Booking an Under-Construction Flat in Bengaluru?
Check these 10 important RERA details before paying the booking amount.
A beautiful model flat and an attractive discount can create pressure to book immediately. But buying a home is a major financial decision. A few checks before payment may protect you from unexpected charges, documentation problems and future disputes.
10 checks to complete before booking
1Find the project on Karnataka RERA
Search the project on the official Karnataka RERA portal. Match the project name, promoter, location and registration number with the brochure and booking documents.
2Check the correct phase and tower
Large projects may have separate RERA registrations for different phases. Confirm that your exact tower, block or phase is covered by the registration shown to you.
3Review the declared completion date
Check the completion date displayed on the RERA portal and compare it with the possession date promised in the agreement. Do not depend only on a salesperson’s verbal assurance.
4Compare sanctioned plans
Verify the approved layout, apartment plan, carpet area, amenities and specifications. Ask for clarification if the brochure differs from the documents disclosed on the portal.
5Examine approvals and title documents
Review the disclosed approvals, land title documents, encumbrance information and any legal cases relating to the project. Obtain professional assistance where the documents are difficult to understand.
6Do not pay more than 10% without an agreement
Section 13 of the RERA Act says a promoter cannot accept more than 10% of the apartment, plot or building cost as advance or application fee without first entering into a written and registered agreement for sale.
7Understand the complete price
Ask for a written cost sheet showing the basic price, parking, amenities, maintenance deposit, statutory charges, taxes and other additions. Understand which amounts are refundable and non-refundable.
8Read the delay and cancellation clauses
Check the possession date, grace period, payment schedule, interest clauses and cancellation conditions. Confirm whether the agreement matches the promises made during the sale discussion.
9Review progress updates and complaints
Promoters are required to provide prescribed project information and updates. Review construction progress, disclosed bookings, approvals, complaints and available Authority orders before deciding.
10Keep every record
Save the brochure, cost sheet, emails, WhatsApp messages, receipts and payment advice. Pay only through traceable banking channels to the account formally communicated for the project.
A simple example
Suppose a flat costs ₹80 lakh and the promoter asks for ₹12 lakh before signing the agreement for sale. This is 15% of the cost. Since it is more than 10%, the buyer should pause and seek clarification before making the payment.
Documents worth checking
| Document or detail | What to verify |
|---|---|
| RERA registration | Project, phase, promoter and validity details |
| Agreement for sale | Carpet area, price, possession and cancellation terms |
| Cost sheet | Total financial commitment and additional charges |
| Sanctioned plan | Apartment layout, common areas and approved specifications |
| Title and encumbrance records | Ownership, charges, mortgages and disclosed disputes |
| Payment schedule | Whether instalments are clear and properly documented |
Why professional review can help
Property documents contain legal, financial and tax conditions that may not be clear to every buyer. A structured review can help you understand the total cost, payment terms, tax impact and documentation gaps before you commit your savings.
Professional review cannot remove every commercial risk, but it can help you make a more informed decision and identify questions that should be answered before payment.
Planning to book a property?
For professional assistance with cost-sheet review, tax implications and document-based financial checks, contact our office before making a major payment.
Phone: 7760252581
Real Estate (Regulation and Development) Act, 2016
Karnataka RERA official portal
Karnataka RERA registered-project search
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