Karnataka RERA: How to Verify a Project
You verify a Karnataka project at rera.karnataka.gov.in. Search by project name or by promoter. The record shows the registration number, validity, approved plans and filings. It takes a few minutes.
Registration is not optional. Projects above a set size must register before they advertise or sell. A project with no number cannot legally take your booking. That is the first thing to check.
The portal also carries the promoter's quarterly progress reports. Those show whether the build is on schedule. Agents must be registered too. Every one of these is public.
Step 1: Open the Karnataka RERA Portal
The official address
The Karnataka Real Estate Regulatory Authority runs one portal, at rera.karnataka.gov.in. It is the only authoritative source. Third-party listing sites copy the data and go stale. Always land on the government domain.
What the authority does
K-RERA registers projects and agents. It holds promoters to disclosure and timeline commitments. It also hears buyer complaints. The registration record is the public face of all that.
Bookmark the portal before you start visiting sites. Check every project you shortlist. Do it before you pay anything, not after.
Step 2: Search by Project and by Promoter
Searching by project
Use the registered project name, which may differ from the marketing name. Phases register separately. A township can hold several registrations. Match the phase you are actually buying into.
Searching by promoter
The promoter search is the more revealing one. It lists every project that entity has registered. You can see their track record. You can also see which projects ran past their declared dates.
Why the promoter name matters
The RERA promoter is often not the brand on the hoarding. It may be a special-purpose company or a partnership firm. Ask for the exact registered entity name. Search on that, not the brand.
What a Registration Record Shows
Once you open a registered project, the record carries a standard set of disclosures. Read all of them, not just the number.
| Field | What it tells you |
| Registration number and date | Proof the project is legally allowed to sell |
| Validity or completion date | The date the promoter has committed to |
| Promoter details | The legal entity responsible, and its partners or directors |
| Land details | Survey numbers, extent and the approving authority |
| Sanctioned plans and approvals | What has actually been permitted, floor by floor |
| Quarterly progress reports | Work completed against work promised |
| Complaints and orders | Any disputes decided against the promoter |
Compare the sanctioned plan with the brochure. Tower counts, floor counts and unit counts should match. Where they differ, the sanctioned plan governs. Brochures are marketing, not permission.
Escrow and Quarterly Filing Obligations
The separate account rule
A promoter must place 70% of money collected from buyers into a separate bank account. That money is for land and construction cost on that project. It cannot be moved to another project. Withdrawals need professional certification.
Quarterly progress reports
Registered promoters file progress updates every quarter. The filings cover work done, approvals received and units booked. They are public. Slippage becomes visible rather than deniable.
How to use the filings
Read the last three or four quarters together. A steady pattern means a working site. Gaps in filing are a warning. So is progress that stalls while bookings keep rising.
| Obligation | What the promoter must do |
| Separate account | Hold 70% of buyer collections for that project alone |
| Quarterly filing | Report progress, approvals and bookings each quarter |
| Sale on carpet area | Quote and contract on carpet area, not super built-up |
| Advance limit | Take no more than 10% before a registered agreement to sale |
| Structural defect liability | Remedy defects reported within the statutory period |
These duties come from the statute, not from goodwill. A promoter cannot contract out of them. If an agreement tries to, question it. That clause will not hold.
Agent Registration and the Complaint Route
Anyone selling a registered project must hold an agent registration. The number is issued by K-RERA. Ask for it and check it on the portal. An unregistered agent is a compliance risk to you.
Registered agents carry obligations. They cannot make claims outside the registered disclosures. They must give you the correct documents. Misstatements can be taken to the authority.
If something goes wrong, the complaint route runs through K-RERA. Buyers can file against a promoter or an agent. Orders are published. That record is itself worth reading before you buy.
What to Check Before Signing an Agreement to Sale
The Agreement to Sale is the binding contract. Everything promised should be in it. Use this list before you sign.
| Check | Why it matters |
| Registration number is live and valid | An expired or absent number blocks a legal sale |
| Promoter name matches the agreement | You must contract with the registered entity |
| Carpet area is stated in the agreement | RERA requires sale on carpet area, not super built-up |
| Completion date matches the registered date | The registered date is the enforceable one |
| Payment schedule matches the registered plan | Advance beyond the permitted share needs a registered agreement |
| Specifications listed in writing | Verbal assurances are unenforceable |
Some projects are still pre-RERA when marketed. Phase 3 of the Godrej MSR City township, Milan at Godrej MSR City, is one such case, with registration Applied. In that position no number exists yet, and no booking should be treated as final.
This is general guidance, not legal advice. RERA rules and portal features change. Verify every project directly at rera.karnataka.gov.in and have the Agreement to Sale reviewed by a lawyer before signing.
Frequently Asked Questions
1. Where do I verify a project in Karnataka?
At rera.karnataka.gov.in, the official Karnataka RERA portal. You can search by project name or by promoter. Third-party listing sites are not authoritative and often carry outdated records.
2. What does a RERA registration number prove?
That the project is registered with the authority and legally permitted to advertise and sell. It also links the project to a public record of plans, approvals, timelines and quarterly progress filings.
3. Can a promoter sell before registration?
No. Projects that meet the size threshold must register before advertising, marketing or accepting bookings. A project without a number is not in a position to take a booking from you.
4. What is the 70% escrow rule?
The promoter must deposit 70% of money collected from buyers into a separate account for that project's land and construction cost. Withdrawals require certification and cannot be diverted elsewhere.
5. Should the agent also be registered?
Yes. Agents selling registered projects need their own RERA registration number. Ask for it and check it on the portal before dealing with them.
6. What if the brochure and the sanctioned plan differ?
The sanctioned plan on the portal governs. A brochure is marketing material with no legal force. Where the two disagree, rely on the approved plan and raise the discrepancy in writing.
Explore Milan at Godrej MSR City
