North Bengaluru’s luxury housing market has two headline launches competing for the same premium buyer this cycle. The Embassy Sky Terraces vs Century Immencity debate pits a low-density tower community on Bellary Road in Hebbal against a residential district set inside a 50+ acre mixed-use destination at Jakkur. Both start at around ₹4.25 to ₹4.3 Cr, both promise large-format homes, yet each delivers a very different kind of address. Here is how they compare.
Two Trusted Developers With Distinct Legacies Across Bengaluru’s Luxury Market
Embassy Sky Terraces is developed by Embassy Group through Embassy Developments Limited, a company listed on both the BSE and NSE. The group brings more than 30 years of experience and a portfolio spanning commercial, residential, industrial and hospitality assets. Crucially, this project sits right next to the fully sold-out Embassy Lake Terraces, giving buyers a proven benchmark for the specification and lifestyle they can expect.
Century Immencity comes from Century Real Estate Holdings, a Bengaluru developer with a 50-year operating history, a land bank of over 3,000 acres and a development portfolio of 25+ million sq. ft. Its residential collection, launched under the codename Blue Moon, features landscape design by BDP, London, and architecture by Urban Frame, India. Both brands carry real weight, but they appeal to buyers for quite different reasons.
Project Scale, Density and Master Planning Compared Side by Side
The biggest structural difference lies in how each project is planned. Sky Terraces is a dedicated residential community, while Immencity places its homes inside a larger commercial, retail and hospitality ecosystem.
| Parameter | Embassy Sky Terraces | Century Immencity |
| Land area | 10.5 acres | 6-acre residential district within 50+ acres |
| Total residences | 615 | 334 |
| Towers | 4 towers, G+23 | 5 towers, G+13 to G+14 |
| Homes per floor | 7 | 5 |
| Open space | ~75% | 75% |
| Signature feature | 2.4-acre vehicle-free podium | No common walls in ~80% of homes |
| Possession | December 2030 | 2031 (as per RERA) |
Immencity offers fewer homes per floor, whereas Sky Terraces offers taller towers and a larger residential community. Both, however, keep roughly three-quarters of their land open, which is rare for luxury launches this close to the city.
Configurations and Pricing Reveal Two Very Different Value Propositions
At the entry level, prices are almost identical. Sky Terraces’ 3 BHK Regular of 2,090 sq. ft. starts at ₹4.3 Cr, while Immencity’s 3 BHK of 2,175 sq. ft. starts at ₹4.25 Cr. The mid-segment is where the Embassy Sky Terraces vs Century Immencity comparison gets interesting: both ask ₹5 Cr, but Immencity’s 3 BHK Luxe offers 2,565 sq. ft. against the 2,469 sq. ft. 3 BHK Large at Sky Terraces.
That said, every Sky Terraces home includes a staff suite, whereas Immencity’s base 3 BHK is a three-bedroom, three-toilet format without one. The Sky Terraces 4 BHK measures 2,936 sq. ft. at ₹7.2 Cr, while Immencity’s 3,020 sq. ft. 4 BHK is priced on request. At the top end, Sky Terraces offers a ~4,939 sq. ft. jodi 5 BHK in Tower 1, and Immencity offers 5 and 6 bed penthouses from ₹14 Cr.
Hebbal’s Established Convenience Versus Jakkur’s Emerging Airport Corridor Growth
Sky Terraces enjoys a mature Hebbal address. The Hebbal flyover is about 1.5 km away, Karle Town Centre roughly 3.5 km and Manyata Tech Park around 4.5 km, while Esteem Mall is barely half a kilometre from the site. The planned multi-modal metro interchange at Hebbal further strengthens its long-term connectivity story, although Kempegowda International Airport is around 35 to 40 minutes away.
Immencity sits directly on NH-44 at Jakkur, with the airport about 20 km or 30 minutes away. Phoenix Mall of Asia is 2.2 km, Sparsh Hospital 1.5 km and Mallya Aditi International School 3.7 km away. The Blue Line’s Yelahanka and Jakkur Cross stations, targeted for around 2027, are within roughly 2 to 2.6 km. Manyata Tech Park, however, is farther at 7.8 km, so city-bound commuters may find Hebbal more practical.
Final Verdict: Which Project Suits Your Priorities and Budget Best
Choose Sky Terraces if you value an established neighbourhood, the Lake Terraces adjacency, Italian marble flooring, 100% power backup and a staff suite in every home. Its pre-launch status means early EOI applicants may secure priority allocation, though KA RERA registration is still awaited.
Choose Immencity if you prefer a RERA-registered project, fewer homes per floor, slightly larger layouts at similar prices and a live-work-play campus with offices, retail and a 400+ key hotel. Its pricing premium, however, depends on those commercial districts being delivered as planned.
Ultimately, Embassy Sky Terraces vs Century Immencity is less about which is better and more about which lifestyle fits you. Compare full cost sheets, including floor rise, PLC, club charges and taxes, before committing, and visit both sites to judge the neighbourhood firsthand.
