A headline price is rarely the price. One of these projects publishes a base rate with a stack of charges above it; the other publishes nothing at all and quotes per unit. Understanding Embassy One North Tower vs MAIA The Seven properly means taking both cost structures apart.
The Seven’s Base Rate and What Sits On Top of It
MAIA The Seven quotes a base rate of approximately ₹25,990 per sq ft, which produces starting prices of ₹13 Crore onwards for the 4,400 to 4,600 sq ft Standard band, ₹14 Crore onwards for the 4,650 to 4,850 sq ft Large, and ₹15 Crore onwards for the 4,900 to 4,950 sq ft Premium.
That base is the beginning of the calculation, not the end. Above it sit floor rise charges tiered every three to five floors, preferred location charges on corner units, sky-bridge-adjacent homes, Lalbagh-facing orientations and top floors, a one-time club membership charge covering both Element Clubs, a maintenance corpus contribution at handover, 5% GST as an under-construction purchase, and stamp duty and registration of roughly 7.66%. Payment follows a construction-linked schedule with milestones finalised at launch.
The Tower’s Structure: No Published Band and has RERA Approval
Embassy One North Tower releases pricing on request against a confirmed requirement. With 59 residences ranging from 4,149 to 15,124 sq ft across differing plates and orientations, a published band would be close to meaningless — the variation between a mid-floor simplex and a penthouse duplex is too wide to average.
What the structure removes is as significant as what it withholds. Because the building is. Stamp duty and registration of roughly 7.65% still apply along with GST.
What it adds instead is recurring: a Four Seasons service charge materially above conventional maintenance, funding the Director of Residences, concierge, valet and common-area housekeeping, with in-residence dining, laundry and airport transfers billed on consumption.
Comparing the Two Sides of Embassy One North Tower vs MAIA The Seven on a Per-Square-Foot Basis
The Seven’s ₹25,990 base sits at the top of Basavanagudi’s premium new-launch band of roughly ₹22,000 to ₹26,000 per sq ft, well above older resale stock in the neighbourhood at ₹13,000 to ₹17,000.
Embassy One’s locality reference is Armane Nagar and Sadashivanagar at roughly ₹24,200 per sq ft, against a Bengaluru average of ₹12,100 to ₹12,300 — and branded residences trade above their locality. The two base positions are closer than the totals suggest; the divergence in Embassy One North Tower vs MAIA The Seven comes from unit size and the branded premium rather than from the underlying land rate.
What the Money Returns While You Hold It
Both are underwritten on the same A-class benchmark — 3.5 to 4.0% annually semi-furnished, 4.0 to 4.5% furnished.
On a ₹13 Crore Seven residence, that indicates roughly ₹45.5 to ₹52 lakh a year semi-furnished, or about ₹3.79 to ₹4.33 lakh monthly, rising to ₹52 to ₹58.5 lakh annually if furnished. Embassy One’s yield expresses as a rate against its unit-specific price: ₹3,50,000 per annum per ₹1 crore of consideration at 3.5%.
The Timing Cost, Which Does Not Appear in Any Price List
The Seven targets possession on 1 March 2031, with formal launch expected within 2026 and 7 to 12% escalation anticipated between EOI-stage and post-launch pricing. Capital is committed across the construction cycle without rent or use.
Embassy One is RERA-approved and will offer possession by next year. Whether that premium is worth paying is the real question inside Embassy One North Tower vs MAIA The Seven, and it is not answerable from a rate card.
Where Each Sits Against Its Market
Basavanagudi’s appreciation outlook runs roughly 8 to 10% annually in stable conditions, in a market where new supply is structurally constrained. Bengaluru prime residential, which covers the Embassy One belt, grew 9.4% year-on-year with the city ranked eighth globally for luxury housing growth.
Frequently Asked Questions
1. What is The Seven’s base rate?
Approximately ₹25,990 per sq ft, before floor rise, PLC, GST and stamp duty.
2. Why does Embassy One North Tower not publish prices?
Its 59 residences vary too widely by size, floor and orientation for a band to be meaningful, so quotes are issued per unit.
3. Does GST apply to both?
Yes, 5% charge applies to The Seven and Embassy One.
4. What is stamp duty on each?
Roughly 7.66% is cited for The Seven and about 7.65% under prevailing Karnataka rates generally.
5. What are the recurring costs at Embassy One North Tower?
Maintenance plus a Four Seasons service charge, with à la carte services billed on consumption.
6. What rent would a ₹13 Crore Seven residence generate?
Roughly ₹45.5 to ₹52 lakh annually semi-furnished, or ₹52 to ₹58.5 lakh furnished, on the benchmark.
7. Is escalation expected at The Seven?
Yes — 7 to 12% between EOI-stage pricing and post-launch, given the single-release structure.