Why are 10- to 20-year-old flats listed in Ramamurthy Nagar, and what should you check?
Direct answer: Ramamurthy Nagar is an older east Bengaluru neighbourhood inside the city, so a listing is usually a resale, not a secret. People move, families divide, and buildings age. The risk is not the age by itself. It is a missing occupancy certificate, a B-register khata, a plan the building no longer matches, and repairs that now sit with the owners because the five-year defect period is over.
Verify with your lawyer: This is general guidance from public rules, not a legal opinion on your flat or site. Have your own property lawyer read the papers before you pay.
What are the key takeaways?
- A listing is not evidence of a hidden defect. The paper you did not read is.
- Many of these buildings predate RERA. Section 3(2)(b) can explain a missing registration number.
- Section 14(3)'s five years have ended. Lifts and waterproofing are the association's bill.
- It is a city neighbourhood. Use the e-Aasthi khata, and time the trip to a metro that is actually open.
Why are older flats on the market here?
Ramamurthy Nagar sits in east Bengaluru, between the Banaswadi, Kasturi Nagar and Horamavu side, inside what was BBMP and is now the city corporation area. The blocks people are selling are often ten to twenty years old because that is when this pocket filled in. Owners sell because a job moved, a loan ended, a parent died, or the family wants a different size. None of those reasons is printed on the listing. A cluster of boards does not mean the neighbourhood has a single hidden flaw. It means the stock is old enough to turn over.
Treat each flat as its own file. The questions that repeat in this pocket are the ones that repeat in any older east Bengaluru block, including the ones we listed for an older Whitefield resale.
What does age change in the papers?
A building occupied for fifteen years usually received its completion papers, if it received them, before the RERA Act commenced on 1 May 2017. Section 3(2)(b) says registration was not required where the completion certificate was already in hand. So a missing RERA number is not, by itself, the red flag. The certificate is. A possession letter from 2010 is not an occupancy certificate. If the floors you see are more than the sanctioned plan, the certificate may be for a smaller building than the one being sold.
The khata should be on e-Aasthi, in the seller's name. Search by PID. Read whether it is the regular register or the B register. An e-Khata exists for both, as the city has said. Certificate and extract explains the older two papers and the digital file that replaced the ritual. Unpaid tax and an open loan show up in the khata and the encumbrance certificate. Society dues often do not. Ask the association for a no-due letter.
Section 14(3) makes the promoter repair defects reported within five years of possession. On these flats that period is finished. Lifts, terrace waterproofing, plumbing stacks and the sump are owner problems. Ask for the sinking-fund balance and the last lift overhaul.
What should you inspect?
Walk the terrace, the basement and a neighbour's bathroom ceiling. Seepage is the usual bill. Time the drive to the office, and to the nearest metro that is open. The Purple Line runs through this side of the city, but Ramamurthy Nagar is not a station name you should pretend is at the gate. Walk the last stretch. KR Puram and Old Madras Road, a little further east, have their own checks in the KR Puram checklist, including guidance value sitting above a price and raising the buyer's duty. The same duty rule applies here. It does not tell you what the flat should sell for.
If the association is talking about redevelopment, ask whether any paper has been signed. Talk is not a project. Do not pay extra for a redevelopment that has no resolution and no plan approval. This page will not guess a price.
Frequently asked questions
Is an old flat in Ramamurthy Nagar a hidden risk by definition?
No. Age ends the builder's five-year defect duty. The risks you can check are the occupancy certificate, the khata register, the plan, and the association's repairs.
Why is there no RERA number?
If the completion certificate predates 1 May 2017, section 3(2)(b) did not require registration. Confirm the certificate rather than the slogan.
Who pays to replace the lift?
The owners, through the association. Ask for the fund balance before you inherit the bill.
Is the khata the same as in a new east Bengaluru launch?
If the flat is inside the city, it should be on e-Aasthi. Read the register. A new launch further out may still be on a panchayat record.
Want to talk it through with acre&key?
If you want these papers read against a specific flat or site, book a consultation with acre&key.
Related on acre&key
References
Checked 28 Oct 2026.
- Real Estate (Regulation and Development) Act, 2016, sections 3(2)(b) and 14(3): https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf
- GBA e-Aasthi: https://gbaeaasthi.karnataka.gov.in/
- The Indian Express, e-Khata issued for both A and B registers: https://indianexpress.com/article/cities/bangalore/new-electronic-property-system-provide-ekhatas-9605586/
This page explains public rules and processes. It isn't legal or tax advice. acre&key gives buyers advice for free.