The Bangalore Under-Construction Checklist

Bangalore's under-construction market is healthy, deep, and full of legitimate inventory, but it rewards buyers who read the agreement before they read the brochure.

Why under-construction is different

When you buy a ready unit, you walk through the apartment you'll own. When you buy under construction, you're paying for a promise, and the difference between the two is paperwork.

The 12 documents to verify

1. RERA registration number (verify on the Karnataka RERA portal directly)
2. Sanction plan signed by the planning authority
3. Title deed and chain of title for the underlying land
4. Encumbrance certificate (last 30 years)
5. Khata certificate
6. Approval letters from BBMP / BDA / BMRDA as applicable
7. NOC from the airport authority (north Bangalore projects)
8. Environmental clearance for projects above the threshold area
9. Construction commencement certificate
10. Bank-approved project list (Tier-1 lender approval is a useful proxy for due diligence)
11. Standard Sale Agreement template before booking
12. Brochure with the RERA-disclosed carpet area

The four red flags

If any of these are present, walk away, no exceptions.

• Carpet area in the brochure does not match the RERA-disclosed carpet area
• Booking amount > 10% with no Sale Agreement signed
• Possession date in the agreement is more than 18 months after the brochure date
• No project on the website is listed on at least two Tier-1 bank-approved lists

This is a 5-minute screen. Most projects pass; the ones that fail save you a lot of time.