A free home-buying course from Sachi
Learn to buy a home in Bangalore
Understand the documents, costs and decisions behind a new home, one short lesson at a time. Read at your own pace. No signup needed.
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- 01 Read lesson
Module 1: Basics of buying a new home · 10 min read
1.1 Property, unit, configuration: the words builders use
What property, unit, configuration and BHK mean in a builder's brochure.
- 02 Read lesson
Module 1: Basics of buying a new home · 9 min read
1.2 Carpet, built-up, super built-up: what you pay for
The three area figures in a brochure, and which one RERA makes the builder quote.
- 03 Read lesson
Module 1: Basics of buying a new home · 9 min read
1.3 Loading %: compute it from a brochure
How to work out the loading factor from the carpet and super built-up areas.
- 04 Read lesson
Module 1: Basics of buying a new home · 11 min read
1.4 UDS (undivided share of land) and why it matters
What your share of the land is, where to find it, and why it matters later.
- 05 Read lesson
Module 1: Basics of buying a new home · 10 min read
1.5 Under construction vs ready to move (from the builder)
The trade-offs in price, risk, tax and timing between the two.
- 06 Read lesson
Module 1: Basics of buying a new home · 12 min read
1.6 Apartment vs villa vs plotted development
How the three product types differ in ownership, cost and upkeep.
- 07 Read lesson
Module 1: Basics of buying a new home · 11 min read
1.7 The full price sheet: base price, PLC, floor rise, parking, club, deposits
Every line on a builder's cost sheet, and which ones are negotiable.
- 08 Read lesson
Module 2: Legal and approvals · 13 min read
2.2 How to read a K-RERA project page (live walkthrough)
A walkthrough of a Karnataka RERA project page, field by field.
- 09 Read lesson
Module 2: Legal and approvals · 13 min read
2.3 A khata, B khata, e-khata for new projects
What each khata means for a new flat in Bangalore, and how e-khata works.
- 10 Read lesson
Module 2: Legal and approvals · 10 min read
2.7 Agreement for sale: clauses to read before signing
The clauses in an agreement for sale to read before you sign.
- 11 Read lesson
Module 4: Judging a builder · 12 min read
4.1 Delivery track record: promised vs actual dates
How to compare a builder's promised and actual completion dates.
- 12 Read lesson
Module 4: Judging a builder · 8 min read
4.4 Builder grades and size vs risk
What builder grades mean, and how size relates to risk.
- 13 Read lesson
Module 5: Judging a location · 11 min read
5.1 Bangalore micromarkets: how to compare them
A way to compare Bangalore micromarkets on price, access and supply.
- 14 Read lesson
Module 6: Judging the project and the unit · 11 min read
6.1 Reading a masterplan: density, open space, tower spacing
How to read a project masterplan for density, open space and tower spacing.
- 15 Read lesson
Module 6: Judging the project and the unit · 11 min read
6.5 Amenities: what you will use vs what you pay for
How to judge amenities by what you will use and what they cost to run.
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The full syllabus
Follow the home-buying journey
Start with the basics, check the project and builder, understand the money, then follow the process through possession. Open a module to see every lesson in order.
MODULE 1 Basics of buying a new home The words builders use, the areas you pay for, and what goes into the full price of a new flat. 7 ready · 0 planned Module details
- 1.1 Ready to read
Property, unit, configuration: the words builders use
What property, unit, configuration and BHK mean in a builder's brochure.
- 1.2 Ready to read Calculator planned
Carpet, built-up, super built-up: what you pay for
The three area figures in a brochure, and which one RERA makes the builder quote.
- 1.3 Ready to read Calculator planned
Loading %: compute it from a brochure
How to work out the loading factor from the carpet and super built-up areas.
- 1.4 Ready to read
UDS (undivided share of land) and why it matters
What your share of the land is, where to find it, and why it matters later.
- 1.5 Ready to read
Under construction vs ready to move (from the builder)
The trade-offs in price, risk, tax and timing between the two.
- 1.6 Ready to read
Apartment vs villa vs plotted development
How the three product types differ in ownership, cost and upkeep.
- 1.7 Ready to read
The full price sheet: base price, PLC, floor rise, parking, club, deposits
Every line on a builder's cost sheet, and which ones are negotiable.
MODULE 2 Legal and approvals RERA, K-RERA, khata, approvals, OC and CC, and the documents you sign from agreement to registration. 3 ready · 5 planned Module details
- 2.1 Planned lesson
What RERA protects, and what it does not
What the RERA Act covers for a buyer, and the gaps it leaves.
- 2.2 Ready to read
How to read a K-RERA project page (live walkthrough)
A walkthrough of a Karnataka RERA project page, field by field.
- 2.3 Ready to read
A khata, B khata, e-khata for new projects
What each khata means for a new flat in Bangalore, and how e-khata works.
- 2.4 Planned lesson
Approvals chain: BDA / BMRDA / BBMP / panchayat, plan sanction
Which authority approves what, from land conversion to plan sanction.
- 2.5 Planned lesson
OC and CC: possession, loans, and resale later
What the occupancy and completion certificates are, and why both matter.
- 2.6 Planned lesson
JD (joint development) projects: landowner share and risk
How joint development works, and the risks for a buyer in the landowner's share.
- 2.7 Ready to read
Agreement for sale: clauses to read before signing
The clauses in an agreement for sale to read before you sign.
- 2.8 Planned lesson
Registration day at the sub-registrar office
What happens on registration day, and what to carry.
MODULE 3 Money What you can afford, how home loans work, payment plans, and the taxes and charges on a new home. 0 ready · 7 planned Module details
- 3.1 Planned lesson Calculator planned
How much home you can afford (EMI to income)
How EMI is calculated, and how much of your income it can safely take.
- 3.2 Planned lesson
Home loans: fixed vs floating, how banks set your rate, project approval by banks
How home loan rates are set, fixed vs floating, and why bank approval of a project matters.
- 3.3 Planned lesson
Payment plans: construction-linked, 20:80, subvention, and their risks
How the common payment plans work, and the risk each one moves onto you.
- 3.4 Planned lesson Calculator planned
Stamp duty and registration charges in Karnataka
The stamp duty and registration charges on a new flat in Karnataka, with a calculator.
- 3.5 Planned lesson
GST on under-construction homes
When GST applies to a new flat, and when it does not.
- 3.6 Planned lesson
Tax benefits on a home loan (sections 80C, 24(b))
The income tax deductions on home loan principal and interest.
- 3.7 Planned lesson
Recurring costs: maintenance, corpus fund, property tax
The costs that continue after possession, including property tax in Bangalore.
MODULE 4 Judging a builder How to check a builder's delivery record, RERA progress, complaints and older projects. 2 ready · 3 planned Module details
- 4.1 Ready to read
Delivery track record: promised vs actual dates
How to compare a builder's promised and actual completion dates.
- 4.2 Planned lesson
RERA quarterly progress: read it, spot a stall
How to read RERA quarterly progress reports and spot a stalled project.
- 4.3 Planned lesson
Complaints and litigation: where to look
Where to find RERA complaints and court cases against a builder.
- 4.4 Ready to read
Builder grades and size vs risk
What builder grades mean, and how size relates to risk.
- 4.5 Planned lesson
Visiting a builder's 3 to 5 year old project
What an older project tells you about how a builder builds and maintains.
MODULE 5 Judging a location How to compare Bangalore micromarkets, infrastructure promises, water and flood risk, rent and commute. 1 ready · 4 planned Module details
- 5.1 Ready to read
Bangalore micromarkets: how to compare them
A way to compare Bangalore micromarkets on price, access and supply.
- 5.2 Planned lesson
Infrastructure timelines: metro, roads, how often they slip
How to read promised metro and road timelines, and how often they slip.
- 5.3 Planned lesson
Water, flooding, lake buffer zones
How to check water supply, flood risk and lake buffer zones for a project.
- 5.4 Planned lesson
Rental yield and future resale liquidity
How to estimate rental yield and how easy the flat will be to sell later.
- 5.5 Planned lesson
Commute math: the peak-hour test drive
How to test the real commute from a project at peak hour.
MODULE 6 Judging the project and the unit How to read masterplans, tower plans and unit plans, and what to check on a site visit. 2 ready · 4 planned Module details
- 6.1 Ready to read
Reading a masterplan: density, open space, tower spacing
How to read a project masterplan for density, open space and tower spacing.
- 6.2 Planned lesson
Reading a tower plan: units per floor, lift ratio, corridors
How to read a tower plan for units per floor, lifts and corridors.
- 6.3 Planned lesson
Reading a unit plan: room sizes, wasted area, ventilation
How to read a unit floor plan for room sizes, wasted area and ventilation.
- 6.4 Planned lesson
Facing, floor choice, and vastu (what is fact, what is preference)
What facing, floor and vastu change in practice, and what is preference.
- 6.5 Ready to read
Amenities: what you will use vs what you pay for
How to judge amenities by what you will use and what they cost to run.
- 6.6 Planned lesson
Site visit checklist for an under-construction project
What to check on a site visit to an under-construction project.
MODULE 7 Pre-launch, EOI and launch buying What pre-launch, EOI and launch mean, when your money stops being refundable, and how launch prices move. 0 ready · 5 planned Module details
- 7.1 Planned lesson
Pre-launch vs EOI vs launch: what each stage means
What each stage before a launch means for your money and your rights.
- 7.2 Planned lesson
EOI terms: refundability and price at reveal (an EOI is never RERA'd yet)
What an EOI is, when it is refundable, and how the price is set at reveal.
- 7.3 Planned lesson
Allotment letter: where your money stops being refundable
What an allotment letter commits you to, and what you lose if you cancel.
- 7.4 Planned lesson
Launch offers and price ladders: how builders move price by phase
How builders price launch phases, and how to read a launch offer.
- 7.5 Planned lesson
Negotiating with a builder: what is negotiable, what is not
Which parts of a builder's price and terms can move, and which cannot.
MODULE 8 Booking to possession Booking amounts, tracking construction, your rights on delays, and the checks at handover. 0 ready · 5 planned Module details
- 8.1 Planned lesson
Booking amount and cancellation charges
What the booking amount covers, and the charges if you cancel.
- 8.2 Planned lesson
Tracking construction after you book
How to track construction progress after you book.
- 8.3 Planned lesson
Delays: your RERA rights and the complaint route
Your rights under RERA when possession is late, and how to complain.
- 8.4 Planned lesson
Possession: OC check, snag list, handover documents
The checks and documents at possession, including the snag list.
- 8.5 Planned lesson
Khata transfer and association formation
How to move the khata to your name and form the owners' association.
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Resale homes: coming soon · Buying a flat from its current owner.