This is a reference sheet rather than an argument. Every figure below comes from developer collateral or the relevant regulator record, grouped by category, with an annotation wherever a number needs interpretation before it can be used.
Land and site figures explain most of the amenity gap between them
| Metric | Embassy ONE North Tower | JSW Morena House |
|---|---|---|
| Address | Bellary Road, North Bengaluru | Carmichael Road, Mumbai 400026 |
| Plot reference | No. 8, Bellary Road | 2C/738 |
| Residential land | 2-acre private ground | 1,623.76 sq m (≈ 0.40 acres) |
| Wider estate | 8 acres | Standalone building |
| Sanctioned built-up | — | 6,562 sq m |
| Recreational open space | 2-acre landscaped ground | 125 sq m |
The five-fold difference in residential land is the origin of nearly every amenity difference between these two projects, and it is worth sitting with before reading anything else in this brief. Embassy’s two acres support a temperature-controlled pool with cabanas, padel and squash courts, a yoga studio, an owners’ lounge, a linear playground, a pet’s park, an orchard garden, a Miyawaki forest and a banquet garden. Beyond that gate, the eight-acre estate adds an operating hotel, a Grade-A office building and luxury retail.
Morena House’s 125 square metres of recorded open space is not a failure of ambition. It is what a 0.40-acre plot in Cumballa Hill permits, and the project responds by placing its value inside the residence rather than around it.
Unit schedules and floor counts across both of these residential buildings
| Metric | Embassy ONE North Tower | JSW Morena House |
|---|---|---|
| Buildings | One tower | One building |
| Sanctioned floors | 30 | 18 |
| Residences | 59 | 15 |
| Homes per floor | 2 | Full-floor residences |
| Vertical access | Private elevator lobby per residence | — |
Morena House’s fifteen residences break down as one five-bedroom-and-above unit at 921.4 sq m carpet, six four-bedroom units between 409.07 and 462.37 sq m, four three-bedroom units from 331.24 to 368.21 sq m, and four one-bedroom units at 94.07 sq m each.
Embassy’s 59 residences span a wider published catalogue: a two-bedroom duplex at 4,149 sq ft, three-bedroom and three-bedroom-plus-study formats from 5,424 to 5,859 sq ft, study-and-media variants from 7,443 to 7,550 sq ft, four-bedroom formats from 6,272 to 7,571 sq ft, a five-bedroom duplex at 11,190 sq ft and penthouse duplexes from 12,977 to 15,124 sq ft. Every residence carries one or two staff suites with an independent staff bathroom.
Measurement bases differ and that invalidates naive per foot arithmetic
| Project | Range | Basis |
|---|---|---|
| Embassy ONE North Tower | 4,149 – 15,124 sq ft | Total area |
| JSW Morena House | 94.07 – 921.4 sq m (≈ 1,013 – 9,918 sq ft) | Carpet area |
These bases are not interchangeable, and this is the single most important annotation in the brief. Carpet area excludes what total area includes, so any per-square-foot analysis of Embassy ONE North Tower vs JSW Morena House that mixes the two produces an invalid result, usually one that flatters Embassy considerably.
A Morena House residence recorded at 921.4 square metres of carpet is a genuinely large home, materially larger in usable terms than an Embassy residence quoting a superficially comparable figure. Request carpet area for both projects directly from each developer, restate both ranges on that single basis, and only then run any comparative pricing or space analysis. Skipping this step is the most common and most costly error in this particular comparison.
Promoter standing and regulatory record for each of the two projects
| Metric | Embassy ONE North Tower | JSW Morena House |
|---|---|---|
| Promoter | Embassy ONE Developers Limited | Windsor Residency Private Limited (JSW Realty) |
| Group portfolio | 160 million sq ft; 21 million sq ft homes delivered; 22 cities | — |
| Listing | BSE and NSE (Embassy Developments Limited) | — |
| Design credits | Yabu Pushelberg; HKS; P Landscape | — |
| Service model | Four Seasons Private Residences licence | Not disclosed |
| Hotel on estate | Four Seasons Hotel Bengaluru, 230 keys | None |
| Office on estate | Pinnacle, 13 storeys, 195,000 sq ft, LEED Gold pre-certified | None |
| RERA number | PRM/KA/RERA/1251/309/PR/171014/000619 | P51900019893 |
| Date of registration | — | 11 March 2019 |
| Status | Construction ongoing; estate operational | Recorded as Completed |
| Pricing | On request | On request |
Completion status is the cleanest single differentiator in this brief. Morena House being recorded as Completed removes construction risk, delivery timing and holding cost from the equation entirely. Embassy’s estate being operational offers a partial hedge, since the hotel and service standard can be assessed early, but the tower itself remains under construction.
For yield reference, the A-class developer benchmark gives 3.50 to 4.00 per cent per annum semi-furnished and 4.00 to 4.50 per cent furnished, equating to ₹29,167 to ₹33,333 and ₹33,333 to ₹37,500 monthly per crore of consideration respectively. These are indicative and not a valuation. Bengaluru prime residential recorded 9.4 per cent year-on-year growth in the Knight Frank Wealth Report 2026. Verify both registrations at the respective regulator websites before acting on any figure here.
Reference questions on the figures set out in this brief
What is each project’s land area?
Two acres of residential ground within an eight-acre estate at Embassy ONE North Tower, and 1,623.76 square metres at Morena House.
How many residences does each hold?
Fifty-nine and fifteen respectively.
What is the largest unit recorded at Morena House?
A five-bedroom-and-above residence at 921.4 square metres of carpet.
How many sanctioned floors does each building have?
Thirty at Embassy ONE North Tower and eighteen at Morena House.
Which project is recorded as complete?
Morena House, on the MahaRERA portal.
What service platform applies at Embassy ONE North Tower?
The Four Seasons Private Residences programme, held under licence.
Where should both registrations be verified?
Karnataka RERA and maharera.maharashtra.gov.in.