Short answer: Hoskote RERA approved projects numbered 233 on 15 October 2026, and 53.2% had a completion date that had already passed. The register doesn't show occupancy certificates, so "approved" and "past due" tell you little about what's built. On this corridor, check the planning approval, the khata type, the OC and water supply separately.
- 233 approved projects in Hosakote taluk, 48.1% of them plotted layouts (K-RERA register, our pull of 15 Oct 2026).
- Plotted layouts are further behind on paper: 67.0% have a passed completion date, against 40.0% for apartments.
- Bengaluru East taluk, which takes in KR Puram, shows 69.7% of 1,235 projects past their date.
- A tax record isn't an approval. Karnataka's laws let local bodies tax unauthorised property without regularising it. A January 2026 Cabinet decision on A-khata for urban local bodies is news, not yet a rule we could check.
- Our PAPER test: planning, agency record, progress, exit and water, registered values.
- What does "approved" mean on this corridor?
- What does the RERA register show?
- Gap 1: a passed date doesn't tell you it's finished
- Gap 2: an approved layout isn't a serviced one
- Gap 3: a tax receipt isn't an approval
- Gap 4: the guidance value is on paper too, and it binds
- The PAPER test (our framework)
- Checklist before paying an advance on this corridor
- What mistakes do buyers make here?
- What should you do if...
- Method notes and limits
- Related reading
- Frequently asked questions
- Talk it through with acre&key
- Sources
Old Madras Road runs from KR Puram, inside the Greater Bengaluru Area, out past Budigere Cross to Hoskote, a separate municipal town in Bengaluru Rural district. Along the way the paperwork changes hands several times: city to panchayat to town council, BDA to the Hoskote Planning Authority. Every brochure says "approved". This piece looks at what the official records actually show, and where they stop.
We used the Karnataka RERA register (pulled 15 October 2026), state notifications and news reports. We haven't named any project or developer, and we haven't visited sites for this piece.
What does "approved" mean on this corridor?
There are four separate layers, and a project can clear one without the next:
| Layer | Who | What it proves | What it doesn't |
|---|---|---|---|
| Planning approval | BDA inside the city; the Hoskote Planning Authority and other local planning authorities under BMRDA further out | The layout or building plan was sanctioned | That it was built to plan |
| RERA registration | Karnataka RERA | The promoter registered the project and declared a date | That the date will be met |
| Local body record | GBA e-Khata; Hoskote CMC on e-Aasthi; panchayats on e-Swathu | The property is on the tax register | That it's authorised |
| Occupancy certificate | The planning or local authority | The building can be occupied | Water, roads or drains outside the gate |
Our approvals guide explains each authority in detail.
What does the RERA register show?
We counted approved, non-commercial registrations in the two taluks this corridor crosses. Bengaluru East taluk covers KR Puram and much more besides (Whitefield, Mahadevapura), so read it as the wider east, not just Old Madras Road.
| Hosakote taluk | Bengaluru East taluk | |
|---|---|---|
| Approved projects | 233 | 1,235 |
| Apartments | 120 | 1,120 |
| Plotted layouts | 112 (48.1%) | 66 (5.3%) |
| Current completion date already passed | 124 (53.2%) | 861 (69.7%) |
| Section 6 or further extension | 25 (10.7%) | 186 (15.1%) |
| Registered in 2025 or 2026 | 85 | 169 |
Two things stand out. Hoskote is a plotted-layout market in a way the city isn't. And within Hosakote taluk, plotted layouts are further past their dates: 75 of 112 (67.0%), against 48 of 120 apartments (40.0%). Part of that is age: older registrations have had more time for dates to pass, and 70 of the 74 Hosakote projects registered before 2022 are past date.
Our RERA delivery study has the full method and the Anekal figures.
Gap 1: a passed date doesn't tell you it's finished
The register's list view shows dates, not occupancy certificates. A project past its date with no extension might be complete, or it might be stalled. RERA requires promoters to update their project pages quarterly (s.11(1)), so open the project page and read the latest progress update and any OC upload.
For a plotted layout, "complete" should mean roads, drains, water lines, power and the civic amenity sites handed over as approved, not just stones marking plots. Ask for the planning authority's release order for the plots, and check which works it lists.
Worked example 1: what a delay costs you
Illustrative. You've booked an under-construction flat in Hoskote and the bank has disbursed ₹40 lakh. You're paying ₹20,000 rent while you wait, and the project slips by a year.
| Monthly cost | Calculation | Amount |
|---|---|---|
| Rent | ₹20,000 | |
| EMI on ₹40 lakh at 8.5%, 20 years | 40 × ₹867.82 | ₹34,713 |
| Total per month | ₹54,713 | |
| Over a 12-month delay | ₹54,713 × 12 | ₹6,56,556 |
RERA s.18 lets a buyer who stays on claim interest for each month of delay, but claiming takes time. Pick projects whose progress reports match the site.
Gap 2: an approved layout isn't a serviced one
Hoskote isn't part of Cauvery Stage 5, and the town has relied on groundwater, as our Hoskote guide sets out. A layout can be approved, registered and sold out while each plot owner still has to sort out water for the house they build. For flats, ask for the water source in writing and the borewell permissions. For plots, ask who will run the water network and when it'll be handed over.
Gap 3: a tax receipt isn't an approval
This is the gap that catches resale buyers. Karnataka now lets local bodies tax unauthorised property without regularising it:
- Urban areas: the 2024 municipal amendment law allows unauthorised urban properties to be taxed, and taxing them doesn't confer title (Indian Express, 22 Feb 2025, news).
- Panchayats: since 2025, an 11B record lets a panchayat tax an unauthorised plot, with no title or legal status. Our B-khata and revenue sites guide covers it.
- New, not yet checkable: on 8 January 2026, the Karnataka Cabinet approved issuing A-khatas to B-khata sites, buildings and flats in unauthorised layouts under urban local bodies (Hindustan Times, 9 Jan 2026, news). We haven't found the rules or fees that put it into effect. Hoskote CMC is an urban local body, so ask the CMC what applies before relying on it.
Inside GBA, the city's own A, B and e-khata rules apply instead.
Gap 4: the guidance value is on paper too, and it binds
Guidance values are one paper figure that does bite. Stamp duty is charged on the higher of your price and the guidance value.
Worked example 2: paying duty on more than you paid
Illustrative. A 1,200 sq ft site on a layout line with a guidance value of ₹25,000 per sq m (Hoskote's town site lines run about ₹18,000 to ₹30,000). You agree ₹25 lakh with the seller. It's in a panchayat area, so charges are 7.65%.
| Calculation | Amount | |
|---|---|---|
| Area in sq m | 1,200 ÷ 10.764 | 111.48 |
| Guidance value | 111.48 × ₹25,000 | ₹27,87,068 |
| Charges on guidance value | 7.65% | ₹2,13,211 |
| Charges if they were on your price | 7.65% of ₹25,00,000 | ₹1,91,250 |
| Extra because GV is higher | ₹21,961 |
Income tax has its own rules when the guidance value is more than your price, for both buyer and seller; see our guidance value gap analysis and check with your CA. The 2023 guidance values are still in force; look up the line for your survey number on Kaveri.
The PAPER test (our framework)
- Planning. Which authority approved the layout or building, and is your plot or block in the approved plan?
- Agency record. Which register is the property on (e-Khata, e-Aasthi or e-Swathu), and is it A-khata, B-khata or 11B?
- Progress. What does the latest RERA quarterly update say, and does the site match? Is there an OC, or a layout release order?
- Exit and water. Which road gets you out, which body supplies water, and who runs the network?
- Registered values. What did similar units actually register for, per the encumbrance certificates?
Checklist before paying an advance on this corridor
- [ ] Local body confirmed: GBA, Hoskote CMC or a gram panchayat
- [ ] Planning approval seen, with your plot or block in it
- [ ] RERA page opened, latest quarterly update read
- [ ] Completion date, extensions and any OC checked
- [ ] Khata type confirmed; B-khata or 11B treated as a red flag for loans
- [ ] Water source in writing; borewell permissions seen
- [ ] Guidance value line looked up on Kaveri
- [ ] Registered values pulled for the same layout or building
- [ ] Title and approvals checked by a lawyer
For plotted layouts, our plot approval checks go further. For the inner stretch, see the KR Puram guide. Our answers on Hoskote home loans and KR Puram and Old Madras Road flats cover the lender's view and the corridor's flood and metro checks.
What mistakes do buyers make here?
- Reading "RERA approved" as "approved layout". RERA registration and planning approval are different things.
- Trusting a tax receipt. It shows the property is taxed, not that it's authorised.
- Assuming a passed date means done. Check the OC or layout release.
- Ignoring water on plots. An approved plot can still have no supply.
- Negotiating below guidance value without budgeting duty on the higher figure.
What should you do if...
...the RERA date has passed and there's no extension? Read the latest quarterly update, visit, and ask for the OC or layout release order. If none exists, treat the project as unfinished.
...the seller has only a B-khata or an 11B record? Ask your lender early whether it will finance, and have a lawyer check the planning approval and conversion.
...the developer says the A-khata policy will fix it? Ask for the notified rule and the fee in writing. On 19 October 2026, we couldn't find either.
Lawyer note: approvals, khata status and title are general information here. Have a property lawyer check them for the specific property.
Method notes and limits
- Source: Karnataka RERA register, retrieved 15 October 2026, approved non-commercial registrations in Hosakote and Bengaluru East taluks (the dataset behind our RERA delivery study). Figures recomputed on 19 October 2026.
- "Date passed" means the current proposed completion date was before 15 October 2026. It doesn't mean incomplete.
- The register's list view doesn't show OCs, completion filings or quarterly-update content. We didn't open individual project pages for this piece.
- K-RERA's four-month blanket extension of 10 August 2026 wasn't reflected in the dates we pulled.
- Bengaluru East taluk is wider than the Old Madras Road corridor.
Related reading
Frequently asked questions
On 15 October 2026, Karnataka RERA listed 233 approved non-commercial projects in Hosakote taluk: 120 apartments, 112 plotted layouts and one mixed project. 85 were registered in 2025 or 2026.
No. RERA registration means the promoter registered the project and its declared details. Layout or building plan approval comes from the planning authority, which for Hoskote is the Hoskote Planning Authority under BMRDA.
Only that the declared date has gone by. The register's list view doesn't show occupancy certificates, so check the project page's quarterly update and ask for the OC or layout release order.
No. Hoskote town is under the Hosakote City Municipal Council in Bengaluru Rural district. Villages around it are under gram panchayats. GBA's e-Khata rules don't apply there.
The Karnataka Cabinet approved A-khatas for B-khata properties in unauthorised layouts under urban local bodies on 8 January 2026, according to news reports. We couldn't find the implementing rules, so ask the CMC.
No. Karnataka's 2024 urban law and 2025 panchayat changes let local bodies tax unauthorised property, but a tax record confers no title or approval.
In our pull, 67.0% of Hosakote plotted layouts were past date against 40.0% of apartments. Older registrations explain part of it. We can't tell from the register how many are actually complete.
It's our five-point check for this corridor: planning approval, the agency record and khata type, progress against RERA and the OC, exit roads and water, and registered values.
Sources
Checked 19 Oct 2026.
- Karnataka RERA, View All Projects (Hosakote and Bengaluru East taluks, retrieved 15 Oct 2026): https://rera.karnataka.gov.in/viewAllProjects?language=en
- BMRDA, local planning areas: https://bmrda.karnataka.gov.in/8/local-planning-areas/en
- Bengaluru Rural district, Hosakote CMC: https://bangalorerural.nic.in/en/public-utility/hosakote-cmc/
- Real Estate (Regulation and Development) Act 2016, ss. 11(1), 18 (India Code): https://www.indiacode.nic.in/handle/123456789/2158
- Indian Express, B-khata and the 2024 municipal amendment law, 22 Feb 2025 (news): https://indianexpress.com/article/cities/bangalore/karnataka-govt-issue-b-khata-property-documents-new-municipal-law-9850679/
- Hindustan Times, Cabinet approves A-khata for B-khata properties in ULB layouts, 9 Jan 2026 (news): https://www.hindustantimes.com/real-estate/karnataka-cabinet-approves-a-khata-for-b-khata-properties-in-illegal-layouts-101767877212761.html
- Karnataka Gram Swaraj and Panchayat Raj (Amendment) Bill 2025, LA Bill 18 of 2025 (PRS): https://prsindia.org/files/bills_acts/bills_states/karnataka/2025/Bill18of2025KA.pdf
- Karnataka Gazette Part III, 30 Sep 2023, guidance values (Bengaluru Rural), via OpenCity: https://data.opencity.in/dataset/bengaluru-guidance-value-change-circulars-2023
- CAG, Stamp Duty and Registration Manual (2020), §7.4 (surcharge): https://saiindia.gov.in/uploads/media/Stamp-Duty-and-Registration-Manual-20200914191933.pdf
- Kaveri Online Services: https://kaveri.karnataka.gov.in/
