Steps and checklists for buying a home in Bengaluru.
These notes are part of the full set of guides.
The collection beside this one is general buying guides.
Another grouping is Home loans & EMI.
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As a first-time home buyer in Bengaluru, plan on paying about a third of the price from your own savings: the down payment, about 7.6% in stamp duty and registration (less on first-sale flats up to ₹45 lakh), GST on under-construction flats, and extras. Banks lend 75% to 90%. Check RERA, title and e-Khata before any token.
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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.
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The things to know before buying a flat in Bengaluru fall into eight stages: budget, RERA, legal and khata, area, booking, registration, ownership, and NRI or tax. Three to start with: government charges are about 7.6% on resale and flats above ₹45 lakh, builders can't take over 10% before a registered agreement, and registration needs an e-Khata.
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Use this token amount checklist before any money moves: confirm the project's RERA registration, the encumbrance certificate, the khata and approvals, and a written refund if your checks fail. Under Section 13 of the RERA Act, a builder can't take more than 10% of the cost before a registered agreement for sale.
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Answer these questions before house hunting in Bengaluru: how much cash you have after stamp charges, what EMI you can carry at a higher rate, where you'll commute, ready or under-construction, and who decides. Your cash, not your salary, usually sets the ceiling. Write the answers down before your first site visit.
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The key questions for couples before buying a home are whose names go on the deed and in what shares, who pays the down payment and EMI, whether you can manage on one income, which tax regime each of you uses, and what happens if one of you dies, stops working or you separate. Agree these in writing before booking.
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Before buying a ₹2–5 crore home in Bengaluru, ask what you pay per sq ft of carpet area, the full cash outlay with 7.6% charges and 5% GST, how TDS and the loan work, and how much competing stock exists. Knight Frank counted 12,531 unsold units in this band in H1 2026, up 153% in a year.
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Our pre-booking checklist looks at a Bengaluru flat through four lenses before we recommend it: the micro-market, the developer's track record, the property itself (layout, legal status and true cost), and whether it fits your life. Each check ends green, amber or red, and anything legal goes to your lawyer to confirm.
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Before buying under-construction in Bengaluru, ask whether your phase is on K-RERA and its date has moved, whether payments follow construction, what a delay would cost you in rent and pre-EMI, how much GST you'll pay, and what the agreement says about carpet area, the OC and exit. Price the wait before you price the flat.
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To compare two apartments fairly, turn both into the same units. Divide the all-in price by RERA carpet area, add ten years of maintenance per carpet sq ft, then score what money can't fix: approvals, layout, surroundings and delivery risk. A higher headline rate can still be the cheaper flat per square foot you use.
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Use this site visit checklist before you book, not at handover. Visit twice: once at your commute's peak hour and once in the evening. Inside, check the actual unit's light, layout and finishes. Outside, check the approach road, drainage, water source and common areas. Then ask residents what they pay for water and maintenance.
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The most useful builder offer questions: what's the price without the offer, who pays if the builder stops, does it change your GST, stamp duty or loan size, and is it in the agreement? A discount below the guidance value doesn't cut your stamp duty, and a subvention offer can leave you paying EMIs if the builder defaults.
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The key payment plan questions are what type of plan it is, what event triggers each demand, who certifies that stage, how much is due early, how fast your bank pays, and what interest you owe if you're late. A down payment discount has to be large to beat a construction-linked plan once you count the cost of paying early.
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Use this neighbourhood checklist for families before you shortlist flats, not after. Time the school run and the drive to a hospital at peak hour. Check where the water comes from and whether the approach road floods. Then weight each check by what your family needs and score two or three areas side by side.
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Treat online property reviews as leads to check, not proof. Look at when they were posted, who wrote them and how specific they are. A burst of five-star reviews around a launch can hide a lower rating underneath. Then confirm the claims on K-RERA, in court and consumer records and on a site visit.
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Insights
A bank approved project is one a lender has pre-checked so it can process home loans faster. It usually covers title, building plan approvals and the builder's papers at one point in time. It isn't a quality certificate, a delivery promise or a promise that you'll get the loan. Some banks say so on their own lists.
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Diwali offers on flats in Bengaluru are worth what they cut from your total cost, in writing. A straight price cut is usually the cleanest, because it also lowers GST and stamp duty. "GST paid" and "stamp duty waived" can be real money if the base price wasn't raised. No-EMI schemes carry the most risk.
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The questions to ask before buying a flat cover ten areas: RERA registration, title, approvals, khata, the full price, the payment plan, the loan, water and drainage, the building itself, and possession. Ask each one in writing, match the answer to a document, and keep the reply. A spoken yes isn't proof.
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Loading is the super built-up area minus the RERA carpet area, divided by the carpet area. A flat quoted at 1,350 sq ft with a 1,000 sq ft carpet area has 35% loading, so you pay 1.35 times the quoted rate for each square foot you can use. RERA sets no loading limit. It defines carpet area and makes builders disclose it.
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