East Bengaluru buyer answers

How can I check a project on the Karnataka RERA website before buying?

By Gaurav Mongia, acre&key · Published 16 Oct 2026 · Updated 16 Oct 2026

Direct answer: Go to rera.karnataka.gov.in, use the project search to find the project by name or promoter, and open its registration details. Check that the registration is valid, the promoter and land match your documents, the approvals and sanctioned plans cover the tower and phase you're buying in, the declared completion date suits you, and there are no worrying complaints.

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 is general guidance on reading the Karnataka RERA website, not legal advice. Before you pay a token, have your own property lawyer check the registration, approvals, title and sale agreement for that specific project, and confirm any exemption a promoter claims.

Use the steps below on any project we show you, too.

Why does the portal matter?

Section 3 of the RERA Act says a promoter can't advertise, market, book or sell units in a project that needs registration until it's registered (see why a pre-launch EOI before registration is risky). Section 11(1) requires the promoter to put the project's details on the Authority's website and update it quarterly with units booked, garages booked, approvals taken and pending, and the project's status. Section 11(2) requires advertisements to carry the registration number and the Authority's website address.

So if a project is real, it should be there.

Step 1: Find the project

On the portal, look for the section that lists registered projects. Search by project name. If you can't find it, try the promoter's company name; project names on the portal can differ from marketing names. Note the registration number and match it with the one in the brochure or advertisement.

Menu labels on the portal change from time to time, so look for "project" and "search" rather than a fixed path.

Step 2: Check the basics

Step 3: Read the documents

Section 4(2) of the Act lists what the promoter has to submit. Look for:

• Approvals and commencement certificate from the competent authority.
• Sanctioned plan, layout plan and specifications.
• Proforma allotment letter, agreement for sale and conveyance deed. Compare the agreement you're given with this one.
• Carpet area of units, with balcony and terrace areas listed separately.
• Declaration on title, encumbrances and the timeline for completion.
• Names of agents for the project.

Download what you can and send it to your lawyer.

Step 4: Look at the updates

Quarterly updates should show construction progress and booking numbers. Long gaps without updates, or progress that doesn't match what you see on site, are worth asking about.

Step 5: Search for complaints

The portal has records of complaints and orders. Search the project and promoter names. A few complaints in a large project aren't unusual; read what they're about. See assessing builder track record.

Warning signs for your real estate advisory checks

• No registration, or "registration applied for."
• Registration number in the ad doesn't match the portal.
• Promoter name on the portal is different from the company asking for your money.
• Approvals cover fewer floors or towers than the brochure shows.
• Registration validity is close to expiry with lots of work left.

Any of these, pause and ask questions in writing.

What must a promoter keep updated on the portal?

Registration isn't a one-time upload. Section 11(1) requires the promoter to create a web page on the Authority's website and keep it updated, and some items are specifically quarterly:

• the number and types of apartments or plots booked;
• the number of garages booked;
• the approvals taken and the approvals still pending after the commencement certificate;
• the status of the project.

So the portal should show you movement. If a project registered two years ago still shows the launch-day status, or the "approvals pending" list never shrinks, that's a question for the promoter, and a reason to slow down.

Which documents in the filing deserve a slow read?

Section 4(2) lists what a promoter has to file. These items repay the time:

• The declaration under section 4(2)(l). It's supported by an affidavit and states that the promoter has legal title to the land, whether the land is free of encumbrances (or gives the details if it isn't), and the period within which the project or phase will be completed. Compare that completion date with what the sales team told you.
• The location details (section 4(2)(f)), including the boundaries and the latitude and longitude of the project's end points. Check that they match the plot you were shown, not a neighbouring one.
• The proforma documents (section 4(2)(g)): the allotment letter, agreement for sale and conveyance deed the promoter proposes to sign with you. Read these before you book, not after. The terms you'll be handed later should match them.
• Sanctioned plans and approvals. The promoter must also make the sanctioned plans and stage-wise completion schedule available to you at booking (section 11(3)), so the portal copy is your baseline.

What should you do if something on the portal doesn't match?

Write down exactly what doesn't match: the field, the date you checked, and what you were told instead. Then ask the promoter in writing. A sound project usually has a dull explanation, such as a phase registered separately or an update that's pending. If the answer is vague or the mismatch is about title, completion date or approvals, take it to your lawyer before any money moves. Section 31 lets any aggrieved person complain to the Authority about a violation by a promoter or an agent.

Your checklist

1. Find the project and note its registration number.
2. Match promoter, land and phase with your documents.
3. Download approvals, plans and the proforma agreement.
4. Check quarterly updates.
5. Search complaints.
6. Send everything to your lawyer.
7. Check your consultant on the same portal. See verifying a consultant.

Frequently asked questions

Does every project need RERA registration?

Not every one. The Act has exemptions, for example some small projects below set thresholds. Most large apartment projects in Bangalore need it. Ask your lawyer if a project claims an exemption.

What if the portal is slow or down?

Try again later. Don't let a developer use that as a reason to skip the check.

Is RERA registration a guarantee the project is safe?

No. It means the promoter has disclosed information and is subject to the Act. Title and quality still need checking.

Can I see the agreement for sale on the portal?

The proforma agreement is part of the registration filing. Compare your draft with it.

What do I do if details don't match?

Ask the promoter in writing and tell your lawyer before paying anything.

How often should the project page change?

Section 11(1) asks for quarterly updates on bookings, approvals and project status, so a page that hasn't changed in a year deserves a question.

References

1. Real Estate (Regulation and Development) Act, 2016, official text hosted by Karnataka RERA (sections 4, 11 and 31). https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf, accessed 15 Oct 2026.
2. Ministry of Housing and Urban Poverty Alleviation, RERA FAQs (hosted by Karnataka RERA), Q43–44. https://rera.karnataka.gov.in/resources/staticpage/FAQ.pdf, accessed 15 Oct 2026.
3. Karnataka Real Estate Regulatory Authority, official portal (project status, agent status, complaints). https://rera.karnataka.gov.in, accessed 14 Oct 2026.
4. Real Estate (Regulation and Development) Act, 2016, full text PDF (PRS Legislative Research). https://prsindia.org/files/bills_acts/acts_parliament/2016/the-real-estate-%28regulation-and-development%29-act,-2016.pdf, accessed 15 Oct 2026.
5. Karnataka Real Estate (Regulation and Development) Rules, 2017, as notified 10 July 2017 (gazette copy hosted by NAREDCO). https://naredco.in/notification/pdfs/Karnataka%20Real%20Estate%20(Regulation%20and%20Development)%20Rules,%202017.pdf, accessed 14 Oct 2026.