Short answer: Only if the money is fully refundable, the terms are in writing, and you are ready to walk away. An EOI is a request to be considered for a unit, not a booking. Under section 3 of the RERA Act, a promoter shall not advertise, book or sell units before the project is registered. Check RERA status first.
- An EOI is not an allotment. It usually gives you a place in a queue or a priority slot at launch.
- RERA bars booking and selling before registration for projects that need it.
- Refund terms decide your risk. Get the refund timeline and method in writing.
- Early pricing can be real, but so can delays in approvals.
- What exactly is an EOI?
- What does RERA say about pre-launch sales?
- Why do buyers still pay EOIs?
- What should the EOI form say?
- How do you check the project?
- What can go wrong?
- A safer way to approach an EOI
- How is an EOI different from a booking or a token?
- Buyer checklist: before paying an EOI
- Related reading
- Frequently asked questions
- Talk it through with acre&key
- Sources
Many new projects in Bengaluru open with a quiet phase. Sales teams call it an EOI window, a pre-launch, a soft launch or a priority booking. Buyers hear that early entrants get the lowest price and the pick of units. Some do. Others wait a year for a project that changes its plan or never launches. Here is how to tell the difference.
What exactly is an EOI?
EOI stands for expression of interest. In real estate it usually means you pay an amount, often refundable, to signal interest in a project. In return you may get:
- Priority in choosing a unit at launch
- A launch price lock or a discount over the public price
- Early access to floor plans and cost sheets
What you typically do not get: a specific unit, a registered agreement, or the protections that come with one. Read the EOI form closely, because its wording decides what you are owed.
What does RERA say about pre-launch sales?
Section 3 of the RERA Act says no promoter shall advertise, market, book, sell or offer for sale, or invite persons to purchase, any plot or apartment in a real estate project that needs registration, without first registering it with the authority. Registration is needed for projects with more than 500 sq m of land or more than eight units, counting all phases.
Karnataka RERA's FAQ adds that a project can be registered only after the plan is approved by the planning authority and a commencement certificate is issued. So a project that is "awaiting approvals" can't be registered yet, and can't legally be booked.
Section 13 of the Act adds a second guard. A promoter shall not take more than 10% of the cost as an advance or application fee before a registered agreement for sale.
Whether a given EOI breaches section 3 depends on its facts and wording. That is a question for a lawyer, not for a sales office. What you can control is your own exposure.
Why do buyers still pay EOIs?
- Price. Launch prices can be lower than later phases.
- Choice. Priority on floors and facings.
- Trust in the developer. A developer with a long, clean RERA history may feel low risk.
These are reasonable motives. They just need a guard rail: money you can get back, quickly and in full.
What should the EOI form say?
Before you pay, the form or receipt should state:
- The amount and that it is fully refundable, without deductions, if you choose not to proceed.
- The refund timeline, in days, and the method: back to the same bank account.
- What happens if the project isn't registered by a date.
- That no unit is allotted until RERA registration and a signed agreement.
- The payee: the developer's company account, not an individual.
- The project name and land details, so it matches RERA later.
If any of these is missing, ask for it in writing by email. A verbal "it's refundable" doesn't help in a dispute.
How do you check the project?
- Search the Karnataka RERA portal for the project name and the developer. See how to check a project on RERA Karnataka.
- Ask which approvals are in hand: land conversion, plan sanction, commencement certificate, environmental clearance for large projects.
- Read the land title if the developer will share it.
- Look at the developer's past projects on RERA: delays, extensions, complaints. See do East Bengaluru projects deliver on their RERA date.
What can go wrong?
- Approvals take longer. Your money sits idle, sometimes for a year or more.
- The plan changes. Unit sizes, tower count or layout shift between EOI and launch.
- The price at launch isn't what was promised. Without a written price lock, "early bird" can mean little.
- Refunds are slow. Some buyers wait months, or get deductions labelled as processing fees.
- The project never launches. Land deals fall through.
A safer way to approach an EOI
- Pay only what you can afford to have locked up for a year.
- Pay by bank transfer to the developer's company account.
- Get the refund terms on letterhead or official email.
- Set a date. If RERA registration hasn't come by then, ask for your refund.
- Don't sign an agreement or pay further until the RERA number is live and the agreement is registered.
- Treat the EOI as an option, not a commitment.
How is an EOI different from a booking or a token?
| Stage | What it is | Typical risk |
|---|---|---|
| EOI | Interest, often refundable, before registration | Delay, plan change, refund friction |
| Booking or token | Reserves a specific unit after registration | Forfeiture terms on cancellation |
| Agreement for sale | Registered contract with full terms | Covered by RERA duties |
Our token checklist covers what to check at the booking stage.
Buyer checklist: before paying an EOI
- [ ] RERA status of the project checked
- [ ] Approvals in hand listed in writing
- [ ] EOI amount is fully refundable, no deductions
- [ ] Refund timeline and method in writing
- [ ] No allotment until RERA registration and agreement
- [ ] Payment to the developer's company account
- [ ] Project name and land details on the receipt
- [ ] Deadline set for registration or refund
- [ ] Developer's past RERA record reviewed
- [ ] Lawyer consulted if terms look one-sided
Related reading
Frequently asked questions
It depends on the form you sign. Many developers say EOIs are refundable, but the terms vary. Get the refund promise, timeline and method in writing before you pay, and make sure there are no deductions.
Section 3 of the RERA Act says a promoter shall not advertise, book or sell units in a project that needs registration until it is registered. Check the RERA portal before paying.
Only if the form says so in writing, with the rate or discount. Many EOIs promise priority, not a price. Ask for the price commitment on paper.
There is no fixed rule for EOIs. That is why you should set a deadline in writing. If RERA registration doesn't come by then, ask for a full refund.
Write to the developer with your receipt and the agreed terms. If that fails, a lawyer can advise on a RERA complaint or consumer court. Keep every email and payment record.
Lawyer note: EOIs, pre-launch sales and RERA compliance on this page are general information, not legal advice. A property lawyer should read the EOI form and refund terms before you pay.
Sources
Checked 29 Oct 2026.
- Real Estate (Regulation and Development) Act, 2016, sections 3 and 13: https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf
- Karnataka RERA Rules, 2017: https://rera.karnataka.gov.in/resources/staticpage/FinalRERA_Rules-2017.pdf
- Karnataka RERA, project search: https://rera.karnataka.gov.in/viewAllProjects?language=en
- Karnataka RERA home page (FAQs on registration): https://rera.karnataka.gov.in/home?language=en
