S2O AdvisorsS2O Advisors

Property advisors · Bengaluru

A property that fits your life. A decision that saves you time and money.

We find the right homes, check every detail and tell you the full cost upfront. You visit only the ones that fit.

No fee for buyers. · No spam calls. · We reply within 2 working days.

families advised
100+
buying decisions
65
months of advising
10+
Full cost sheet

Full cost upfront.

Floor rise, PLC, car parking, clubhouse, GST and registration, all in one cost sheet. Checked before you pay any token amount.

See your flat's real cost

Sample flatIllustrative · See a real check →
Quoted price₹2.31 Cr
  1. Floor rise + PLC+ ₹7.4 L
  2. Parking + clubhouse+ ₹8.5 L
  3. Maintenance, corpus + deposits+ ₹6.8 L
  4. GST+ ₹12.8 L
  5. Stamp duty + registration+ ₹18.8 L
All-in cost₹2.86 Cr

+₹54 L above the quoted price.

Why S2O Advisors

Less time searching. Less money wasted.

House hunting in Bengaluru takes up many weekends, and extra charges come up later. We help you avoid both.

Save time

  1. Fewer site visits.

    See homes on video first. You visit only the ones that fit.

  2. Location checked in advance.

    Office commute, road access and water supply, checked before your visit.

  3. One point of contact.

    Your relationship manager handles the builder, paperwork and visits.

Save money

  1. Full cost upfront.

    Floor rise, PLC, car parking, clubhouse, GST and registration, all in one cost sheet.

  2. Checked before you pay.

    RERA, OC/CC, land papers and the builder’s past projects, checked before you pay any token amount.

  3. No pressure to book.

    If a builder says “price going up next week”, we check it. If a home is not right for you, we tell you.

How much will stamp duty and registration cost? Use our calculator

What you get

Everything you get, from day one.

The search

  • Saves time

    Personal relationship manager

    One person to guide you from the first call to registration.

  • Saves time

    Location information

    Traffic, schools, water supply and roads around the property.

  • Saves time

    Virtual tours

    Recorded videos and a live video call, before any site visit.

The checks

  • Saves money

    RERA-verified properties

    Only RERA-registered projects, checked on the Karnataka RERA website.

  • Saves money

    Compliance checklist and documents

    OC/CC, khata and approvals, checked for every property.

  • Saves money

    Background-verified builders

    We check the builder’s past projects, delays and court cases.

The paperwork

  • Saves money

    Full cost sheet

    Every charge listed: base price, extras, stamp duty and registration.

  • Saves time

    Site visits planned for you

    Visits planned around your time, or online if you live abroad.

  • Your privacy

    No spam calls

    We call only when you ask. We never sell or share your number, and there is no call centre chasing you.

Your lawyer and CA give the final legal and tax advice. We tell you what to get checked.

Share your requirements
What we check

What we check before you pay.

Every home on your shortlist gets the same checks. Each one has a free tool you can run yourself today.

Already have a shortlist? Get it checked

  1. RERA

    Registered with Karnataka RERA, checked on the K-RERA website. Not a title check.

    Karnataka RERA checklist

  2. OC / CC and approvals

    OC/CC, khata and approvals, checked for every property.

    Project red-flag check

  3. Land papers

    Checked before you pay any token amount. Your lawyer gives the final opinion.

    Plot buying checklist

  4. The builder

    Past projects, delays and court cases.

    Project red-flag check

  5. Full cost

    Floor rise, PLC, car parking, clubhouse, GST and registration, in one cost sheet.

    True cost of a flat

  6. Location

    Office commute, road access and water supply.

    Water check

  7. The price claim

    If a builder says “price going up next week”, we check it.

    Compare your shortlist
Project checks

See a check, start to finish.

Every project gets the same checks. Here are three in full: the builder's RERA filing read line by line, every cost line named, and what we could not check.

Builder’s render 418homes in the RERA filing; the brochure says 480 RR Nagar, Mysore RoadSattva AaranyaRERA filing readEvery cost line namedCarpet against super built-upChecked on 4 Nov 2026Read the check → Builder’s render 381homes in the RERA filing; the brochure says 591 Budigere, Old Madras RoadSattva Songbird Phase 2RERA filing readEvery cost line namedCarpet against super built-upChecked on 4 Nov 2026Read the check → Builder’s render ₹4.42 Crstarting price, as the builder states; we list what it leaves out Jakkur, Airport RoadNew 3 and 3.5 BHK launchRERA registration checkedWhat a starting price leaves outFive questions for the visitChecked on 4 Nov 2026Read the check →

All project checks

How it works

4 simple steps.

The final decision is always yours.

  1. Tell us what you need.

    Budget, area and must-haves. On a call, on WhatsApp or online.

    You get: a shortlist brief, agreed with you.

  2. Get your shortlist.

    Only homes that fit, each with its full cost.

    You get: a shortlist with the full cost of each home.

  3. See the homes on video.

    Recorded videos and a live video call first. Then visit only the best ones.

    You get: recorded videos and a live video call.

  4. Decide with confidence.

    Compare side by side. We help with the next steps till registration.

    You get: a side-by-side comparison, and help till registration.

Where are you right now? Just started looking Have a shortlist Living outside Bengaluru
Free guides and tools

Know the area before you visit.

North Bengaluru

Hebbal · Hennur · Yelahanka · Devanahalli

Good if you work near Manyata, or want land and can wait.

Read the guide

East Bengaluru

Whitefield · Sarjapur Road · Varthur

Good if you work at ITPL or on the ORR. Drive it at 6pm first.

Read the guide

West Bengaluru

Rajajinagar · Malleshwaram · Mysore Road

Good for an old, settled area, or the metro for less.

Read the guide

South Bengaluru

Jayanagar · JP Nagar · Kanakapura Road

Good if you want a settled old area, or a cheaper flat on a metro line.

Read the guide

Tools you can use today

All tools and guides

No fee for buyers

Our service is free for you.

  • You pay your lawyer, CA and government charges directly.
  • We show homes from our builder partners, listings and network. We do not show every home in the market.

Common questions

Do I pay you any fee?

No. Our service is free for buyers.

What does “RERA-verified” mean?

The project is registered with Karnataka RERA, and we have checked it on the RERA website. It is not a legal title check. Your lawyer does that.

Do you show every property in the market?

No. We show homes from our builder partners, listings and network.

Can I bring my own shortlist?

Yes. We will check each home and tell you its full cost.

I live outside Bengaluru. Can you help?

Yes. Watch recorded videos, join a video call, visit when you are in town, and we handle the local work.

Will I get spam calls?

No. We call only when you ask, and we never sell or share your number. There is no call centre chasing you.

Find the right home. Skip the running around.

Tell us what you need. We will do the rest. No fee, no pressure.

Share your requirements Or arrange a consultation

We reply within 2 working days.

Share requirements