Club Class enjoys a quieter lakefront setting beside the 30-acre Thirumenahalli Lake. Bhartiya City and the Mall of Bengaluru are about 2.6 km away, Manyata Embassy Business Park roughly 6.8 km and the airport around 22 km. The nearest metro, Yelahanka on the Blue Line airport corridor, is about 4.6 km from the site. Families also get schools such as Rashtrotthana Vidya Kendra and Vidyashilp Academy within easy reach. Hebbal wins on maturity, while Thanisandra offers growth headroom and a protected lake view.
Final Verdict on Choosing Between These Two North Bengaluru Launches
The Codename Club Class vs Embassy Sky Terraces choice comes down to budget and priorities rather than a single winner. Club Class suits buyers who want a large corner home, direct lake frontage and twin clubhouses with 30+ curated experiences from ₹2.15 Cr++. Sky Terraces suits HNI and NRI buyers seeking a staff suite, 50+ amenities and a Hebbal address beside Embassy Lake Terraces.
Both projects are still at the EOI stage, so pricing, specifications and possession dates stay indicative until RERA registration. Before committing, verify approvals, the final cost sheet and the payment plan with each developer, and compare them against your own timeline. Club Class targets possession in 2029, about a year ahead of Sky Terraces’ December 2030 date. Whichever you pick, you are buying into one of Bengaluru’s strongest growth corridors.
