How to Buy a Flat in Bangalore Step by Step (2026 Process)

Short answer: Here's how to buy a flat in Bengaluru step by step: set an all-in budget, shortlist RERA-registered projects, verify title and approvals, pay a token only after checks, sign and register the agreement for sale, get the loan sanctioned, register the sale deed on Kaveri, deduct TDS, and move the e-Khata and utilities into your name.

Key takeaways

Nine steps, in order. Most problems come from doing them out of order, like paying before checks or signing before the loan is sanctioned.
Cash first: on an illustrative ₹90 lakh under-construction flat, you need about ₹34 lakh in cash before interiors (38% of the price).
The 10% rule: under RERA s.13(1), a builder can't take more than 10% before a registered agreement for sale.
TDS: 1% if the price or stamp duty value is ₹50 lakh or more, under s.393(1) of the Income-tax Act 2025.
After registration: e-Khata transfer, utilities (which need an OC) and the five-year defect window under RERA.

Table of contents

What are the steps to buy a flat in Bengaluru?
Step 1: How do you set a realistic budget?
Step 2: How do you shortlist areas and projects?
Step 3: How do you check a project on RERA?
Step 4: Which legal documents must you verify?
Step 5: What should you check before paying the token?
Step 6: What happens at the agreement-for-sale stage?
Step 7: How does the home loan process fit in?
Step 8: How is the sale deed registered?
Step 9: What do you do after registration and possession?
The money-gate map (our framework)
How is buying a resale or under-construction flat different?
What mistakes do buyers make in the process?
What to do if...
Buying checklist
Frequently asked questions
Talk it through with acre&key
Sources

Buying a flat here isn't hard because any single step is hard. It's hard because the steps overlap, and the people around you each care about one of them. The sales team wants the booking. The bank wants its paperwork. Your family wants a date for the griha pravesha. Nobody's minding the order. This page is the order.

It's written for a first-time buyer, but it works as a map for anyone. Find where you are, read that step, and follow the link for the detail. If this is your first home, our first-time home buyer guide covers budgeting and loans in more depth.

What are the steps to buy a flat in Bengaluru?

Step	What you do	What it protects	Detailed guide
1	Set an all-in budget	You from running out of cash	Total cost guide
2	Shortlist areas and projects	Your daily life (commute, water, flooding)	See step 2
3	Check the project on Karnataka RERA	Against unregistered or misdescribed projects	RERA check guide
4	Verify legal documents	Your title	Legal checks
5	Run the pre-token checklist, then book	Your token	Before-token checklist
6	Sign and register the agreement for sale	Price, schedule, possession date	See step 6
7	Get the loan sanctioned, then disbursed	Your payment schedule	See step 7
8	Register the sale deed on Kaveri, deduct TDS	Ownership	Registration checks
9	Khata, utilities, TDS filing, defects	Everything after the keys	See step 9

Step 1: How do you set a realistic budget?

Budget for the all-in cost, because the base price is only part of what you'll pay. For a flat above ₹45 lakh, or any resale flat, government charges alone come to 7.6% of market value: 5% stamp duty, a cess of 10% of the duty, a surcharge of 2% of the duty in the Greater Bengaluru Area and a 2% registration fee (Karnataka Stamp Act; GBG Act 2024, s.170; IGR registration fee table). First sale of a flat by a builder is cheaper below ₹45 lakh: 2% duty up to ₹20 lakh and 3% from ₹20 to ₹45 lakh.

On GST: an under-construction flat attracts 1% (affordable housing) or 5% without input tax credit, per the GST Council's real estate FAQ. "Affordable" means a carpet area of up to 60 sq m in a metro city like Bengaluru and a value of up to ₹45 lakh.

The loan won't cover everything. Under the RBI's housing finance rules, banks can lend up to 90% of the property cost up to ₹30 lakh, 80% from ₹30 to ₹75 lakh and 75% above that, and stamp duty and registration can't be counted in the cost for homes above ₹10 lakh.

Worked example 1: cash-to-keys on a ₹90 lakh under-construction flat

Illustrative, using our cash-to-keys rule. It assumes the lender doesn't fund GST; some do, so ask.

Item	Working	Amount
Base price	given	₹90,00,000
Maximum loan (75% above ₹75 lakh)	₹90 lakh × 75%	₹67,50,000
Down payment	₹90 lakh − ₹67.5 lakh	₹22,50,000
GST at 5%	₹90 lakh × 5%	₹4,50,000
Stamp duty, cess, surcharge, registration	₹90 lakh × 7.6%	₹6,84,000
Mortgage deed stamp duty (0.5% of loan)	₹67.5 lakh × 0.5%	₹33,750
Cash before interiors and builder extras		₹34,17,750 (38% of the price)

Builder extras (parking, corpus, maintenance, connections), interiors and moving come on top. Run your own numbers on the total cost of buying a home calculator. Our answer on hidden costs beyond the base price lists the usual extras.

Step 2: How do you shortlist areas and projects?

Start with the commute and work outwards. Then check four things for every area:

Metro: is the line running or still being built? Check the line's status with BMRCL.
Flooding: is it near a flood-prone point, lake or drain? See our flood-prone areas guide.
Water: BWSSB Cauvery connection or tankers? Ask for the BWSSB connection number and recent bills.
Civic body: which of the five GBA city corporations and which ward? Look it up on the GBA GIS viewer.

For projects, keep your shortlist to RERA-registered ones unless there's a clear exemption. And don't shortlist on brochures. Visit at the time of day you'd actually be coming home.

Step 3: How do you check a project on RERA?

Look the project up on the Karnataka RERA portal and match the promoter, project name, phase and completion date with what you've been told. Most projects need registration. The exceptions are land of 500 sq m or less, eight apartments or fewer across all phases, projects that got their completion certificate before the Act, and renovations with no new sale (MoHUA RERA FAQ).

On the project page, two things are worth your time. The Karnataka RERA Rules require the promoter to upload the title deed, a title search report from an advocate with at least 10 years' experience, and an EC for the past 12 years, so download those for your lawyer. And the promoter must post an update within 15 days of each quarter's end, covering units booked, construction status with photographs, and approvals (Karnataka RERA Rules 2017). Compare the latest photographs with what you saw on site.

Step 4: Which legal documents must you verify?

The core set is the title deed and its chain, the encumbrance certificate (EC), the e-Khata and tax receipts, the sanctioned plan, the occupancy certificate (for a ready flat) and the RERA registration. Your lawyer reads them as one set.

Two you can start on yourself. Apply for the EC on Kaveri; the IGR says EC applications are fully digital with an e-sign from the applicant (IGR presentation). And check the khata: since 30 September 2024, e-Khata has been needed for registration, according to the Revenue Minister as reported by The Hindu. Ask whether it's a draft or final e-Khata, and in whose name.

The title opinion itself is a lawyer's job. Get it in writing.

Step 5: What should you check before paying the token?

Confirm RERA, the title and EC, the khata and approvals, and the refund terms in the booking form, then pay. Our pre-token checklist walks through each one. For the documents to ask for at this stage, see our answer on documents to verify before a token advance.

Keep one number in mind: under Section 13(1) of the RERA Act, a builder can't take more than 10% of the cost as an advance or application fee before a written agreement for sale is signed and registered (MoHUA RERA FAQ, linked above). On a ₹90 lakh flat, that's ₹9 lakh.

Step 6: What happens at the agreement-for-sale stage?

You sign the agreement for sale and get it registered. For a new flat, it's the contract that matters most: it fixes the price, payment schedule, possession date and what happens if either side defaults.

The agreement attracts stamp duty of 0.5% of the value (minimum ₹500) when it doesn't hand over possession, and that duty is adjusted against the sale deed later. Our cost guide shows how.

Read the whole agreement before signing. Match the unit, carpet area, price and possession date with the booking form and the RERA registration. If anything differs, ask why before you sign, not after.

Step 7: How does the home loan process fit in?

Think of the loan as three moves, in this order:

Sanction first. Get the loan approved before you sign anything that commits you to a payment schedule.
Then the agreement. Sign once the sanction is in hand, and make sure the schedule is one you can meet.
Then disbursal. The bank releases money to the builder or seller against the documents it asks for. For under-construction flats, it usually pays in stages linked to construction.

Rates have turned up: the RBI raised the repo rate to 5.50% on 7 Oct 2026 and said rate cuts are off the table for now (RBI). Stress-test your EMI at 2 points above your sanctioned rate on the home loan EMI calculator.

Don't treat the bank's checks on the property as your title opinion. They protect the bank; your lawyer's opinion protects you.

Step 8: How is the sale deed registered?

The sale deed is registered on Kaveri 2.0. The flow is online data entry, a check by the Sub-Registrar within 24 hours, online payment of stamp duty and fees, booking a slot at the Sub-Registrar's office, and attending for photographs and thumbprints (IGR Kaveri 2.0 FAQ). A few rules from the same FAQ:

The seller's details are pulled from land and property records and can't be edited for a sale deed, so any mismatch has to be fixed at source first.
The Sub-Registrar can correct the market value using the guidance value, but can't change or reject the deed for its wording.
Witnesses can be anyone over 18 who isn't the buyer or seller, at ₹100 per consenting witness.
You can move the slot free of charge once 24 hours have passed since booking. If you cancel before registration, a refund is allowed; after registration, it isn't.

Duty is charged on the higher of your price and the guidance value; you can look up the guidance value on Kaveri.

TDS before registration

If the consideration or the stamp duty value is ₹50 lakh or more, you deduct 1% of the higher of the two under Section 393(1) of the Income-tax Act 2025 (Table serial 3(i)) and file it on Form 141 (Income Tax Department). The ₹50 lakh test counts the consideration across all buyers and sellers together. If the seller is an NRI, different rules apply; see our NRI buying guide.

Worked example 2: TDS on a ₹1 crore flat bought jointly

Illustrative. A couple buys a ₹1 crore flat 50:50, and the stamp duty value is also ₹1 crore.

Item	Working	Amount
Total consideration	₹1 crore (above ₹50 lakh, so TDS applies)	₹1,00,00,000
Total TDS at 1%	₹1 crore × 1%	₹1,00,000
Each buyer's share (50:50)	₹1 lakh ÷ 2	₹50,000 each

Each buyer typically files their own form for their share, even though each pays only ₹50 lakh. Your CA should confirm the filing for your case.

Step 9: What do you do after registration and possession?

The flat is yours, but you're not done:

Khata transfer. Move the e-Khata into your name on e-Aasthi 2.0, launched on 22 Sep 2026. There's an Aadhaar-based automatic mutation service: buyer and seller complete e-KYC, and the mutation is approved after a 7-day objection period if nobody objects, as reported by The Hindu.
Utilities and the OC. After a Supreme Court direction in December 2024, electricity, water and sanitation connections are given only to buildings with an occupancy or completion certificate (according to The Hindu).
TDS filing. Form 141 is due within 30 days from the end of the month in which you deducted the tax, and the seller's certificate, Form 132, within 15 days of that due date (Income Tax Department notification).
Defects. Under the RERA Act, the builder is responsible for structural and certain other defects for five years from handover; a reported defect has to be fixed within 30 days, failing which you're entitled to compensation (MoHUA RERA FAQ).
Your document file. Keep originals of the sale deed, agreement, receipts, EC, khata, tax receipts and the OC together, with scans somewhere safe.

The money-gate map (our framework)

Tie every payment to a check that's already done. If the check isn't done, the money waits.

Payment	Gate that must be passed first
Token / booking amount	RERA registration matched, lawyer's first read of title and EC, refund terms in writing
Up to 10% of cost	Booking form matches RERA details
Anything beyond 10%	Agreement for sale signed and registered (RERA s.13(1))
Loan disbursals	Loan sanctioned; builder's demand matches the construction stage on RERA
Final payment and registration	OC (for possession), e-Khata in order, TDS deducted, sale deed draft checked by lawyer

How is buying a resale or under-construction flat different?

Area	Under-construction flat	Resale flat
RERA	Project must be registered, unless exempt	Usually not applicable
Advance cap	No more than 10% before a registered agreement	Not covered by the RERA cap
GST	1% (affordable) or 5%	Nil, if the entire price is paid after the completion certificate or first occupation
Stamp duty	2%/3% below ₹45 lakh on first sale; 5% above	5% at any value
Title check	Builder's land title, JDA and approvals	The seller's chain of deeds
Biggest risk	Delay in possession (RERA s.18 remedies apply)	Hidden encumbrances or dues

What mistakes do buyers make in the process?

Paying the token before checks. The token is the hardest money to recover.
Paying more than 10% before a registered agreement. RERA says the builder can't ask.
Signing before the loan is sanctioned. You're bound to a schedule you might not meet.
Forgetting TDS. Interest and penalties land on the buyer.
Taking possession without an OC. Utilities may not be connected.
Leaving the khata in the seller's name. Fix it straight after registration.

What to do if...

...the builder asks for more than 10% before the agreement? Decline and point to RERA s.13(1). If pressed, complain to K-RERA.

...the loan sanction is delayed? Don't sign the agreement yet. Ask the builder to hold the unit in writing.

...the seller's details on Kaveri don't match the deed? Registration stops. The record has to be fixed at source (khata or land records) first.

...possession is delayed? RERA s.18 gives you a choice between a refund with interest and interest for the delay.

Buying checklist

[ ] Cash-to-keys worked out, with the loan's LTV cap
[ ] Area checked for metro, flooding, water and ward
[ ] RERA registration matched; title documents downloaded
[ ] Lawyer's title opinion in writing
[ ] Token paid only after checks; refund terms in writing
[ ] No more than 10% before a registered agreement
[ ] Loan sanctioned before signing the agreement
[ ] TDS deducted and filed (Form 141); seller's Form 132 issued
[ ] Sale deed registered on Kaveri
[ ] e-Khata transferred; utilities connected after OC
[ ] Defects reported in writing within five years

Frequently asked questions

How long does it take to buy a flat in Bengaluru?

There's no official timeline. It depends on how quickly you finish legal checks, how fast the bank sanctions and checks the property, whether the flat is ready or under construction, and when you get a registration slot. A ready flat can move in weeks; an under-construction flat runs until possession.

What is the first step to buying a flat?

Set an all-in budget. Add stamp duty, cess, surcharge and registration (7.6% above ₹45 lakh or on resale), GST on an under-construction flat, builder extras and interiors. On an illustrative ₹90 lakh under-construction flat, the cash needed before interiors is about ₹34 lakh.

How much cash do I need upfront to buy a flat in Bengaluru?

Banks can lend at most 75% above ₹75 lakh, 80% from ₹30 to ₹75 lakh and 90% up to ₹30 lakh, and can't fund stamp duty and registration. So you pay the down payment, government charges and usually GST in cash, often 30% to 40% of the price.

When is the agreement for sale registered?

After booking and before most of the money is paid. Under Section 13(1) of the RERA Act, a builder can't take more than 10% of the cost as an advance or application fee without first signing and registering a written agreement for sale.

Do I need to deduct TDS when buying a flat?

Yes, if the price or the stamp duty value is ₹50 lakh or more. You deduct 1% of the higher figure under Section 393(1) of the Income-tax Act 2025 and file Form 141 within 30 days from the end of the month of deduction. Buying from an NRI seller follows different rules.

Do I need a lawyer to buy a flat in Bengaluru?

Yes, for the title opinion. A property lawyer reads the chain of deeds, checks the EC, khata, approvals and any joint development agreement, and tells you in writing whether the seller can pass clean title. You can check a lot online, but the legal judgement on title should come from a lawyer.

What should I do after registering my flat?

Move the e-Khata into your name on e-Aasthi 2.0, connect electricity and water once the occupancy certificate is in place, and check that the TDS you deducted has been filed. Keep your documents in one file, and report defects to the builder in writing.

Is the process different for a resale flat?

Partly. RERA's 10% cap usually doesn't apply, GST is nil if the full price is paid after the completion certificate or first occupation, and stamp duty is 5% at any value. The title check focuses on the seller's chain of deeds, and you check for unpaid dues and encumbrances.

Talk it through with acre&key

If you'd like someone to keep the order straight from shortlist to khata, book a consultation with acre&key.

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Lawyer note: The legal points on this page are general information, not legal advice. Consult a property lawyer before paying, signing or registering.

CA note: The tax and cost points (TDS, GST, stamp duty) are general information, not tax advice. Consult a chartered accountant for your situation.