East Bengaluru buyer answers
What are real estate consultancy services and what do they include?
Direct answer: For a homebuyer, real estate consultancy services cover the work between "I want a flat" and "I have the keys": setting your brief, shortlisting projects, site visits, RERA and paperwork checks, decoding cost sheets, booking and loan coordination, and follow-through to registration. Firms differ widely, so get the list in writing.
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.
At acre&key we offer these to homebuyers and NRI buyers in East Bengaluru. Some services below are things a consultant coordinates rather than does, and we'll flag which.
What does each service actually involve?
Think of this as a menu. A good consultancy should tell you which items they do themselves, which they coordinate with specialists, and which they don't touch.
1. Brief and budget setting
What you get: A clear written brief: all-in budget (not just base price), must-haves, commute anchors, ready versus under construction, who'll live there and when you need to move.
Why it matters: Every later decision is filtered through this. Without it, you end up seeing whatever's being pushed that week.
Ask them: "Can you send me the brief in writing after our first call?"
2. Market and locality guidance
What you get: Honest trade-offs between areas you're considering. In East Bengaluru that might mean Whitefield against Sarjapur Road, or Varthur against Budigere Cross, explained in terms of your commute, schools and stage of development rather than "investment potential."
Ask them: "Which areas would you rule out for me, and why?"
3. Shortlisting
What you get: Three to five projects that fit the brief, with a reason for each, and ideally a note on what you rejected.
Ask them: "Which of these are you partnered on?"
4. Site visits
What you get: Planned visits with a list of things to check, not just a show flat tour. Good consultancies also suggest visiting at your commute hour.
Bring the brief with you so the visit tests it.
5. RERA and first-level document checks
What you get: The project's page on the Karnataka RERA portal pulled up and explained: registration number, promoter, declared completion date, and any complaints listed. A first look at title, approvals and khata documents to spot obvious gaps.
Important: This is a screening step, not a legal opinion. A consultancy should tell you clearly that title verification is a lawyer's job.
6. Cost sheet and payment plan review
What you get: A line-by-line explanation of what you'll actually pay: base price, floor rise or PLC, parking, GST where applicable, clubhouse, deposits, maintenance and corpus, stamp duty and registration. Plus a view on the payment schedule.
7. Negotiation and booking coordination
What you get: Help asking for what's negotiable (unit choice, payment plan, add-ons), and coordination with the developer's team on booking forms and receipts. No promise of a fixed discount.
8. Home loan coordination
What you get: Introductions to lenders and help gathering documents. Ask whether the consultancy earns anything from the lender, which is a separate question from developer payouts.
9. Agreement support
What you get: Help reading the agreement for sale in plain English and spotting clauses to raise with your lawyer. Not a replacement for the lawyer.
10. Registration and handover
What you get: Coordination around registration at the Sub-Registrar's office (booked via Kaveri Online Services), khata transfer after purchase, possession checks and snag lists. Under section 19(10) of the RERA Act, you're expected to take possession within two months of the occupancy certificate, so it helps to have someone keeping track. See registration and handover support.
What's usually not included?
| Usually outside consultancy scope | Who does it |
|---|---|
| Title opinion and agreement drafting changes | Your own property lawyer |
| Tax planning, capital gains, NRI tax | Chartered accountant |
| Loan sanction decisions | The bank or housing finance company |
| Khata issue and property tax | GBA city corporation (e-Aasthi) or the gram panchayat |
| Structural engineering assessment | A qualified engineer, if you want one |
| Guaranteed returns or price predictions | Nobody can give these honestly |
If a consultancy says it covers everything, ask who exactly does the legal work and what their qualifications are.
How is this different from plain brokerage?
A broker's main job is to connect you with a seller and close the deal. A consultancy should do more of the thinking work: setting the brief, saying no to bad fits, checking paperwork, and staying with you after booking. In practice the line is blurry and many firms do a bit of both. Under the RERA Act, anyone facilitating a sale in a registered project is a "real estate agent" regardless of title, and section 10 sets the same duties for all of them. Compare the roles in more detail at consultant vs broker vs advisory firm.
What should you ask before signing up?
- Which of these services do you do yourselves, and which do you hand off?
- What do I pay you, if anything, and does any developer or lender pay you on my deal?
- What's your Karnataka RERA agent registration number?
- Will you stay involved after booking, through registration and handover?
- Can you show me a sample shortlist or cost sheet breakdown (with client details removed)?
Which services matter most?
If you only use an adviser for part of the purchase, the checking stage is usually where they add the most. Shortlists and visits are useful, but most expensive mistakes come from paperwork: a project whose approvals don't cover the tower you're buying in, a resale flat with no OC, or a khata that isn't in the seller's name. Ask your adviser to show you, line by line, what they checked.
How do you get the scope in writing?
Ask for a short note covering:
| Item | What you want it to say |
|---|---|
| Services | Which of the above they'll do |
| Fee | Whether you pay anything, and when |
| Other income | Whether developers or banks pay them |
| Contact person | Who handles your case |
| What happens if you don't buy | Any fee, any obligation |
What to do next
- Write your one-page brief before you call anyone.
- Ask two consultancies for their service list in writing.
- Compare who does what, especially legal checks and post-booking support.
- Ask each how they're paid on the projects they'd show you.
- Verify their RERA agent registration on the Karnataka RERA portal.
- Keep your own lawyer for title and agreement review whatever you choose.
Frequently asked questions
Do I need all of these services?
No. If you already know the area and have a lawyer, you might only want shortlisting and cost-sheet help. Pick what you need and ask the consultancy to be clear about what they'll actually do.
Are real estate consultancy services free?
Often, on new projects, the consultancy is paid by the developer rather than you. Some charge buyers a fee for specific work. Ask before you start. See is a free property consultant really free?
Can a consultancy help with resale flats too?
Many can, but resale needs extra checks on the seller's title, loan closure and khata. Ask whether they handle resale regularly.
Will a consultancy check the title of the property?
They can screen documents and spot obvious gaps. A proper title check should come from your own property lawyer.
Do consultancy services continue after I've booked?
They should, if you've agreed that upfront. Payment plan follow-up, agreement reading, registration and handover are where many buyers need the most help.
Does advisory continue after registration?
Some firms help with khata transfer and handover. Ask.
References
- Karnataka Real Estate Regulatory Authority, official portal (project status, agent status, complaints). https://rera.karnataka.gov.in, accessed 14 Oct 2026.
- Real Estate (Regulation and Development) Act, 2016, official text hosted by Karnataka RERA. https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf, accessed 15 Oct 2026.
- 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.
- Kaveri Online Services (registration, Encumbrance Certificate, guidance value). https://kaveri.karnataka.gov.in/, accessed 14 Oct 2026.
- GBA e-Aasthi 2.0 e-Khata portal. https://gbaeaasthi.karnataka.gov.in, accessed 15 Oct 2026.
- Department of Stamps and Registration, Karnataka (IGR). https://igr.karnataka.gov.in/, accessed 14 Oct 2026.
- Greater Bengaluru Authority (successor to BBMP), official site. https://bbmp.gov.in/, accessed 14 Oct 2026.