Project Overview at a Glance
| Factor |
Embassy Knowledge Park |
Godrej MSR City |
| Developer |
Embassy Group |
Godrej Properties |
| Location |
IVC Road, Tharahunise, Devanahalli |
Shettigere Road, Yerthiganahalli, Devanahalli |
| Total Area |
55.1 Acres |
62 Acres |
| Total Units |
855 Units |
~4,000 Units, 31+ Towers |
| Configurations |
2, 3, 4 BHK + 4 & 5 BHK Villas |
2 BHK and 3 BHK Only |
| Airport Distance |
15 km, KIA Terminal 1 |
7.5–9 km, KIA |
| 2 BHK Size |
~1,200 sq.ft |
1,186–1,314 sq.ft |
| 2 BHK Starting Price |
₹1.7 Cr |
₹1.35 Cr, Phase 2 onwards |
| 3 BHK Starting Price |
₹1.95 Cr |
₹1.79 Cr, 1,725 sq.ft |
| Per Sq.ft Approx. |
~₹11,250 |
~₹10,800 |
| RERA Status |
Pending |
Both Phases RERA Registered |
| Possession |
2031 |
Phase 1: March 2030, Phase 2: January 2031 |
| Clubhouse |
40,000 sq.ft |
50,000 sq.ft, Phase 1 + 5 Total Across Phases |
| Villas |
Yes, Phase 2 EOI Open |
No |
| Theme |
Premium Low-Density Township |
Mediterranean |
Price and Size: How the Numbers Actually Compare
Godrej MSR City's 2 BHK starts at ₹1.18 Crores for 1,186 sq ft in Phase 1 — though those early units are sold out. Phase 2 pricing for a comparable 2 BHK now runs from ₹1.35 Crores onwards. Embassy Knowledge Park's 2 BHK starts at the same ₹1.7 Cr for roughly 1,300 sq ft, so the entry price is effectively identical at current market rates, with both projects sitting around ₹11,000–₹11,250 per sq ft. The 3 BHK comparison is more interesting. Godrej MSR City's 3 BHK starts from ₹1.79 Crores for 1,725 sq ft. Embassy Knowledge Park's 3 BHK starts from ₹1.95 Crores for 1,750–2,000 sq ft. Godrej comes in cheaper at entry, though the size difference at the bottom of the range is only 25 sq ft. If you go up to Embassy Knowledge Park's 2,000 sq ft variant, it's a bigger unit than anything Godrej MSR City offers in the 3 BHK format. Embassy Knowledge Park also has 4 BHK apartments (up to 2,500 sq ft) and 4–5 BHK villas (4,000–5,000 sq ft) — Godrej MSR City tops out at 3 BHK apartments with no villa product at all.
Location: IVC Road vs Shettigere Road
Both projects are in the Devanahalli belt, but the roads diverge. Godrej MSR City is at Yerthiganahalli, Shettigere, just minutes from NH-44, approximately 7.5 km from KIA. Embassy Knowledge Park on IVC Road is 15 km from KIA Terminal 1 — meaningfully further from the airport, but directly on the corridor serving Prestige Tech Cloud Park at 7.6 km, L&T Tech Park, and Ecopolis.
The location trade-off here is clean: if your day-to-day life centres on the airport — aviation professionals, NRIs flying frequently, expats — Godrej MSR City's 7.5 km has a real advantage. If your commute is to the IVC Road tech-park cluster rather than the airport itself, Embassy Knowledge Park's road is the better fit. Godrej MSR City lists KIADB Aerospace Tech Park at 9 km and Manyata Tech Park at 21 km. Embassy Knowledge Park has Prestige Tech Cloud at 7.6 km and the L&T and Ecopolis parks on the same road.
RERA Status, Possession and Scale Risk
Godrej MSR City Phase 1 received RERA approval on April 1, 2025, and Phase 2 was approved on June 30, 2025, with possession for Phase 1 expected by March 2030 and Phase 2 by January 2031. Both phases have BDA, BBMP, and BMRDC clearances in addition to RERA registration.
Embassy Knowledge Park's RERA registration is still in process, with possession set for 2031. To be straight about it: RERA registration matters more than most buyers give it credit for — it's the legal framework that gives you recourse on timeline and quality. Godrej MSR City's two registrations completed within three months of launch in 2025. Embassy Group's track record is well-established with Embassy Springs, Embassy TechVillage, and Embassy Eden, but the paperwork gap here is real and worth factoring into your decision.
One scale-related difference: at 855 units across 55.1 acres, Embassy Knowledge Park's density is significantly lower than Godrej MSR City's roughly 4,000 units across 62 acres. That's a meaningful quality-of-life number — fewer people sharing amenities, more green space per resident, less peak-hour pressure on the internal road. Godrej MSR City's Phase 1 clubhouse is 50,000 sq ft and the full township plans five clubhouses, which compensates for scale — but 4,000 residents sharing five clubhouses is still a different density than 855 residents around one 40,000 sq ft clubhouse. Godrejvanantara
Who Godrej MSR City Suits
Godrej MSR City suits buyers who want a shorter airport commute, a RERA-registered project with active construction underway, a lower 3 BHK entry price, and the Godrej brand's delivery track record behind them. Rental income potential is real — 2 BHK units in the area currently earn ₹18,000–₹25,000 a month and 3 BHKs fetch ₹28,000–₹35,000. For pure investors with a 2030 possession horizon who don't need villa access, the numbers are reasonable. The Mediterranean theme and 20-acre green zone give it genuine lifestyle differentiation within the Shettigere micro-market.
Who Embassy Knowledge Park Suits
Embassy Knowledge Park suits buyers who want lower overall density, larger unit sizes at similar per-sq-ft rates, villa access in Phase 2, and positioning on the IVC Road tech-park corridor. The 2 BHK at 1,200 sq ft and 3 BHK at 1,750–2,000 sq ft are larger footprints than Godrej MSR City's corresponding configurations at the same starting price. Phase 2 villas at 4,000–5,000 sq ft put Embassy Knowledge Park in a different asset class entirely for buyers who've already outgrown apartment living. And at 855 units on 55.1 acres, if low-density community living is what you're actually after, this project delivers it more directly than a 4,000-unit township can. Check the full price breakdown or floor plan details to see whether the size-versus-cost equation works for your specific configuration.
Frankly, if RERA approval today and a 2030 possession date matter most to you, Godrej MSR City is the more de-risked choice right now. If you want lower density, villa access, and larger apartments on the tech-park corridor, Embassy Knowledge Park is the stronger fit — once RERA registration is complete.
