East Bengaluru buyer answers

How do I tell whether a property ad is RERA-compliant?

By Gaurav Mongia, acre&key · Published 17 Oct 2026 · Updated 17 Oct 2026

By Gaurav Mongia, acre&key · Published 17 Oct 2026 · Updated 17 Oct 2026

Direct answer: Check three things. The project must be registered before it's advertised (section 3). The ad must prominently show the Karnataka RERA website address and the project's registration number (section 11(2)). And the number must match the project and phase on the portal. If you pay relying on a false ad, section 12 gives you a right to compensation.

Disclosure: acre&key’s advice is free to buyers; we are an authorised sales partner for some projects and may be paid by the developer.

Verify with your lawyer: This page explains the RERA Act as published, not legal advice. Have your own property lawyer review the documents for your specific flat before you sign, pay or file anything.

Hoardings on the ORR, Instagram reels, WhatsApp forwards and glossy brochures all sell flats. Some are careful; some promise a metro line, a lake view or a "pre-launch price" for a project that isn't registered yet. A few quick checks tell you whether the ad meets RERA's basic rules, and they take less than five minutes.

What does RERA require in an advertisement?

Section 11(2) is short: "The advertisement or prospectus issued or published by the promoter shall mention prominently the website address of the Authority, wherein all details of the registered project have been entered and include the registration number obtained from the Authority and such other matters incidental thereto" (RERA Act, s.11(2)).

So a compliant ad for a Karnataka project should show:

• the Karnataka RERA registration number for the project or phase; and
• the Authority's website address (rera.karnataka.gov.in), shown prominently, not hidden in fine print.

Can a project be advertised before registration?

No. Section 3(1) says no promoter shall "advertise, market, book, sell or offer for sale, or invite persons to purchase in any manner" any plot, apartment or building in a project that needs registration without first registering it. That's why an ad with no RERA number, or one saying "RERA applied for", deserves caution. See whether it's safe to pay an EOI for a pre-launch project.

How do I check an ad in five minutes?

1. Find the number. If it isn't there, ask the sales team for it in writing.
2. Search it on rera.karnataka.gov.in. Confirm the promoter name, project name and location match the ad.
3. Check the phase. Large projects register each phase separately, so make sure the number covers the tower being advertised. See why one project has several RERA numbers.
4. Compare the claims. Unit sizes, amenities and completion dates in the ad should match what's on the registration page and uploaded plans. Our guide to checking a project on the Karnataka RERA website shows where to look.
5. Save a copy. Screenshot the ad with the date, or keep the brochure. You may need it later.

What kinds of claims should I be wary of?

Ads aren't the place to settle facts. Be careful with:

• Infrastructure promises. "Metro in 5 minutes" or "next to the upcoming ring road" depends on government projects the builder doesn't control. Check the official status yourself.
• Area figures. "1,500 sq ft" may be super built-up area, not carpet area. See carpet area vs super built-up area.
• Amenities. A clubhouse or pool in the ad should appear in the sanctioned plan for your phase.
• Possession dates. The date that matters is the one declared on the RERA registration and in your agreement, not the one on the hoarding.
• Approvals. Section 7 treats a statement that a promoter "has approval or affiliation which such promoter does not have" as an unfair practice.

What protection do I have if the ad was false?

Section 12 is the key provision. Where someone pays an advance or deposit "on the basis of the information contained in the notice, advertisement or prospectus, or on the basis of any model apartment", and suffers loss because of an incorrect or false statement in it, the promoter must compensate them.

If you want to withdraw from the project because of the false statement, the proviso says you "shall be returned [your] entire investment along with interest at such rate as may be prescribed and the compensation" under the Act.

Separately, section 7 lets the Authority revoke registration for unfair practices, which include false representations about standards or approvals, and permitting ads for services that aren't intended to be offered.

Does the rule cover a model flat or sample flat?

Yes. Section 12 isn't limited to printed ads. It covers an advance or deposit paid "on the basis of any model apartment, plot or building", not only a notice, advertisement or prospectus. So if the sample flat you walked through showed fittings, finishes or room sizes that the real flat doesn't match, the same compensation and withdrawal rights can apply. Photograph the model flat and note the date of your visit. At booking, section 11(3) also requires the promoter to give you the sanctioned plans, layout plans and specifications, so compare the sample flat against those papers before you pay, and ask the sales team in writing about any difference you spot.

Where do I report a non-compliant ad?

Karnataka RERA handles complaints under section 31 for any violation of the Act, including sections 3 and 11. Keep the ad, the date and where you saw it. If you've paid money relying on it, include your receipts. Here is how to file a complaint with Karnataka RERA.

Does the rule apply to agents' ads too?

Section 10 says a registered real estate agent must not facilitate the sale of a flat in a project that isn't registered with the Authority. It also bars agents from unfair trade practices, such as falsely claiming an approval or making a misleading statement about the services. If an agent's post omits the RERA number or makes claims you can't verify, the same checks apply. You can also verify the agent's own RERA registration.

What should I do with the ad after I book?

Keep it with your purchase papers. The brochure, the cost sheet and any screenshots of ads you relied on are evidence of what you were promised. If the flat or project later differs from them, section 12 compensation depends on showing that you paid on the basis of that information. Note the date and where you saw each ad. When you get the draft agreement for sale, compare its specifications and amenities list with the brochure, and ask for anything missing to be written in. Our guide on what to check in the builder's sale agreement goes clause by clause.

Frequently asked questions

Must every property ad in Karnataka show a RERA number?

For a project that requires registration, section 11(2) requires the ad to show the registration number and the Authority's website address prominently.

Is "RERA applied" in an ad acceptable?

Section 3 bars advertising or booking a project that needs registration before it's registered. An ad without a granted registration number is a warning sign.

Can I get my money back if the brochure was misleading?

Section 12 says that if you paid relying on a false statement in an ad or model flat and choose to withdraw, you get your entire investment back with interest and compensation.

Does the RERA number cover the whole project?

Not always. Where a project is built in phases, each phase is registered separately, so check the number covers the tower and phase you're buying in.

Where can I complain about a misleading property ad?

To Karnataka RERA under section 31. Keep a dated copy of the ad and any payment receipts.

References

1. Real Estate (Regulation and Development) Act, 2016, ss. 3, 7, 10, 11(2), 12, 31. https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf, accessed 17 Oct 2026.
2. Karnataka RERA FAQs. https://rera.karnataka.gov.in/resources/staticpage/KARNATKA_FAQs.pdf, accessed 17 Oct 2026.
3. Karnataka RERA portal (project and agent search). https://rera.karnataka.gov.in/, accessed 17 Oct 2026.

About the author

Gaurav Mongia (Market Strategy · Product · Tech, acre&key) is building data-driven evaluation models to give buyers absolute clarity. He is part of the acre&key team, each of whom has navigated Bangalore's property market personally.

This page explains public rules and processes. It isn't legal or tax advice. acre&key gives buyers advice for free. We are an authorised sales partner for some projects and may be paid by the developer.