Is A khata or B khata better for buying a flat in Bengaluru?

A khata is preferred. It confirms the property is fully compliant with BBMP regulations, making loans, resale, and further approvals easier. B khata properties carry legal and lending restrictions.

How do I check if a builder is RERA registered in Bengaluru?

Visit the Karnataka RERA portal, search by project or promoter name, and verify the registration number, project timeline, and any complaint history before proceeding.

What is the difference between carpet area and super built-up area?

Carpet area is the actual usable floor space inside the flat. Super built-up area adds common areas like lobbies, staircases, and clubhouse space — often inflating the quoted area by 25-35%.

Which areas in Bengaluru are prone to flooding or waterlogging?

Low-lying zones near lakes and stormwater drains (rajakaluves) — parts of Bellandur, Sarjapur Road, and Yemalur have historically seen issues. Always check local flood history before finalizing a project.

Things to check before buying a flat in bangalore 2026

by Shreya Tiwari•2 Jul 2026•2 min read

Buying a flat in Bengaluru involves more than picking a good locality. Here's a quick checklist to run through before you sign anything.

1. Legal & Approval Checks

RERA registration: Verify the project's RERA number on the Karnataka RERA portal. Cross-check promoter details, project timeline, and any complaints filed.
Title deed & chain of ownership: Confirm clear title, no litigation, and a clean chain of ownership for at least 30 years.
BBMP/BDA approvals: Check building plan sanction, occupancy certificate (OC), and khata (A khata preferred over B khata).
Encumbrance Certificate (EC): Get a 15+ year EC to rule out loans or legal claims on the property.

2. Builder & Project Due Diligence

Track record: delivered project count, on-time delivery history, pending litigation.
Financial health: check recent revenue, debt levels, and credit ratings if it's a listed developer.
Site visit: inspect ongoing construction quality, not just the sample flat.

3. Location & Connectivity

Distance to workplace, ORR/STRR access, and metro connectivity (existing or planned phase).
Proximity to schools, hospitals, and daily-need retail.
Flood-prone or low-lying areas check with locals or civic records, especially near lakes and stormwater drains (rajakaluves).

4. Property-Specific Checks

Carpet vs. super built-up area: Understand the actual loading factor.
Vastu compliance: If important to you, verify entrance direction, kitchen/bedroom placement.
Amenities: Confirm what's promised in writing (clubhouse, power backup, water supply) vs. what's built.
Parking: Confirm allotted vs. promised parking slots.

5. Financial & Payment Checks

Price benchmarking: Compare psf rates with similar projects in the micro-market.
Payment plan: CLP (construction-linked plan) vs. down payment know the risk trade-offs.
All-in cost: Factor in registration, stamp duty, GST, maintenance deposit, and interiors not just the quoted price.
Home loan pre-approval: Confirm the project is approved by major lenders (indicates basic due diligence is already done).

6. Before You Sign

Get the sale agreement and construction agreement reviewed by an independent lawyer.
Confirm possession date and penalty clauses for delays.
Verify RERA-mandated escrow account usage for the project.

Takeaway: Verify legally, inspect physically, compare financially. Skipping any one of these three is where most buyers run into trouble.