How to check a project on Karnataka RERA before you book

The short answer: search for the project on rera.karnataka.gov.in by its registration number or name. Check that the registration exists and matches the builder and project name, note the completion date the builder has committed to, read the latest quarterly progress reports, and look for complaints against the project and the builder. If a project isn't registered, it can't legally be advertised or booked.

Under the Real Estate (Regulation and Development) Act, most residential projects in Karnataka must be registered with the Karnataka Real Estate Regulatory Authority (K-RERA) before they are marketed or sold. The registration is public, and so is much of what the builder has to report afterwards. Most buyers never look. Here's how.

Step 1: get the registration number

Ask the builder or agent for the project's RERA registration number, and check that it appears on the brochure and the website. For Karnataka projects it looks like PRM/KA/RERA/1251/…/PR/…/…. The PR marks a project; an agent's number has AG instead. Large projects are often registered in phases, each with its own number, so check that the number covers the tower or phase you're buying in.

Step 2: find the project on the K-RERA website

1. Go to rera.karnataka.gov.in and open the list of registered projects.
2. Search by registration number, project name or promoter (builder) name.
3. Open the project's details page.

If nothing comes up, or the project shows as pending or rejected, stop there. Don't pay anything until the registration is granted and you can see it yourself.

Step 3: check the details match

On the project page, check:

• The promoter's name matches the company you'll sign the agreement with. With joint developments, the landowner may also be listed.
• The project name, address and survey numbers match the brochure and the sale agreement.
• The number of units, towers and floors registered matches what you're being sold. A tower that isn't in the registration isn't covered by it.
• The carpet area of your unit type. RERA defines carpet area as the usable floor area inside the walls. Compare it with the "super built-up" area on the price sheet.

Step 4: read the completion date

The registration shows the date by which the builder has told RERA the project will be complete. This is often later than the date in the sales pitch. Big township projects can show a RERA date several years after the "target" handover. The RERA date is the one the builder is legally committed to, so plan your rent and EMIs around it. Our Whitefield vs Sarjapur guide has real examples of this gap.

Step 5: read the quarterly progress reports

Builders must file a quarterly progress report for each registered project, every quarter until the project is finished. The reports show how many units have been booked and how far construction and approvals have got. Look for:

• Missing quarters. A builder who has stopped filing is a red flag.
• Progress that doesn't match the site. If the report says the tenth floor slab is done, it should be visible when you visit.
• Very slow bookings in a project that is being sold as "almost sold out".

Step 6: check for complaints and orders

K-RERA publishes complaints and its orders. Search by the project and by the builder's name. A few complaints in a large project are normal. A pattern of delay complaints across a builder's other projects tells you how they behave when things go wrong.

Step 7: check the agent too

Anyone selling a registered project on someone else's behalf must be registered with K-RERA as an agent. Ask for their number and look it up the same way. Ours is PRM/KA/RERA/1251/446/AG/251021/006360, registered to our founder, Rahul.

Warning signs

• "RERA applied for" or "RERA coming soon" with a request for a booking amount. An unregistered project can't legally take bookings.
• A registration number that doesn't match the project name or builder on the website.
• A completion date in the agreement that is later than, or missing from, what's on RERA.
• No quarterly reports for several quarters.
• An agent who can't give you their own RERA number.

What RERA protects you from

Registration isn't just a formality. The RERA Act gives buyers in registered projects real protections:

• Your money stays with the project. 70% of what buyers pay must go into a separate account for that project and be used only for its land and construction.
• A cap on the advance. A builder can't take more than 10% of the price before signing a registered agreement for sale.
• Carpet area pricing. Homes must be sold on carpet area, so you know what you're paying for.
• Compensation for delay. If the builder misses the committed date, you can claim interest for the delay or, in some cases, a refund.
• Structural defects. The builder must fix structural defects reported within five years of handing over possession.

These protections only apply if the project is registered, which is why checking comes first.

What RERA doesn't tell you

Registration means the builder has filed its documents and committed to a date. It doesn't mean the title is clean or the project will be on time. You still need an independent lawyer to check the title, approvals and agreement. Our documents checklist covers what they should look at.