North Bengaluru Plots

North Bengaluru plot due-diligence checklist

Short answerBefore paying any money, verify the layout approval, land conversion, title, khata or e-Swathu record and RERA status with the authority and a property lawyer of your own choosing.

1. Layout approval

  • Confirm which planning authority governs the exact survey number (for the airport area this is typically BIAAPA; some pockets fall under BMRDA, BDA or a local planning authority). Ask the authority, do not rely on a board or brochure.
  • Get the approved layout plan and approval letter; match the plot number, dimensions and survey number to the sale deed.
  • Verify the approval on the authority's own website or office, not only through the seller.
  • Check that roads, parks and civic amenity sites shown in the plan exist on the ground and are not being sold as plots.

2. Land conversion and title

  • Land conversion order from agricultural to non-agricultural use, with matching survey numbers.
  • RTC / Pahani extracts and mutation records showing the seller's chain of ownership.
  • Encumbrance certificate for at least the last 30 years.
  • Title search and legal opinion from your own property lawyer, not the seller's.
  • Check for pending litigation, acquisition notices (KIADB, BMRCL, NHAI, road widening) and joint-ownership or minor-share issues.

3. Khata or e-Swathu

  • Identify which record applies to the plot: a khata (e-Khata) issued by an urban local body, or the e-Swathu record (Form 9 / Form 11) issued by the gram panchayat.
  • Confirm the khata or e-Swathu entry is in the seller's name and matches the layout approval.
  • Ask your bank whether it will lend against that record before you commit.

4. RERA

  • Check whether the layout is registered with K-RERA (plotted layouts that include development works are generally within scope). Verify the number on the official K-RERA portal.
  • If you are dealing through an agent or channel partner, confirm they hold their own K-RERA agent registration.
  • Compare the possession date and amenities promised with those filed on the RERA page.

5. Payment and documents

  • Pay only by traceable bank transfer to the registered owner or developer account; never cash.
  • Read the agreement of sale before paying any token or advance.
  • Confirm stamp duty and registration charges for the sale deed and who bears them.
  • Insist on the sale deed being registered at the correct sub-registrar office.

6. Site and infrastructure

  • Visit the site in person; confirm road access width and that the access road is legally available to the layout.
  • Ask in writing about water source, power connection and drainage: who provides them and when.
  • Check low-lying land, lake or stream buffers and high-tension lines near the plot.
  • For infrastructure projects nearby (metro, STRR, roads), rely on the authority's published timeline, not a sales pitch. Dates shift.