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Free property buying checklists
Printable checklists for plots, new flats, resale flats, RERA checks and buying from outside Bengaluru. Use them before you pay a token advance.
- Flat or plot in Bengaluru: how to decide
- Buying a plot in Bengaluru: the approvals and documents that matter
- The real all-in cost of a flat in Bengaluru
- How to check a project's RERA registration properly before booking
- Buying a resale flat in Bengaluru: what to check
- Water supply, tankers, borewells and flood risk: what Bengaluru buyers ignore
- Rent or buy in Bengaluru: a decision framework
- Buying property in Bengaluru from outside the city: a guide for NRIs and outstation families
- When to walk away: 15 red flags when buying property in Bengaluru
Flat or plot in Bengaluru: how to decide
- Write down your purpose: live, rent, build later or hold.
- Fix your holding period and how much cash you can lock away without income.
- For a flat, compare cost per carpet sq ft, not per saleable sq ft.
- For a plot, confirm DC conversion and layout approval from the correct planning authority.
- Confirm the specific plot has been released for sale by the authority.
- Check RTC, mutation and encumbrance records on official portals.
- Confirm the khata type and what it does and does not prove.
- Walk the legal access road and measure its width.
- Verify the actual water source today, not the promised one.
- Ask two lenders whether they would finance this exact property.
- Estimate total holding costs for five and ten years.
- Get an independent lawyer's written title opinion before a large advance.
Buying a plot in Bengaluru: the approvals and documents that matter
- Note the survey number, village, taluk and planning authority on day one.
- Get the seller's title deeds covering about 30 years, plus the mother deed.
- Download the RTC and mutation records from the Bhoomi portal.
- Get an encumbrance certificate from the Kaveri portal for the full title period.
- Read the DC conversion order and match survey number, extent and use.
- Get the approved layout plan with approval number and match your plot on it.
- Ask for the release order covering your specific plot.
- Check Karnataka RERA registration if the layout is a plotted project.
- Verify the khata or e-Khata status on the official portal.
- Check for granted land, inam land and acquisition notifications.
- Confirm master plan land use and legal road access and width.
- Check lake, drain, power line and airport height restrictions.
- Have a licensed surveyor measure the plot against the sketch.
- Confirm a real water source and power connection route.
- Get a lawyer's written title opinion before paying a significant advance.
- Name of the local planning authority that sanctioned the layout (not just 'BMRDA approved'), with approval number and date
- Walk away from plots sold with only 'Panchayat approval'
The real all-in cost of a flat in Bengaluru
- Get the RERA carpet area and saleable area for the exact unit in writing.
- Calculate all-in cost divided by carpet area for every flat you compare.
- Ask whether floor rise and PLC apply to your unit and how much.
- Confirm whether car parking is included or charged per slot.
- List club, infrastructure, power, water and generator charges.
- Confirm the GST rate on the flat and on each separately billed item.
- Check current stamp duty, registration fee and guidance value on the official portal.
- Plan for 1% TDS if the price is ₹50 lakh or more.
- Ask how many months of advance maintenance and what corpus deposit is collected.
- Budget for interiors, appliances and basic furnishing.
- Estimate pre-EMI interest and rent until possession.
- Match the cost sheet against the agreement for sale before signing.
How to check a project's RERA registration properly before booking
- Get the RERA registration number in writing from the developer.
- Open rera.karnataka.gov.in directly, not via a link from the seller.
- Confirm the promoter name matches the party signing your agreement.
- Confirm the registration covers your exact phase, tower and unit or plot.
- Note the declared completion date and any extensions granted.
- Read the latest quarterly update and compare it with the site.
- Download the sanctioned plan, approvals and land title documents.
- Check for a joint development agreement and any disclosed mortgage.
- Check whether promised amenities fall in your phase.
- Review the promoter's other projects for delays and extensions.
- Search complaints and orders against the project and promoter.
- Check the selling agent's RERA registration if a broker is involved.
- Pay no more than 10% before a registered agreement for sale.
Buying a resale flat in Bengaluru: what to check
- Collect copies of every deed in the ownership chain, from land title to the seller.
- Get an encumbrance certificate from the Kaveri portal for the full period.
- Match names, flat number, area and UDS across all documents.
- Get a bank letter showing any outstanding loan and plan its closure.
- Inspect originals of the title documents before registration.
- Get copies of the occupancy certificate and sanctioned building plan.
- Check for alterations to the flat that differ from the plan.
- Confirm the khata or e-Khata and up-to-date property tax.
- Get a no-dues certificate from the association.
- Ask about the sinking fund, planned major repairs and disputes.
- Get 12 months of water bills and tanker invoices.
- Inspect for seepage, cracks, lift condition and terrace waterproofing.
- Compare price with registered sales and guidance value.
- Plan TDS correctly, especially if the seller is an NRI.
- Get a lawyer's written title opinion before paying the advance.
Water supply, tankers, borewells and flood risk: what Bengaluru buyers ignore
- Identify the water sources and their share in summer and the rest of the year.
- Get 12 months of BWSSB bills and tanker invoices.
- Check how many borewells exist and how many are working.
- Get a recent water quality test report.
- Work out tanker spend per flat per year.
- Ask whether the building has its own sanctioned BWSSB connection.
- Confirm whether sewage goes to the city network or an on-site STP.
- Ask for STP capacity, running cost and treated-water test results.
- Map the nearest lake and storm-water drain and check buffer zones.
- Compare the site's ground level with the road and neighbours.
- Ask about basement and approach-road flooding history.
- Visit after heavy rain and in the dry season.
- For plots, confirm a permitted, workable water source before paying.
- Lab test borewell water for fluoride and nitrate, especially in Kolar and Chikkaballapura districts
- Confirm the borewell has Karnataka Ground Water Authority permission
Rent or buy in Bengaluru: a decision framework
- Write down how many years you expect to stay in the same area.
- Confirm you will keep an emergency fund after the down payment.
- Calculate the all-in purchase cost, not just the base price.
- Split the EMI into interest (cost) and principal (saving).
- Add opportunity cost on the down payment and purchase costs.
- Include maintenance, property tax, repairs and insurance.
- Estimate rent for a truly comparable home, with yearly increases.
- Count deposit, moving and broker costs for renting.
- Calculate gross rental yield and compare it with your loan rate.
- Run price, interest rate, early-move and income stress tests.
- Compare end-of-period net worth for buying and renting.
- Check home-loan tax benefits for your chosen tax regime.
Buying property in Bengaluru from outside the city: a guide for NRIs and outstation families
- Confirm the property type is one NRIs are allowed to buy.
- Plan payments from an NRE, NRO or FCNR account or inward remittance.
- Check the project or land records yourself on official portals.
- Hire an independent local property lawyer for a written title opinion.
- Do a live, unscripted video walkthrough from the main road to the unit.
- Arrange at least one in-person or trusted local inspection.
- Decide whether you will travel for registration or use a POA.
- Have a specific POA drafted by your lawyer, attested abroad and stamped in Karnataka.
- Never give a POA to the seller, broker or developer's agent.
- Check current ID and e-KYC rules for NRIs at registration.
- Pay only by bank transfer to the named owners or developer.
- Plan TDS correctly, especially if the seller is also an NRI.
- Arrange khata transfer and property tax after registration.
- Keep all payment and tax records for future repatriation.
When to walk away: 15 red flags when buying property in Bengaluru
- See original title deeds and confirm every owner and legal heir is signing.
- Check for granted land, inam land, acquisition notices and court cases.
- Match survey number, area and boundaries across documents and the ground.
- Ask for approval numbers and dates, not 'in process' promises.
- For plots, see the layout approval and the release order for your plot.
- Treat khata, e-Khata and EC as records, not proof of title.
- Confirm RERA registration covers your exact phase and unit.
- Refuse to pay a token before your lawyer has seen the documents.
- Pay only by bank transfer to the named owners or developer.
- Get a written, itemised all-in cost sheet.
- Ask for the source and date behind any appreciation or rental claim.
- Check the official status of any promised airport, metro or road.
- Confirm legal road access and measure the road width.
- Get water bills or a permitted water source, and check flood risk.
- Walk away if visits, residents or documents are kept from you.
Checklists help you ask the right questions. They don't replace an independent property lawyer's title opinion.