🏡 How to Buy Property in Bengaluru? (Complete Step-by-Step Guide)

✅ Quick Answer

Buying property in Bengaluru involves verifying legal documents, confirming approvals, checking the Khata status, securing financing, registering the property, and completing Khata transfer & utility updates. Proper due diligence protects buyers from legal disputes and financial risks.

🏡 Step-by-Step Property Buying Process in Bengaluru

1️⃣ Decide Your Property Type & Budget

Start by identifying:

✔ Apartment, villa, plot, or commercial space✔ Ready-to-move vs under-construction✔ Investment vs self-use✔ Budget & loan eligibility

💡 Consider additional costs like registration, GST (if applicable), maintenance, and interiors.

2️⃣ Verify Builder & Project Approvals

Ensure the project is legally approved by relevant authorities:

• BBMP / BDA / BMRDA approvals

• RERA registration (for apartments & large projects)

• Land conversion approval (DC conversion for plotted layouts)

👉 Check registration details on the Karnataka RERA portal.

3️⃣ Legal Document Verification (MOST IMPORTANT)

Before paying any advance, verify:

✔ Title Deed (ownership clarity)

✔ Encumbrance Certificate (last 30 years)

✔ Khata Certificate & Extract

✔ Land use & zoning compliance

✔ Layout approvals

✔ Tax paid receipts

💡 Professional legal verification prevents future disputes.

4️⃣ Check Khata Status (A-Khata vs E-Khata)

Khata determines property legality and eligibility for loans.

✔ A-Khata → legally compliant properties ✔ B-Khata → pending compliance/irregularities

Ensure the property qualifies for registration & bank loans.

5️⃣ Home Loan Approval (If Applicable)

Most buyers finance via banks. Documents required:

• ID & address proof

• Income proof & IT returns

• Sale agreement copy

• Property documents

💡 Loan pre-approval improves negotiation power.

6️⃣ Agreement to Sell & Advance Payment

After verification:

✔ Sign Agreement to Sell

✔ Pay token/advance amount

✔ Define payment schedule

✔ Include penalty & completion clauses

👉 Always document payment terms clearly.

7️⃣ Property Registration Process

Registration legally transfers ownership.

Registration is completed at the jurisdictional Sub-Registrar Office under the Department of Stamps and Registration Karnataka.

Buyer must pay:

✔ Stamp duty

✔ Registration charges

✔ Surcharge & cess

Biometric verification & document recording complete the process.

8️⃣ Khata Transfer & Utility Updates

After registration:

✔ Apply for Khata transfer

✔ Update property tax records

✔ Transfer electricity & water connections

✔ Update association records (for apartments)

📋 Property Buying Checklist (Save This)

✔ Legal Verification

☐ Title deed clear☐ Encumbrance certificate verified☐ Layout approvals confirmed☐ Tax receipts checked

✔ Financial Checks

☐ Loan eligibility confirmed☐ Hidden charges understood☐ Payment schedule documented

✔ Registration & Compliance

☐ Stamp duty paid☐ Property registered☐ Khata transferred

⚠️ Common Mistakes Buyers Should Avoid

❌ Paying advance before document verification

❌ Ignoring Khata status

❌ Buying unapproved layouts

❌ Skipping encumbrance certificate check

❌ Not verifying land conversion

❓ Frequently Asked Questions

❓ Is it safe to buy property in Bengaluru?

Yes, if legal documents, approvals, and ownership history are verified properly.

❓ How long does property registration take?

Registration is usually completed the same day, while certified copies are issued within a few days.

❓ What is the stamp duty in Bengaluru?

Stamp duty typically ranges between 5–6% of property value plus registration charges (~2%). Rates may vary.

❓ Can I buy a Panchayat approved plot?

Yes, but banks may not provide loans, and infrastructure & legal compliance risks may exist.

❓ Why is Khata important?

Khata ensures property legality, tax compliance, and eligibility for resale, loans, and building approvals.

🏡 Why Professional Property Verification Matters

Buying property is a major financial decision. Professional verification ensures:

✔ legal safety

✔ approval authenticity

✔ fraud prevention

✔ peace of mind

📌 Disclaimer

This article is for informational purposes only and should not be considered legal advice. Property laws and charges may change. Buyers are advised to consult legal and real estate professionals before making decisions.