Where can you find reliable information on Bengaluru property?

Gaurav Mongia Co-Founder

Last modified: 29 Oct 2026 • 5 min read

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Direct answer: Start with official records. Karnataka RERA shows a project's approvals and progress; Bhoomi shows land records; Kaveri gives Encumbrance Certificates and guidance values; e-Aasthi and e-Swathu show khata records; BMRCL shows the metro network. Use news reports for infrastructure dates, and check the report date. Treat brochures and listings as claims to verify.

Verify with your lawyer: what the records show for a specific property. Online records help, but a lawyer should read the title chain and certified copies before you pay.

Property advice in Bengaluru comes from many places: sales teams, listing sites, social media, friends and consultants. Much of it is useful, and some of it is wrong or out of date. The way through is to know which public record answers each question.

Which official portals answer which questions?

• Is the project registered, on time and approved? Karnataka RERA: registration, promoter details, approved plans, declared completion date, quarterly updates and orders. See how to check a project.
• Who owns the land and what kind of land is it? Bhoomi land records: the RTC (Pahani) and mutation records. See RTC checks.
• Is there a loan or charge on the property? Kaveri Online: the Encumbrance Certificate. See EC steps.
• What is the guidance value? Kaveri Online and the Department of Stamps and Registration.
• What is the khata status? e-Aasthi for GBA properties and e-Swathu for gram panchayat properties. See e-Aasthi search and e-Swathu records.
• Where is the metro and which stations are open? BMRCL.
• What are the planning rules outside the city? BMRDA.
• What are the rules for NRIs? RBI FAQs on immovable property.

How do you read news reports on infrastructure?

News reports are often the fastest source for dates. Read them with three habits.

1. Note the date of the report. Dates move. For example, The Hindu reported on 21 January 2026 that the suburban rail deadline moved from October 2026 to March 2030.

2. Separate "cleared" from "open". The Pink Line's elevated section received safety clearance on 28 October 2026; the opening date was not confirmed when we checked.

3. Look for the official source quoted. A report quoting BMRCL, K-RIDE or a minister is more useful than one quoting "sources".

How should you treat brochures, listings and social media?

• Brochures: claims by the seller. Check every approval and date against RERA.
• Listing sites: asking prices, not sale prices. Use them to see what is on the market, then check registered values.
• Social media and forums: useful for residents' experience of water, traffic and maintenance. Ask for specifics and check them yourself.
• Consultants and agents: check RERA agent registration. See verifying a consultant on RERA.

How do the sources apply in East, North and South Bengaluru?

The same portals cover the whole state. What changes is which ones you need most.

• East Bengaluru: many properties in newer pockets of Varthur, Gunjur and towards Hoskote sit in panchayat limits, so e-Swathu and Bhoomi matter. See GBA or panchayat.
• North Bengaluru: BMRDA planning areas and land records matter for land and villa purchases near Devanahalli.
• South Bengaluru: for Kanakapura Road and beyond Electronic City, check land conversion on Bhoomi and the RTC.

Worked example: checking one claim

A brochure says: "RERA approved, possession December 2027, five minutes from metro."

1. Search the project on Karnataka RERA. Note the registration number and the declared completion date. If it says a later date, that is the legal one.

2. Read the latest quarterly update for construction progress.

3. Open the BMRCL map and find the nearest station. Is it open? If it is on the Blue Line, the latest report gives mid-2027 for Silk Board to KR Puram and September 2027 for the airport stretch.

4. Measure the walk or drive from the gate.

Each step uses a public record and takes a few minutes.

Which sources should you treat with care?

• "Top project" lists and rankings. Ask what the ranking measured and who paid for it. Check each project on RERA yourself.
• Price growth claims. A claim like "prices doubled in five years" needs a source and a date. Ask for registered sale values instead.
• WhatsApp forwards about approvals or new roads. Look for an official notice or a dated news report.
• Sales staff quoting future metro dates. Compare with the latest BMRCL statement or news report.

How do you keep your research organised?

1. Make one page per project with its RERA number, survey numbers and PID.

2. Save copies of RERA pages, the RTC, the EC and khata records, with the date you downloaded them.

3. Note every news source with its date.

4. Keep a list of questions for your lawyer and CA.

5. Recheck the RERA page and EC just before you sign, since records change.

Who should you ask when records are unclear?

A property lawyer for title, khata, conversion and approvals. A CA for tax on purchase, rent and sale. Your bank for loan eligibility. The Karnataka RERA helpdesk for questions about a project's registration. Each of these answers a different question, so it helps to ask the right one first.

Checklist for checking information

• Match every project claim with its RERA page.
• Check land and khata records for the exact survey or PID number.
• Get the EC from Kaveri.
• Note the date of every news report you rely on.
• Separate cleared, under construction and open for transit.
• Use registered values, not listings, for price checks.
• Verify any agent or consultant on RERA.

Frequently asked questions

Frequently asked questions

Is the information on Karnataka RERA reliable?

It is the official record of what the promoter has filed and what the authority has ordered. It can lag behind work on site, so compare the latest quarterly update with what you see on a visit.

Can I check land records myself?

Yes. The Bhoomi portal shows the RTC and mutation details for a survey number. A lawyer should still read the full title chain and certified copies before you buy.

How do I check if a property has a loan on it?

Download the Encumbrance Certificate from Kaveri Online for at least 30 years. It lists registered transactions, including mortgages. Ask the seller for bank closure letters for any old loans.

Are listing prices the real market price?

No. They are asking prices. Registered sale deeds show what buyers actually paid. Ask your lawyer about recent registered values in the same building.

Where can I verify an agent's RERA registration?

On the Karnataka RERA portal, which lists registered agents. Our page on verifying a consultant on RERA explains the steps.

Should I trust a "top projects" list?

Treat it as a starting point at most. Ask what it measured and check each project on RERA, the land records and the EC yourself.

Related on acre&key

• How can I check a project on the Karnataka RERA website before buying?
• How do you check the RTC (pahani) on Bhoomi for land under a project?
• How do you download an EC online from Kaveri 2.0?
• How do you search a property on e-Aasthi by PID?
• How do I verify a property consultant's RERA registration in Karnataka?

References

1. Karnataka Real Estate Regulatory Authority, "Official portal: project search, quarterly updates, complaints": https://rera.karnataka.gov.in/, accessed 29 Oct 2026.
2. Revenue Department, Karnataka, "Bhoomi land records portal (RTC, mutation)": https://landrecords.karnataka.gov.in/, accessed 29 Oct 2026.
3. Department of Stamps and Registration, Karnataka, "Kaveri Online Services: Encumbrance Certificate, guidance value, registration": https://kaveri.karnataka.gov.in/, accessed 29 Oct 2026.
4. Department of Stamps and Registration, Karnataka, "IGR official site": https://igr.karnataka.gov.in/, accessed 29 Oct 2026.
5. Greater Bengaluru Authority, "e-Aasthi 2.0 e-Khata portal": https://gbaeaasthi.karnataka.gov.in/, accessed 29 Oct 2026.
6. RDPR Department, Karnataka, "e-Swathu gram panchayat property records": https://eswathu.karnataka.gov.in/, accessed 29 Oct 2026.
7. Bangalore Metro Rail Corporation Ltd, "Official site and network map": https://english.bmrc.co.in/, accessed 29 Oct 2026.
8. Bangalore Metropolitan Region Development Authority, "Official site": https://bmrda.karnataka.gov.in/, accessed 29 Oct 2026.
9. Reserve Bank of India, "FAQs: acquisition of immovable property in India by NRIs and OCIs", (agricultural land, farm house and plantation exclusion): https://rbi.org.in/scripts/FS_FAQs.aspx?Id=117&fn=5, accessed 29 Oct 2026.
10. The Hindu, "Bengaluru suburban rail project deadline pushed to 2030 from Oct 2026", 21 Jan 2026 (news report): https://www.thehindu.com/news/national/karnataka/bengaluru-suburban-rail-project-deadline-pushed-to-2030-from-oct-2026/article70534292.ece, accessed 29 Oct 2026.
11. The Hindu, "Pink Line elevated corridor likely to be inaugurated on November 15: CM", Oct 2026 (news report; date not confirmed): https://www.thehindu.com/news/cities/bangalore/pink-line-elevated-corridor-likely-to-be-inaugurated-on-november-15-cm-page-one/article71637448.ece, accessed 29 Oct 2026.
12. The Hindu, "Blue Line to open in phases from mid-2027, full stretch by March 2028", 2026 (news report): https://www.thehindu.com/news/cities/bangalore/blue-line-to-open-in-phases-from-mid-2027-full-stretch-by-march-2028-says-kbg/article71378865.ece, accessed 29 Oct 2026.

This page explains public rules and processes. It isn't legal or tax advice. acre&key gives buyers advice for free.