Karnataka RERA project page

2.2.1 How do I find a project on Karnataka RERA?

Karnataka RERA (K-RERA) publishes every registered project on rera.karnataka.gov.in, and anyone can search it without a login. Open the site, go to the Services menu, and select Project Status. The search form accepts the project name, the promoter, company or firm name, the application number, the registration number, the district and the taluk. Enter at least one of these. The registration number gives the most exact result. A Karnataka registration number usually has the form PRM/KA/RERA/…/PR/…/…. Some numbers start with a TOR/ prefix, for example TOR/PRM/KA/RERA/1251/308/PR/230429/002429. Section 11(2) of the RERA Act requires the builder to print the number on every advertisement. Copy the number from the brochure, then type it into the K-RERA search yourself. In the result row, select View to open the project page. If the search finds nothing, or finds a different project name or promoter, stop and ask the builder in writing to explain.

1. Open rera.karnataka.gov.in.
2. Select Services, then Project Status.
3. Type the registration number from the brochure.
4. Leave the district empty when you search by registration number. If you search by name, the Bangalore area covers three districts in the list: Bengaluru Urban, Bengaluru Rural and Ramanagara.
5. Select View on the result row.
6. Compare the project name and promoter with the brochure and the agreement.

2.2.2 What does each tab on a K-RERA project page show?

A K-RERA project page opens with the project name, the acknowledgement number, the registration number and, if the project got an extension, an extension number. Below that, a line in capital letters says: “THE BUYERS ARE STRICTLY ADVISED TO DEPOSIT MONEY TO THE RERA APPROVED ACCOUNT ONLY.” The page then has tabs, and K-RERA uses two layouts. The older layout has Promoter Details, Project Details, Uploaded Documents, Enquired Documents, Complaints, Project Extension Details and Quarterly Updates. The newer layout adds a Land Details tab and a Bank Details tab, and moves the land papers and the bank account there. Some pages also have a Modification of Plan Details tab. Of the four pages Sachi checked on 9 October 2026, ARKA IRIS GRAND and DNR Highline used the older layout. Casagrand Meridian and Assetz KVN Niwa & Neo used the newer layout. Your page can look different.

Tab	What it shows	What to check
Promoter Details	Company, directors, land owners, projects of the last 5 years	Same company as on your agreement; past projects marked delayed
Land Details (newer layout only)	Survey details, sale or title deed, joint development agreement, RTC, mutation, khata, encumbrance certificate	The land owner and the extent match your agreement
Project Details	Registration/Extensions table, project status, land area, costs, approving authority, unit types with carpet area. On the older layout, also the bank account	Proposed completion date; carpet area of your unit type
Bank Details (newer layout only)	The project bank account or accounts	The account number in your demand letter
Uploaded Documents	Commencement certificate, approved plan, proforma agreement, NOCs. On the older layout, also the title deed, encumbrance certificate and khata	The approved plan matches the brochure; documents are real files, not placeholders
Enquired Documents	More documents that the promoter filed, for example an encumbrance certificate or NOCs	Recent dates on the documents
Complaints	Complaint counts for the promoter and for the project	Number and subject of complaints on this project
Modification of Plan Details (some pages)	Dates of the modification application and approval, the registered plan and the modified plan	What changed, and whether buyers consented
Project Extension Details (if extended)	Extension dates, reason, certificates, sold and unsold units	Why the date moved; whether buyers got compensation
Quarterly Updates	One panel per quarter: units booked, work percent, approvals, litigation	Date of the last filing; work percent against the completion date

The page also has a Completion Details section. It shows whether the promoter has applied for completion.

2.2.3 How do I check the completion date and extensions?

The completion date on a K-RERA project page is the date the builder declared under Section 4(2)(l)(C) of the RERA Act. Under Section 5(3), the registration is valid until that date. In the Project Details tab, find the table called Registration/Extensions. Its first row, “At the time of Registration”, shows the start date and the original proposed completion date. If the date moved, more rows follow, for example “Covid Extension”, “Section 6 Extension” or “Further Extension”. Each row shows the old and the new date and links the certificate or order. Section 6 lets K-RERA extend a registration for force majeure, which the Act defines as war, flood, drought, fire, cyclone, earthquake or another natural calamity. A proviso to Section 6 also lets K-RERA extend a registration “in reasonable circumstances, without default on the part of the promoter”, for reasons recorded in writing. The Act says that such an extension “shall, in aggregate, not exceed a period of one year”.

Live pages show longer extensions. For example, ARKA IRIS GRAND (TOR/PRM/KA/RERA/1251/308/PR/230429/002429) shows a Section 6 Extension from 09-11-2022 to 09-11-2023. It then shows a Further Extension from 09-11-2023 to 31-12-2026. The project page does not state the legal basis for a Further Extension. If you see a Further Extension row, open its order and read the reason and the power that K-RERA used.

Extensions are common in Bangalore. Sachi analysed K-RERA filings in a snapshot of 29 August 2026 and counted the rows in each Registration/Extensions table. Of 3,165 Bengaluru Urban registrations of type Residential/Group Housing, 1,196 (37.8 percent) show at least one extension of the completion date. 526 registrations (16.6 percent of all 3,165) show a Section 6 or further extension, beyond any COVID extension. The 3,165 include 62 registrations that are not in APPROVED status (transferred, withdrawn or revoked). These counts include projects registered since 2017, so many are now complete.

The Project Extension Details tab shows the delay reason and certificates on pending work and funds. It also answers two direct questions: “whether 2/3rd concern from the allottees has taken?” and “Whether any compensation is provided for the Buyer?”. Also check the K-RERA Default Project List. On 9 October 2026 it showed 4 Default Projects and 3,014 Lapsed Projects. The list carries this line: “THE PROPOSED PROJECT COMPLETION DATE FOR THIS PROJECT IS EXPIRED, THE BUYERS MAY TAKE AN INFORMED DECISION ACCORDINGLY.”

2.2.4 What should I check in the uploaded documents?

The Uploaded Documents tab holds the papers that Section 4(2) of the RERA Act requires with the registration application. On newer pages, the land papers are in the Land Details tab instead. These include the approvals and commencement certificate (Section 4(2)(c)), the sanctioned plan (4(2)(d)), the proforma agreement for sale (4(2)(g)), and an affidavit on title and encumbrances (4(2)(l)). On a Bangalore page, look for the commencement certificate, the approved building plan, the title or sale deed and a recent encumbrance certificate. Also look for the khata, and the NOCs (fire, water, electricity, airport height, pollution board). If the land owner is a different party, look for the joint development agreement. Open each file. Some promoters upload a placeholder file, for example “Not Available.pdf” or “Not applicable.pdf”. If a field that applies to your project holds a placeholder, ask the builder for the real document.

Compare the proforma agreement for sale with your final draft. Then compare the approved plan with the brochure: tower count, floors and the position of your unit. Section 14(2) of the Act applies after the builder shows you the plans, and it has two parts. First, the builder cannot change the plans, specifications or fittings of your own flat without your previous consent. Only minor changes are allowed without consent, but the builder must tell you first. The Act says that “minor” excludes structural changes. Second, the builder cannot change the plans of the building or the common areas without the previous written consent of at least two-thirds of the allottees in that building. The promoter does not count as an allottee for this vote, and one person or family counts as one allottee. If the page has a Modification of Plan Details tab, compare the “As Per Registered Plan” column with the “As Per Modified Plan” column. The khata papers connect to chapter 2.3 on e-khata, and the OC and CC come later, at possession (chapter 2.5).

2.2.5 How do I read the quarterly updates?

Section 11(1) of the RERA Act makes the builder update the project page every quarter. Rule 15 of the Karnataka RERA Rules, 2017 says the builder must upload these “within Fifteen days from the expiry of each quarter”. On the page, open the Quarterly Updates tab. Each quarter has its own panel. For example, Casagrand Meridian shows “Quarter Q3 ( 2025-26 ) Details (Submitted on 13-01-2026)”. Check the latest panel first. If a completed quarter has no panel 15 days after it ends, the filing is late, and you must ask the builder why. Then read the tables in the latest panel. They show the units booked and available per tower, and the status of construction cost. They show the percent of completion for sub-structure, super-structure, finishing, infrastructure, amenities and common areas. They also show each NOC, litigation, and any change to approvals.

Compare the work percent with the time left to the proposed completion date. For example, if painting is at 27 percent and the completion date is three months away, ask the builder for the revised schedule in writing. Look at the “Any litigations on the project (incl. land)?” answer and the “Is any there modification to approvals?” answer in each quarter. A change from “No” to “Yes” between two quarters is a reason to read the attached details before you pay.

2.2.6 Which bank account should I pay into?

Section 4(2)(l)(D) of the RERA Act makes the builder deposit 70 percent of the money from buyers into a separate account in a scheduled bank. The builder can use that money only for the land and construction cost of the project. An engineer, an architect and a chartered accountant must certify each withdrawal. On the K-RERA page, find the section called “Project Bank ( Escrow Account ) Details”. On the older layout it is in the Project Details tab. On the newer layout it is in the Bank Details tab. Three of the four pages Sachi checked show one account, the “Account No.(70% Account)”, with the bank name, branch and IFSC. Some newer pages show three accounts: “Account No.(100% Account)”, “Account No.(70% Account)” and “Account No.(30% Account)”. On those pages, a demand letter can name the 100% account. Before each payment, compare the account in the demand letter with every account on the page. If it matches none of them, ask the builder in writing to explain before you pay.

Section 13(1) limits an advance to 10 percent of the cost of the flat until you sign and register an agreement for sale. Section 11(4)(h) says that after the agreement for sale, the builder cannot mortgage your flat, and any such mortgage does not affect your rights.

2.2.7 How do I check complaints against a builder or project?

The Complaints tab on a K-RERA project page shows two links: complaints on this promoter and complaints on this project, each with a count. A large builder can have many complaints across all its projects. For example, the Casagrand Meridian page showed 165 complaints on the promoter and 11 on the project on 9 October 2026. So the count for your project is the more useful number. Open the list and read the subjects. K-RERA also publishes a Promoter Wise Complaint Report, a Project Wise Complaint Report, and a list of orders under Search Orders. Section 31 of the RERA Act lets any aggrieved person, including an association of allottees, file a complaint with the Authority or the adjudicating officer. The two forums are different. Under Section 71, the adjudicating officer decides compensation under Sections 12, 14, 18 and 19. The Authority decides the other violations.

The Karnataka RERA Rules, 2017 give the forms. Rule 29 says a complaint to the Authority uses Form N. Rule 30 says a compensation complaint to the adjudicating officer uses Form O. Each rule sets a fee of ₹1,000 by demand draft. Sachi checked the 2017 text of the Rules, not later amendments. Complaint Registration, under the Registration menu, shows only a login form. Before you file, log in or read its User Manual to check the current fee and form.

If the builder delivers late, Section 18 gives you two choices. You can leave the project and get your money back with interest and compensation. Or you can stay and get interest for every month of delay until possession. Rule 16 of the Karnataka RERA Rules, 2017 sets the interest rate at the State Bank of India highest marginal cost of lending rate plus 2 percent. The same rate applies when a buyer pays late. Sachi did not check later amendments to Rule 16.

2.2.8 What does a K-RERA page not tell you?

A K-RERA project page shows what the builder filed. Under Section 11(1) of the RERA Act, the promoter creates the page and enters the details. Under Section 4(2)(l), the promoter declares title and encumbrances in an affidavit. So the page records the builder’s own statements and documents, with dates. It gives no legal opinion on the title, no price, and no view of construction quality. The quarterly data can also be late or wrong, for example booked units filed as zero. Use the page to check facts and to find questions. Then get a lawyer to check the title and the encumbrance certificate, and confirm the khata with the local body (chapter 2.3). Visit the site, and compare the photos and the work percent in the latest quarterly update with what you see on the ground.

Registration also has limits. Section 3(1) applies to projects in a planning area. Outside one, K-RERA can order a project to register, but registration is not automatic. Under Section 3(2), three types of project do not need to register. The first type has 500 square metres of land or less, or 8 apartments or fewer, inclusive of all phases. The second type got its completion certificate before the Act started. The third type is a renovation or repair with no new sale. The Act lets the state lower the first threshold. Sachi did not check whether Karnataka has done so.

Sachi reads these K-RERA pages for Bangalore projects every quarter. If you want the extension history, booking count and complaint count for one project in one place, Ask Sachi.