Bengaluru homebuyer glossary: 150 real estate terms from A-Khata to UDS

Property paperwork in India mixes central law, state rules and local jargon. A Bengaluru sale deed might mention UDS, a khata number, a survey number and an EC in one paragraph. This page is a reference: find the term, read the plain meaning, and follow the link if you need the full check.

Jump to: Area · Documents · Approvals and land · Khata and tax · RERA · Money · Loans · Building

How do you decode an unfamiliar term? (the OMP decode)

When you meet a word you don't know in a document, ask what it changes. That tells you who to ask.

Most terms below are tagged O, M or P so you can see which bucket they fall in.

What do the area terms mean?

1. Balcony area (M). The balcony's floor area. RERA carpet area excludes exclusive balconies and verandas, so check how the agreement lists them.
2. Built-up area (M). Carpet area plus the thickness of the flat's walls, and sometimes the balcony. Definitions vary by builder.
3. Carpet area, RERA (M). The net usable floor area of a flat, excluding external walls, service shafts and exclusive balconies, but including internal partition walls (RERA Act s.2(k)). It must be stated in the agreement.
4. Common areas (O). Lobbies, lifts, staircases, terraces, grounds and amenities shared by all owners. They're handed to the association.
5. Floor area ratio, FAR or FSI (P). The total floor area allowed on a plot divided by the plot area. It sets how much can be built.
6. Loading (M). The gap between super built-up and carpet area, as a percentage of carpet area. Higher loading means you pay for more space you can't use.
7. Plinth area (M). The covered area at floor level including walls, used in construction estimates.
8. Plot area (O). The area of the land parcel, usually in sq ft or sq m; in rural records, in acres and guntas.
9. Saleable area (M). A market term, usually meaning super built-up area.
10. Setback (P). The open space that must be left between a building and the plot boundary under zoning rules.
11. Super built-up area (M). Built-up area plus your share of common areas. Many quotes use it, which hides the loading.
12. Terrace rights (O). Whether an owner has exclusive use of a terrace. Check the agreement and sale deed.
13. Undivided share, UDS (O). Your proportionate share of the land under the building, registered in your name with the flat.

Worked example 1: what's your UDS?

A project sits on 1 acre (43,560 sq ft). The total super built-up area of all flats is 60,000 sq ft. Your flat is 1,500 sq ft super built-up.

Builders don't all use super built-up as the basis; some use carpet area. Check the method in the agreement, and check the sale deed states the UDS. A smaller UDS than expected can matter if the building is ever redeveloped.

What do the document and deed terms mean?

14. Absolute sale deed (O). A sale deed that transfers full ownership with no conditions.
15. Agreement for sale (O). The contract between buyer and builder before the sale deed. Under RERA, it must be registered before the builder takes more than 10% of the price (s.13).
16. Allotment letter (O). The builder's letter confirming which unit is allotted to you.
17. Booking form (M). The application you sign when paying the booking amount. Read its cancellation terms.
18. Conveyance deed (O). Any deed that transfers title. A sale deed is the commonest kind.
19. Demand letter (M). The builder's request for the next instalment. Check it matches the construction stage.
20. Encumbrance certificate, EC (O). A record of registered transactions on a property for a chosen period, from Kaveri.
21. Form 15 and Form 16 (O). In Karnataka, an EC in Form 15 lists registered transactions; Form 16 says none were found for the period.
22. General power of attorney, GPA (O). Authority for someone to act for you in many matters. Sales by GPA alone don't transfer ownership.
23. Gift deed (O). A registered deed transferring property without payment.
24. Legal heir certificate (O). An official document naming the heirs of a deceased person, often needed for resale of inherited property.
25. Mother deed (O). The earliest title document in the chain, showing how the seller's predecessors got the property.
26. Nomination (O). Naming who receives your rights in a housing society or bank record. It doesn't replace a will.
27. No-dues certificate (M). A letter confirming nothing more is owed, from the builder, society or lender.
28. Partition deed (O). A deed dividing jointly held property among co-owners.
29. Possession letter (O). The builder's letter handing over the flat. Read it before signing for any waiver.
30. Power of attorney, special (O). Authority for one defined act, such as registering one sale.
31. Rectification deed (O). A deed correcting an error in an earlier registered deed.
32. Release or relinquishment deed (O). A co-owner gives up their share to other co-owners.
33. Sale deed (O). The registered document that transfers ownership to you.
34. Title (O). The legal right to own a property.
35. Title search report (O). A lawyer's report on the title chain and encumbrances.
36. Will (O). A document setting out who inherits property after death.

What do the approval and land record terms mean?

37. Approved layout (P). A plotted layout sanctioned by the planning authority. Plots outside one may face loan and khata problems.
38. BDA (P). The city's development authority, which plans the core planning area and forms layouts.
39. Bhoomi (O). Karnataka's digital land records system for agricultural land (RTCs).
40. BMRDA (P). The metropolitan region development authority, covering the wider region around the city and its local planning authorities.
41. Commencement certificate, CC (P). Permission to start construction after the plan is sanctioned.
42. Completion certificate (P). Confirmation that construction is complete as per the plan. Also abbreviated CC, so ask which one is meant.
43. Conversion order (P). The Deputy Commissioner's order allowing agricultural land to be used for non-agricultural purposes, under s.95 of the Karnataka Land Revenue Act.
44. Deviation (P). Construction that departs from the sanctioned plan. Beyond permitted limits, it can block the occupancy certificate.
45. DTCP (P). The Town and Country Planning department, which approves layouts in some areas outside the major planning authorities.
46. e-Swathu (O). Karnataka's online property records for gram panchayat areas.
47. Encroachment (O). Building on land you don't own, including government land or drain buffers.
48. GBA (P). Greater Bengaluru Authority, which replaced BBMP under the Greater Bengaluru Governance Act, with new city corporations below it.
49. KIADB (P). Karnataka Industrial Areas Development Board, which acquires and allots industrial land.
50. Lake buffer (P). The no-build zone around a lake, set by planning rules and court orders.
51. Master plan (P). The statutory land-use plan for a planning area. Bengaluru's current one is the Revised Master Plan 2015.
52. NOC (P). No objection certificate from an authority (fire, airport, pollution) or a lender.
53. Occupancy certificate, OC (P). Permission to occupy a building after checking it against the sanctioned plan.
54. Rajakaluve (P). A primary storm-water drain. Buffers apply on either side.
55. Revenue site (P). A plot on unconverted agricultural land, sold without layout approval.
56. RTC (O). Record of Rights, Tenancy and Crops (also called pahani), the land record for agricultural land.
57. Sanctioned plan (P). The building plan approved by the planning authority.
58. Survey number (O). The land parcel's number in revenue records.
59. TDR (P). Transferable development rights: extra buildable area given for land surrendered (for example, to road widening), which can be used elsewhere.
60. TOD zone (P). Transit-oriented development zones near metro lines, where extra FAR may be allowed.
61. Zoning regulations (P). Rules on land use, height, FAR and setbacks within a master plan.

What do the khata and tax terms mean?

62. A-Khata (P). The property register for properties that comply with approvals and pay tax. Banks prefer it.
63. B-Khata (P). A separate register for properties with approval or bye-law gaps. It records tax; it doesn't regularise the property.
64. Capital gains (M). Profit on selling a property. Tax depends on how long you held it.
65. CGAS (M). Capital Gains Accounts Scheme: a bank deposit to park gains you plan to reinvest in a house.
66. e-Aasthi (P). The online property record system for Bengaluru's city corporations, which issues e-khatas.
67. e-Khata (P). The digital khata record. It's a format, not a third type: an e-khata is either A or B.
68. Indexation (M). Adjusting purchase cost for inflation. Now an option only for property bought before 23 July 2024, under conditions. Ask your CA.
69. Khata certificate (P). Confirms the property is on the corporation's register.
70. Khata extract (P). Gives details of the property as recorded in the register.
71. Khata transfer (P). Updating the khata to the new owner after a sale.
72. Long-term capital gains (M). Gains on property held more than 24 months, taxed at 12.5% under the current rules.
73. Mutation (O). Updating revenue or municipal records after a transfer. It doesn't itself prove title.
74. Property tax (M). The annual tax paid to the city corporation or panchayat.
75. TDS on property (M). A buyer of property worth ₹50 lakh or more deducts 1% tax from the payment and deposits it.

What do the RERA and dispute terms mean?

76. Adjudicating Officer (O). The RERA officer who decides compensation claims (s.71).
77. Allottee (O). The person a flat is allotted, sold or transferred to by the promoter.
78. Appellate Tribunal (O). Hears appeals against RERA orders. A promoter must deposit at least 30% of the penalty, or the amount due to the allottee, to appeal (s.43(5)).
79. Apartment association (O). The owners' body that takes over common areas. The promoter must enable its formation (s.11(4)(e)).
80. Consumer commission (O). District, State or National body hearing consumer complaints, tiered by amount paid.
81. Defect liability period (M). Five years from possession, during which the promoter must fix structural and workmanship defects within 30 days of notice (s.14(3)).
82. Designated account (M). The separate bank account where a promoter must keep 70% of buyers' money (s.4(2)(l)(D)).
83. Exempt project (P). A project on land of 500 sq m or less, or with eight flats or fewer, which needn't register (s.3(2)(a)).
84. Extension (P). An extension of a project's RERA completion date. It doesn't change your agreement.
85. Force majeure (M). Events outside the promoter's control, like natural disasters, that can extend timelines.
86. K-RERA (P). The Karnataka Real Estate Regulatory Authority.
87. Model agreement (O). The agreement for sale format in the Karnataka RERA Rules.
88. Promoter (O). The person or company developing and selling the project.
89. Quarterly update (P). The progress report a promoter files on the RERA portal each quarter.
90. RERA (P). The Real Estate (Regulation and Development) Act, 2016.
91. RERA registration number (P). The project's number on the state RERA portal, which adverts must display (s.11(2)).
92. Section 18 (M). The RERA section giving refund or delay interest if possession is late. In Karnataka, interest is SBI's highest MCLR plus 2%.

What do the money and charge terms mean?

93. Affordable housing, GST (M). Flats with carpet area up to 60 sq m in metros and value up to ₹45 lakh, which attract 1% GST instead of 5%.
94. Booking amount (M). The first payment to reserve a unit. It counts toward the 10% cap before the agreement is registered.
95. Cancellation charges (M). The amount forfeited if you cancel. Check the agreement.
96. Cess and surcharge (M). Additions to stamp duty in Karnataka: a 10% cess and 2% surcharge on the duty.
97. Clubhouse charges (M). A one-time fee for amenities, often outside the base price.
98. Construction-linked plan (M). Payments due at construction stages rather than dates.
99. Corpus fund (M). A one-time payment into the association's reserve.
100. Down payment (M). The part of the price you pay from your own money, not the loan.
101. E-stamp (M). Electronic stamp paper for paying stamp duty.
102. Escalation clause (M). A clause letting the builder raise the price for cost increases. Read it closely.
103. Floor-rise charge (M). An extra charge per sq ft for higher floors.
104. GST (M). 5% on most under-construction flats; none on resale or completed flats with an OC.
105. Guidance value (M). The government's minimum value per unit area. Stamp duty is paid on the higher of price and guidance value. The 2023 rates are still in force; check Kaveri.
106. Kaveri 2.0 (O). Karnataka's online registration portal, for ECs, guidance values and appointments.
107. Maintenance charges (M). Monthly or advance charges for running the building.
108. Preferred location charge, PLC (M). An extra charge for a corner, park-facing or other preferred unit.
109. Registration fee (M). 2% of the value in Karnataka since 31 August 2025.
110. Sinking fund (M). A reserve for major repairs like lift or roof replacement.
111. Stamp duty (M). A state tax on the sale deed. With cess, surcharge and registration, about 7.6% in Bengaluru for most flats.
112. Sub-registrar office (O). Where documents are registered.
113. Token amount (M). An informal deposit to hold a unit. Get the refund terms in writing.

Worked example 2: stamp duty on the higher value

You agree to buy a resale flat for ₹75 lakh. The guidance value on Kaveri works out to ₹82 lakh.

You pay ₹53,200 more than you'd expect from the price alone. Lower rates apply to some first-sale flats up to ₹45 lakh. See our full cost guide.

What do the home loan terms mean?

114. Balance transfer (M). Moving your loan to another lender for a lower rate.
115. CERSAI (O). The central registry where lenders record mortgages. A search can reveal an existing charge.
116. Co-applicant (M). A second borrower whose income counts toward the loan.
117. Credit score (M). A number summarising your repayment history, used to price your loan.
118. Disbursement (M). Release of loan money, by stage for under-construction flats.
119. EMI (M). Equated monthly instalment. At an illustrative 8.5% over 20 years, about ₹867.82 per lakh.
120. Fixed rate (M). A rate that doesn't change for a set period.
121. Floating rate (M). A rate linked to a benchmark, which moves with it.
122. Lien (O). A right over property until a debt is paid.
123. Loan-to-value, LTV (M). The loan as a share of the property's value. RBI caps it at 90%, 80% or 75% by loan size.
124. MCLR (M). A bank's marginal cost of funds-based lending rate, an older loan benchmark.
125. Mortgage (O). Security over property for a loan. The lender's charge is removed on repayment.
126. Pre-EMI (M). Interest-only payments on the amount disbursed, before full EMIs start.
127. Prepayment (M). Paying off part or all of the loan early.
128. Repo rate (M). RBI's policy rate, which external-benchmark loans follow.
129. Sanction letter (M). The lender's approval stating the loan amount and terms.
130. Subvention scheme (M). A plan where the builder pays pre-EMI interest for a period. Check what happens if the builder stops.

Worked example 3: loan and EMI on an ₹80 lakh flat

Add stamp duty and registration (about ₹6.08 lakh at 7.6%), which the bank won't fund for loans above ₹10 lakh under RBI's rules, to your cash need.

What do the building and services terms mean?

131. BESCOM (P). The electricity supply company for the city and surrounding districts.
132. BWSSB (P). The city's water supply and sewerage board, which supplies Cauvery water and runs sewers.
133. Cauvery connection (P). A piped BWSSB water connection. Ask whether it's in place or only planned.
134. Covered parking (O). A parking slot under a roof or in a basement.
135. DG set (M). The diesel generator for power backup.
136. Gated community (O). A project with controlled entry and shared amenities.
137. Handover (O). The formal transfer of the flat, or of common areas to the association.
138. Open parking (O). An uncovered parking slot.
139. Plot, or site (O). A piece of land for building. In Bengaluru, "site" usually means a residential plot.
140. Rainwater harvesting (P). Collecting rainwater for use or recharge, mandatory in Bengaluru for many buildings.
141. Ready-to-move (M). A completed flat with an OC. No GST applies.
142. Resale (O). Buying from an existing owner rather than the builder.
143. Row house (O). Houses sharing side walls, built in a row.
144. Snag list (M). Your written list of defects found at inspection.
145. STP (P). Sewage treatment plant, required in larger projects.
146. Tower (O). One building in a multi-building project.
147. Under-construction (M). A flat not yet complete. GST and stage-linked payments apply.
148. Unit (O). A single flat, apartment or shop.
149. Villa (O). A standalone house in a project, often with UDS in the land.
150. Water meter (M). A meter for each flat, which helps share water costs fairly.

Checklist: terms to confirm in your own documents

• [ ] RERA carpet area matches across agreement, sale deed and RERA filing
• [ ] UDS is stated in the sale deed, with the method
• [ ] EC covers 30 years (Form 15 or 16)
• [ ] Khata type (A or B) and status (draft or final e-khata) are known
• [ ] "CC" is clarified: commencement or completion
• [ ] OC is issued for your tower if the flat is complete
• [ ] Guidance value checked on Kaveri
• [ ] GST rate (5%, 1% or nil) confirmed
• [ ] Mortgage on the project, and the lender's NOC, confirmed
• [ ] Delay interest clause matches section 18

What mistakes do buyers make with property terms?

• Treating e-khata as a new khata type. It's a digital record of either A or B.
• Confusing the two CCs. A commencement certificate isn't a completion certificate.
• Comparing super built-up prices. Use carpet area.
• Assuming mutation proves title. It doesn't; the title chain does.
• Ignoring UDS. It's your share of the land.
• Taking GPA sales at face value. A GPA alone doesn't transfer ownership.

What should you do if...

...a term in your agreement isn't here? Ask your lawyer, and ask the builder to define it in writing.

...two documents use different areas? Ask which is the RERA carpet area and get it fixed before signing.

...the guidance value is above your price? Budget for stamp duty on the higher figure.

...your flat has a B-Khata? Read our khata guide before you go further.

...the possession date passes? See our guide to refund or interest under section 18.

...you're buying a plot? Check the conversion order; our section 95 guide explains it.

Where can you go deeper?

• How to check a project on K-RERA
• Legal checks from title to OC
• OC and CC explained
• Capital gains tax on selling a flat
• 100 questions to ask before buying a flat

Method notes and limits

• RERA definitions are from the Act's text (ss.2(k), 3(2), 4(2)(l), 11, 13, 14, 18, 43(5), 71). Charges are from our full cost guide, checked on official sources on 18 Oct 2026.
• Loan figures use an illustrative 8.5% rate and RBI's loan-to-value caps.
• Definitions are simplified for buyers and aren't legal definitions. Terms can mean different things in different documents.
• Lawyer note: for title, deeds and approvals, rely on your lawyer. CA note: check capital gains, indexation, TDS and GST with a CA.

Sources

1. Real Estate (Regulation and Development) Act, 2016 (India Code): https://www.indiacode.nic.in/handle/123456789/2158
2. RBI Master Circular, Housing Finance: https://www.rbi.org.in/Scripts/BS_ViewMasCirculardetails.aspx?id=12824
3. Karnataka Stamp Act 1957 (DPAL): https://dpal.karnataka.gov.in/storage/pdf-files/34%20of%201957%28E%29.pdf
4. IGR Karnataka, Table of Registration Fees: https://igr.karnataka.gov.in/storage/pdf-files/RegistrationFee.pdf
5. Kaveri 2.0: https://kaveri.karnataka.gov.in
6. Karnataka RERA portal: https://rera.karnataka.gov.in