Comparing Embassy Greenshore vs Total Environment Sarjapur puts two luxury projects on opposite sides of Bengaluru side by side. Embassy is building 878 residences across eight towers on roughly 14 acres inside its 288-acre Embassy Springs township at Devanahalli, with Hegganahalli Lake along the full northern boundary. Total Environment Codename Echoes is planned across 22.87 acres on the Varthur-Sarjapur Road at Dommasandra, with six towers and only two large-format configurations. Same city, two entirely different propositions, which is what makes Embassy Greenshore vs Total Environment Sarjapur worth running properly.
Two Bengaluru Corridors At Opposite Ends Of The City
Embassy Greenshore sits in Hegganahalli Village, Kundana Hobli, about 3.5 km west of NH-44 at Sadahalli Gate, with Kempegowda International Airport roughly 12 km away, the upcoming Doddajala metro station on the Blue Line 3.5 km out, the STRR at 8 km and Manyata around 25 km. Codename Echoes sits north-east of Dommasandra Circle on the Varthur-Sarjapur Road in East Bengaluru, with Oakridge International School effectively across the road, TISB and One World both under a kilometre, the proposed Phase 3A metro station at Dommasandra Circle about 1.5 km away, Wipro Kodathi 5 km and the ORR technology belt 11 to 12 km. The airport, however, is roughly 47 km. One address is built around the airport, the other around schools.
Specifications And Pricing Set Out Side By Side
The clearest way to read Embassy Greenshore vs Total Environment Sarjapur is to place the declared figures beside one another.
| Parameter | Embassy Greenshore | Total Environment Codename Echoes |
|---|---|---|
| Location | Embassy Springs, Devanahalli, North Bengaluru | Dommasandra, Varthur-Sarjapur Road, East Bengaluru |
| Developer | Embassy Developments Limited (listed) | Total Environment Building Systems (private) |
| Land parcel | 14.34 acres inside a 288-acre township | 22.87 acres, standalone |
| Towers | 8 towers, 2B + G + 18 | 6 towers; two Phase 1 towers at 32 floors |
| Total homes | 878 residences | Unit count released at launch |
| Configurations | 3, 3.5 and 4 BHK, plus penthouse and Jodi | 3 BHK + Study and 3 BHK + Home Office + Staff Suite |
| Saleable range | 1,750–2,577 sq. ft. | 2,490–3,650 sq. ft. |
| Quoted rate | Rs 12,500 (T1–T7); Rs 13,000 (T8) per sq. ft. | Around Rs 20,000–20,100 per sq. ft., derived |
| Ticket size | Rs 2.50 Cr – Rs 4.19 Cr, all-inclusive | Rs 5.00 Cr and Rs 6.48 Cr onwards, Blue specification |
| Handover | Standard apartment handover | Furnished and fitted out, ready to occupy |
| RERA status | Registered, PRM/KA/RERA/1250/303/PR/201125/008265 | Awaited |
| Possession | 31 December 2031 | Confirmed at RERA registration |
The rate gap of roughly seven thousand rupees a square foot is the headline, but handover condition explains a large part of it.
What Each Ticket Size Actually Buys A Buyer
At Rs 12,500 per sq. ft. quoted, Embassy Greenshore’s 3 BHK opens at Rs 2.50 Cr for 1,750 sq. ft., rising through the 3.5 BHK at Rs 3.16 Cr and the 4 BHK at Rs 3.70 Cr to the Tower 8 4 BHK Large at Rs 4.19 Cr. Site coverage is held to 15.39% with roughly 84.6% of the parcel open, and the northern apartments look across an 8 m fire driveway and a 16 m setback to open water. At around Rs 20,000 per sq. ft., Codename Echoes opens at Rs 5.00 Cr for the 2,490 sq. ft. I20 and Rs 6.48 Cr for the 3,240 sq. ft. I25, handed over furnished and fitted with hybrid central air-conditioning and a double-height terrace garden deep enough to grow a tree.
Amenities Across The Clubhouses And The Township Infrastructure
Greenshore operates amenity on two tiers. The project carries its own clubhouse with indoor games, banquet space, pool and children’s pool, gymnasium, yoga and meditation zones, steam and sauna, sports courts and a vehicle-free landscaped podium. Beyond that, residents access the Embassy Springs township stack: a clubhouse of roughly 1.5 lakh sq. ft., a 5.5-acre man-made lake with a 7.8-acre promenade, 32-plus parks across 45-plus acres, a 34-acre retail town centre and Embassy Academy within walking distance. Echoes programmes across four groups, covering a swimming pool and heated pool, gymnasium, tennis, badminton, squash, basketball, indoor games, multipurpose hall, guest suites, cafeteria, theatre and children’s play, with a convenience store, clinic and pharmacy and salon on site. Its clubhouse area is released at launch.
Growth Profiles And Rental Benchmarks In Both Micro-Markets
Devanahalli has moved roughly 11 to 12% over twelve months, 57% over three years, 72 to 73% over five and about 109% over ten, with branded launches running Rs 11,000 to Rs 14,000 per sq. ft. and an outlook of 8 to 15% in stable conditions. Sarjapur Road has the longer record, delivering roughly 186 to 189% over ten years and 98 to 113% over five, with Dommasandra sitting 30 to 40% below the corridor average, which is where its remaining runway is argued to be. Rental benchmarks are identical at 3.5 to 4% semi-furnished and 4 to 4.5% furnished. On returns, Embassy Greenshore vs Total Environment Sarjapur separates on entry basis rather than on yield, since one corridor is still re-rating while the other has already compounded for a decade.
