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10 checks before you book a flat

Tick what you've checked. See what to ask.

0 of 10 done What to ask ↓

  2. Holds 70% of buyer money. RERA Act s.4(2)(l)(D)

  4. See why ↓

Carpet vs super built-up, sample flat A 1,200 sq ft super built-up flat. The shaded border is 384 sq ft of loading (walls and common areas). The usable carpet inside is 816 sq ft. SUPER BUILT-UP 1,200 sq ft you pay for this KITCHEN BED 1 BED 2 BATH CARPET 816 sq ft you live here LOADING 384 sq ft walls, lobby, lifts, stairs, club
Sample flat

You pay for 1,200 sq ft. You live in 816.

  • Carpet inside your walls
  • Loading shared area billed to you
  • Super built-up carpet + loading
Quoted
₹12,000per super built-up sq ft
Real
₹17,647per carpet sq ft

In Bengaluru, walls and common areas were 41% of the area sold in early 2025, up from 30% in 2019. ANAROCK via TOI

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Read the full guide

Do them in this order

  1. Search the builder on K-RERA

    Look at every project they have registered, not just this one. Check for complaints, penalties and late handovers on rera.karnataka.gov.in.

  2. Check this project's RERA number and escrow

    The number should be active, and the approved plan should match the brochure. 70% of buyer money must go into escrow (locked project account), and the builder can take it out only as the building goes up. RERA Act s.4(2)(l)(D) Ask how much is built against how much is collected.

  3. Get the carpet area in writing

    RERA defines carpet area as the usable floor inside your walls. RERA Act s.2(k) Work out the rate on carpet yourself. Never compare two flats on the super built-up rate.

  4. Read the possession and delay clauses

    Note the promised date, whether it has slipped once already, and what the agreement pays per month of delay. Go by the agreement, not what sales staff say. Compare that with the rent you will pay while you wait.

  5. Get CAM and corpus in writing

    CAM (monthly maintenance) per sq ft, the corpus (one-time maintenance fund), what both cover, and when the owners' association takes over. Until then, a builder-run maintenance company sets the charges.

  6. Visit the site

    Check your flat's floor and facing, and the car parks allotted to it in writing, covered or open. Ask where water comes from (Cauvery, borewell or tanker) and whether power backup covers the full flat or only common areas. Borewell-only buildings in some outer areas pay more for tankers as groundwater falls. Run the water check.

  7. Get the OC before the last tranche (final payment)

    For a ready or nearly ready flat, ask if the OC (fit-to-live certificate) has been issued. Applied for is not issued.

  8. Check resale comps (recent sale prices)

    Ask what similar flats in this project and nearby actually sold for, recently. Not asking prices. If there are hardly any resales, it may be slow to sell later.

Buying in East Bangalore? Read the East flats guide →

"Ready to move" is not a paper
What you're toldWhat it meansWhat to check
"Ready to move"The building looks done. A sales line, not a legal one.Ask if the OC is issued, not just applied for.
Completion Certificate (CC)Built as per the approved plan.Not the same as an OC. Ask which one they have.
Occupancy Certificate (OC)Legally fit to live in.The one you want before moving in or reselling.
Neither yetStill under construction, whatever the ad says.Get a written OC date. Price in the risk of moving in without it.

Common questions

What's the single biggest mistake buyers make evaluating an apartment?

Comparing two flats on the super built-up rate. Loading (shared area billed to you) differs a lot between projects, so a cheaper quote can cost more per usable sq ft. Get the carpet area in writing and compare on the carpet rate.

More questions
Is RERA registration enough to feel confident about a project?

No. It is needed, but it is not enough. RERA puts the project on record with a promised date and an escrow (locked project account). It does not mean the builder will hit that date. Check their past handovers too, and get the OC (fit-to-live certificate) before you move in.

What's the difference between a Completion Certificate and an Occupancy Certificate?

A Completion Certificate (CC) says the building matches the approved plan. An Occupancy Certificate (OC) says it is legally fit to live in. The OC is the one you need to move in and to resell. "Ready to move" in an ad is neither, so ask which one the project has.

How much should I trust a builder's promised possession date?

Go by their record, not the date. Check what they promised on their last two or three projects and when they actually handed over. A builder who was late before is a bigger risk, even if they quote you the same date.

What should I check about maintenance before I buy, not after?

Get the CAM (monthly maintenance) rate per sq ft, the corpus (one-time maintenance fund), what both cover, and when the owners' association takes over, all in writing. Until that handover, the builder's maintenance company sets the charges.

Does floor and facing really affect resale value in Bangalore?

Often, yes, though it changes from project to project. Middle and higher floors, and north- or east-facing flats, tend to find buyers faster in many Bangalore projects. Check recent resales in your project before you assume.

How do I judge whether a project will be easy to resell later?

Look at actual recent sales in the same project and nearby, not asking prices on portals. A project with steady resales is safer than one with almost none.

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