For HNI and NRI investors eyeing North Bengaluru, Embassy Sky Terraces vs Century Immencity is one of the most relevant comparisons of 2026. Both projects sit on the airport corridor, both start at around ₹4.25 to ₹4.3 Cr, and both are backed by established Bengaluru brands. Yet their pricing, approval status and demand drivers differ enough to shape very different return profiles for investors.
Price per Square Foot Tells the Real Story Behind Headline Tags
Headline prices look similar, but the rate per sq. ft. shows where each project positions itself. Sky Terraces rates below are derived from brochure starting prices.
| Configuration | Embassy Sky Terraces | Century Immencity |
| Entry 3 BHK | 2,090 sq. ft. at ₹4.3 Cr (~₹20,575/sq. ft.) | 2,175 sq. ft. at ₹4.25 Cr (~₹19,540/sq. ft.) |
| Larger 3 BHK | 2,469 sq. ft. at ₹5.0 Cr (~₹20,250/sq. ft.) | 2,565 sq. ft. at ₹5 Cr (~₹19,494/sq. ft.) |
| 4 BHK | 2,936 sq. ft. at ₹7.2 Cr (~₹24,525/sq. ft.) | 3,020 sq. ft., price on request |
| Largest format | ~4,939 sq. ft. jodi 5 BHK, on request | 5,190 sq. ft. penthouse at ₹14 Cr (~₹26,975/sq. ft.) |
Immencity is marginally cheaper per sq. ft. on apartments, while Sky Terraces commands a clear premium on its 4 BHK. Neither figure includes floor rise, PLC, club membership, corpus, stamp duty or GST.
Micro-Market Momentum in Hebbal and Jakkur Supports Long-Term Appreciation
Hebbal has matured into one of Bengaluru’s most consequential luxury pockets. According to Sky Terraces’ project overview, the micro-market recorded 72.4% appreciation over three years and 126.2% over five years, with premium new launches at ₹20,000 to ₹25,000 per sq. ft. Hebbal also contributed 22% of Bengaluru’s luxury apartment sales above ₹10 Cr in FY25.
Jakkur is catching up quickly. Portal data cited in Immencity’s overview shows roughly 69% three-year and 101.7% five-year appreciation, yet local premium societies still trade near ₹16,000 per sq. ft. That places Immencity’s ~₹19,500 rate about 22% above Jakkur’s best-quoted comparable. In simple terms, Sky Terraces is priced in line with its micro-market, while Immencity is priced ahead of its surroundings on the strength of its destination concept.
Approval Status and Possession Timelines Affect Your Risk Profile Significantly
In any Embassy Sky Terraces vs Century Immencity assessment, regulatory clarity is a major differentiator. Immencity’s residential phase is already registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/160526/008662, with possession set for 2031. Buyers can verify the registration and sanctioned plan on the RERA portal today.
Sky Terraces is still in pre-launch, with Expression of Interest forms being accepted at Embassy’s office. KA RERA registration, BBMP/BDA plan sanction and environmental clearance are in process, and possession is targeted for December 2030. Phase 1 will release 400 of the 615 units, with allocation based on EOI priority numbers. Early entrants may benefit from an expected 7 to 12% escalation between phases, but they also accept the uncertainty that exists before approvals and final pricing are locked.
Rental Demand Drivers From Tech Parks, Commercial Hubs and Infrastructure
Both projects cite A-class developer rental yields of 3.5 to 4% for semi-furnished homes and 4 to 4.5% for furnished homes. For a ₹5 Cr residence, that translates to roughly ₹1.46 lakh to ₹1.88 lakh per month, depending on furnishing.
Sky Terraces draws tenants from Manyata Tech Park at about 4.5 km, Karle Town Centre at around 3.5 km and Kirloskar Business Park right next door. Immencity counts on its own planned 10 million sq. ft. business district, supported by Manyata Tech Park and Karle Town Centre within 8 km and Blue Line stations targeted for around 2027. The key difference is timing: Hebbal’s employment base already exists, while Immencity’s on-campus demand will build as its commercial districts are released in phases.
Investor Takeaway: Balancing Proven Benchmarks Against Future Destination Potential Sky Terraces suits investors
who prefer a proven reference point. Its adjacency to the sold-out Embassy Lake Terraces offers a visible benchmark, and Embassy Developments’ BSE and NSE listing adds a layer of transparency. The project’s overview projects 12 to 15% annualised appreciation in a base case.
Immencity suits investors comfortable with a longer, destination-led horizon. The 50+ acre, ~11 million sq. ft. development could create an address with little direct competition, but its premium depends on the business district, retail and hotel being delivered as planned.
Neither yield nor appreciation is guaranteed. Compare all-in costs, confirm approvals and align your holding period with your goals before settling Embassy Sky Terraces vs Century Immencity for your portfolio. A clear exit timeline will also help you judge which project matches your investment horizon.
