A clarity-first guide for homebuyers in Bengaluru and across Karnataka.
Buying a home is a milestone. In Karnataka’s fast-moving real estate market, builders frequently highlight amenities, timelines, and “luxury specifications” that sound impressive.
The question is simple: how do you know these claims are real?
Your answer is K-RERA — Karnataka’s Real Estate Regulatory Authority.
RERA filings reveal the official truth behind every project: timelines, carpet area, sanctioned plans, amenities, approvals, financial disclosures, and more. When you match a builder’s promises with their RERA filings, you shift from uncertainty to clarity.
This guide for the K-RERA checklist for homebuyers will show you how to do that with confidence, accuracy, and zero guesswork.
Why K-RERA Matters for Karnataka Homebuyers
K-RERA was created to bring transparency to Karnataka’s real estate ecosystem.
Every residential project above 500 sq. m. or 8+ units must be registered, and the builder must upload:
- Sanctioned building plans
- Approved layout
- Project timelines
- Carpet area for every unit
- Amenities and common area details
- Land ownership and title documents
- Quarterly construction updates
- All relevant NOCs and regulatory approvals
This makes K-RERA the single source of official truth for buyers in cities like Bengaluru, Mysuru, Hubballi-Dharwad, Mangaluru, Belagavi, and Tumakuru.
Step-by-step RERA verification in Karnataka
1. Confirm the Project’s RERA Registration
Start with the project’s RERA number. Every builder in Karnataka must display it on:
- Brochures
- Advertisements
- Project site
- WhatsApp creatives
- Sales decks
It usually looks like: PRM/KA/RERA/XXXX/XXX/XXXXXX. If the number is missing or unclear, pause.
To verify the RERA Certificate of a project, you can search it on Landeed
2. Match Claimed Carpet Area With RERA Carpet Area
Builders in Bengaluru often market super built-up area, but RERA only recognises carpet area — the actual usable space inside the home. How to check carpet area under RERA? RERA filings include the exact carpet area for each configuration and unit. Compare it with the brochure and other documentation from the builder.
If the marketed carpet area does not match the RERA carpet area, the RERA value is the legally binding one.
3. Validate Amenities and Common Areas
From clubhouses in Whitefield to sky decks in Hebbal, amenities are often used to anchor the sales pitch. RERA filings reveal the actual, approved list. Verify the amenities disclosures on K-RERA with what’s being advertised. Only the amenities listed in RERA are guaranteed.
4. Review Land Ownership and Approvals
Builders often project confidence around approvals, but K-RERA shows the officially filed documents. In the Legal Documents section, verify:
For Bengaluru projects, especially those in peripheral zones, ensure the sanctioned plan matches:
- BBMP for core city areas
- BDA for planned layouts
- BMRDA for suburban zones (Sarjapur, Hoskote, Nelamangala)
- Panchayat/TMC for village-level approvals
These details confirm whether the land and construction permissions align with what you are being told.
5. Compare the Promised Possession Date With RERA’s Timeline
Builders may offer optimistic possession dates, but RERA’s Estimated Completion Date is the legal reference. Check the completion date listed on K-RERA and keep an eye out for any revised timeline updates. Quarterly construction reports filed by the builder indicate actual progress. This gives you a clear view of whether the project is tracking on time.
6. Look for Amendments, Revisions, and Updates
Karnataka builders must update the RERA portal whenever there is a change in:
- Number of floors
- Layouts
- Amenity specifications
- Unit mix
- Timeline
- Approvals
If you see amendments, read them carefully. They reveal how the project has evolved and what adjustments have been formally approved.
7. Understand Phase-wise Registration (Critical for Bengaluru Projects)
Many Bengaluru developments are multi-phase (Towers A/B/C). Each phase must be separately registered under RERA. Check:
- Whether your tower/phase has its own registration
- Whether sales teams are showing future phases that are still unregistered
- Whether amenities are linked to the current phase or future ones
Phase-level clarity matters because each phase carries its own timelines and approvals.
8. Review Financial & Compliance Details
The K-RERA portal also contains:
Encumbrance Details: Check whether the land parcel is free from claims or liabilities.
RERA-Compliant Bank Account: All payments must go into the dedicated project account.
Promoter Profile: Check the background of the promoter/builder, including their PAN details, past projects, and any ongoing litigation. This gives you insight into their credibility and track record.
What To Do If Something Does Not Match?
First, ask the builder for clarification in writing. Many mismatches are misunderstandings or future-phase items. If the discrepancy remains, you can seek clarity directly from K-RERA or have a due diligence expert review the documents.
Conclusion: Clarity Is Your Strongest Asset
With K-RERA, Karnataka homebuyers can verify every builder claim — carpet area, approvals, timelines, and legal status — before investing. When you compare builder claims with K-RERA filings, you move from assumption to certainty. Your home deserves that clarity.
And when you want deeper due diligence — from carpet area verification to title checks — Landeed’s expert team can bring every layer together, giving you a clear, complete view of your future property.
FAQ
- How do I check if a project is registered under RERA in Karnataka?
You can verify a project’s RERA status by searching its RERA certificate on Landeed. Builders in Karnataka must display the RERA number on all brochures, ads, and sales material. - Where can I find the RERA Certificate for a project in Karnataka?
You can use Landeed to look up the RERA certificate and access due diligence reports based on the builder’s filings. - How do I verify a builder’s carpet area in Bengaluru?
On the K-RERA portal, check the exact carpet area listed for your specific unit type. Compare this with the carpet area mentioned in the brochure or verbally quoted by the sales team. Under RERA, only the carpet area in the filing is legally valid. - What is the difference between super built-up area and RERA carpet area?
Super built-up area includes common areas like corridors, balconies, and amenities. RERA carpet area includes only the usable area inside your apartment. In Karnataka, the carpet area listed in the RERA filing is the legal standard, and builders cannot inflate it through marketing. - How do I confirm the builder’s promised possession date?
The Estimated Completion Date on the K-RERA portal is the official and legally binding timeline. If the builder verbally promises an earlier date, rely on the RERA date — it reflects the sanctioned project schedule and any approved revisions. - What if the builder’s marketing brochure doesn’t match the RERA filings?
Ask the builder for clarification in writing. If the explanation is unclear, check for amendments in the K-RERA filing. Any discrepancy that cannot be explained through official updates should be treated as a signal to investigate further. - How can I track ongoing construction progress in Karnataka?
K-RERA requires quarterly progress reports. These updates include photos, engineering milestones, and stage-wise certifications. They help you assess whether the project is moving as per the RERA-approved schedule. - How do I check if a land parcel in Karnataka has encumbrances?
Procure Encumbrance Certificate for any land in Karnataka through Landeed instantly. - Can I trust projects that have not updated quarterly RERA reports?
Delayed or missing quarterly updates may indicate slow progress or lack of compliance. While occasional delays happen, consistent gaps should prompt further verification. - What documents should I cross-check apart from RERA filings?
Along with RERA documents, review:
- Sale agreement draft
- Allotment letter
- Demand schedule
- Khata or Form 9/11B (depending on jurisdiction)
- Tax paid receipts for the land
- Can I verify a project even if I don’t have the RERA number?
Yes. You can search by:
- Project name
- Builder name
- Developer group name
- What should I do if the builder refuses to share RERA details?
Projects that meet RERA criteria must be registered. If a builder avoids sharing RERA documentation, it’s best to re-evaluate the project. Always rely on the official filings, not verbal assurance. - Can Landeed help me cross-check builder claims?
Yes. Landeed provides RERA-backed verification, document retrieval, title checks, and due diligence reports for properties across Karnataka. This ensures you get a complete, clear view of the project’s legal standing before you invest.
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