Bengaluru RERA Buyer Guide

The Real Estate (Regulation and Development) Act, 2016 — commonly known as RERA — was enacted to protect homebuyers in India. In Karnataka, the regulatory body is the Karnataka Real Estate Regulatory Authority (K-RERA). RERA registration is mandatory for residential projects above a certain threshold in Karnataka.

Verifying RERA registration before making any payment protects buyers from unregistered projects, incomplete constructions, possession delays, carpet area discrepancies, and misleading developer claims. Never pay a booking amount for a project that is not registered with Karnataka RERA.

A RERA number (or RERA registration number) is a unique identifier assigned to a real estate project by the regulatory authority upon successful registration. In Karnataka, it is issued by the Karnataka Real Estate Regulatory Authority.

Developers of registered projects are legally required to display the RERA number in all advertisements, brochures, and booking documents. A valid RERA number confirms that the project has been registered with the regulatory authority and that the developer has submitted required documents, approvals, and financial disclosures.

Having a RERA number does not guarantee project quality, timely completion, or return on investment. It is a compliance indicator, not a quality or return guarantee.

Follow these steps to verify a Bengaluru residential project's RERA registration:

• Visit the official Karnataka RERA portal: rera.karnataka.gov.in
• Click on "Projects" or "Search Projects" section on the portal
• Search by the project name, developer name, or RERA registration number
• Verify that the project name, developer name, and location match what the developer told you
• Check the registered possession date listed on the portal
• Review the approved number of units, approved floor plans, and approved carpet area
• Check the promoter's details including address and registered company information
• Review any complaints filed against the project or developer
• Check the financial disclosure section to understand the project's financial status

• RERA Registration Number: Confirm the project has a valid, active RERA registration on the Karnataka RERA portal.
• Developer / Promoter Details: Verify the registered developer's name, company registration details, and past project completion track record.
• Land Title & Ownership: Have a qualified legal advisor check the land title, encumbrance certificate, and ownership documents.
• Approved Floor Plans & Layout: Confirm that the floor plans shown to you match the approved plans registered with RERA and local authorities.
• Carpet Area vs Super Built-up Area: Understand the exact carpet area (as defined by RERA) that you are purchasing. Clarify how the super built-up area is calculated.
• RERA-Registered Possession Date: Check the official possession timeline as registered on the RERA portal, not just the developer's verbal or brochure promise.
• Payment Schedule: Ensure the payment schedule is construction-linked and structured. Avoid advance or time-linked payment schedules without proper justification.
• Builder Agreement Draft: Have your legal advisor review the builder-buyer agreement or sale agreement before signing.
• Project Approvals: Confirm that all necessary building plan approvals, environmental clearances, and government permissions are in place.
• Amenities in Agreement: Ensure all promised amenities are mentioned specifically in the agreement, not just the brochure.
• Delay Compensation Clause: Check what compensation the developer offers in case of possession delay as per the RERA agreement.

• Paying booking amount without verifying RERA registration on the official portal
• Relying only on developer brochures or verbal promises without written documentation
• Not reading the builder-buyer agreement carefully before signing
• Assuming super built-up area equals the actual usable area — always focus on carpet area
• Not verifying the registered possession date on the RERA portal independently
• Ignoring the payment schedule structure and making large upfront payments
• Not consulting an independent legal advisor before booking
• Booking based solely on investment return promises or appreciation claims without independent research
• Not checking the developer's past project delivery track record
• Making cash payments without proper receipts and documentation

Before paying any booking amount for a Bengaluru residential project, confirm all of the following:

• What is the project's RERA registration number and can you show it to me on the Karnataka RERA portal?
• What is the exact carpet area of the unit I am booking, as per RERA definition?
• What is the RERA-registered possession date for this project?
• What is the construction-linked payment schedule, and can I see it in writing?
• What amenities are confirmed in the builder-buyer agreement?
• What is the developer's compensation policy for possession delays?
• Can I have the draft builder-buyer agreement to review before paying the booking amount?
• What are all the applicable charges beyond the base price (maintenance, car parking, club house, GST, registration charges)?
• Has the land title been legally cleared, and can I get an encumbrance certificate?
• What are the past projects delivered by this developer and what was the actual possession timeline?

The information provided in this RERA Buyer Guide is for general educational purposes only and does not constitute legal, financial, or investment advice.

Bangalore Realty strongly recommends that all buyers engage a qualified independent legal advisor to review all property documents, agreements, and legal titles before making any payment.

Real estate laws, RERA regulations, and project-specific details can change. Always verify information directly with the developer and on the official Karnataka RERA portal.

Bangalore Realty does not guarantee any investment returns, rental income, possession timelines, or property appreciation. All property decisions are the sole responsibility of the buyer.