Karnataka RERA: How to Check Projects and Verify Khata

In Bengaluru, buyers ask about the khata first and RERA second. They should ask about both, plus the approvals behind the layout. Karnataka RERA registration is the quickest of the three to check, and you can do it on your phone.

This guide explains how Karnataka RERA works for a buyer. It covers how to check a project, how it differs from khata and approvals, a worked carpet area refund, and how to complain about delays.

What Karnataka RERA is

The Real Estate (Regulation and Development) Act, 2016 is called RERA. It asks promoters to register covered projects and disclose plans, approvals and timelines. The Pulse RERA page gives the national picture.

How to check a project

1. Ask for the number. Get the registration number in writing.
2. Use the official site. Type the address yourself.
3. Search the project. Use the project search by number, name, promoter or district.
4. Match the facts. Promoter, location, carpet area and completion date must match your papers.
5. Read the updates. Look for recent progress filings and any orders.
6. Keep a copy. Save a dated screenshot or PDF.

If the project is missing, ask the promoter to explain in writing. The property legal verification guide lists the other documents to ask for.

RERA, khata and approvals

Three different checks protect you in Karnataka. Each answers a different question, and passing one does not cover the others.

Source: author's checklist; confirm current Karnataka rules with each body.

Ask which khata applies to your flat before you sign. It can affect loans, registration and resale. The occupancy certificate note explains the proof of a ready building.

A worked carpet area refund

The Act sells by carpet area. If the delivered carpet area is smaller than the agreement, you can claim a refund for the shortfall.

Say your agreement says 1,100 sq ft carpet area at ₹7,500 per sq ft. The price is 1,100 × 7,500, or ₹82.5 lakh.

At possession, the measured carpet area is 1,050 sq ft. The shortfall is 50 sq ft, which is about 4.5%. The refund is 50 × 7,500, or ₹3.75 lakh.

The figures are made up to show the method. Check how your agreement measures area and what tolerance it allows. The note on loading factor explains why sale areas run bigger than carpet areas.

Red flags

• No registration number. Ask for it in writing, in ads and in the agreement.
• A number that opens a different project. Stop and ask why.
• Vague khata answers. The seller cannot say which khata will apply.
• Plan changes. The building does not match the sanctioned plan.
• Old updates. No progress filings for several quarters.
• Pressure and cash. Quick deadlines or cash payments.

Delays and complaints

If possession is late, start with your agreement. Note the promised date, the registered date and what you have paid.

Send the promoter a written notice first. Then approach the authority. The Act allows interest on delay or a refund.

Keep receipts, demand letters and messages in one folder. A property lawyer can tell you how long recovery may take in your case.

Resale flats and old projects

RERA mainly covers under-construction projects. A resale flat in a finished building is usually outside its reach. For resale, check the khata, tax receipts, society dues and title papers.

Compare builders using the Pulse lists on Bangalore real estate companies, builders in Mysore and builders in Mangalore. The infographic on Bangalore per sq ft pricing gives a price reference.

Plan for the costs of buying too. See Bengaluru stamp duty and registration charges or the page for Karnataka as a whole.

How to decide

Treat Karnataka RERA registration as the first check, not the last. After it, read the agreement, check title and compare builders. The Pulse property buying guide covers the path from search to possession.

Frequently asked questions

What is Karnataka RERA?

Karnataka RERA, often called K-RERA, is the Karnataka Real Estate Regulatory Authority. It registers projects and agents, publishes project details and hears buyer complaints under the RERA Act, 2016 .

How do I check a project on Karnataka RERA?

Take the registration number from the seller and search it on the official Karnataka RERA website. Match the project name, promoter, location and dates to your papers. Then check the approvals separately with the local planning body.

Is RERA registration the same as khata?

No. RERA registration lets a promoter sell a project. A khata is a property record held with the local civic body. A flat can have RERA registration and still have khata issues, so ask which khata applies and confirm it with the civic body .

Can I get money back if the flat is smaller than the agreement?

Under the Act, a buyer can claim a refund for a carpet area shortfall, and the builder may charge for an increase beyond a tolerance. The tolerance and the process matter, so read your agreement and ask a lawyer .

What if a Karnataka RERA project is delayed?

Send the promoter a written notice, then approach the authority. The Act provides for interest on delay or a refund with interest. Keep your agreement, receipts and messages together before you file.

Sources

• Karnataka Real Estate Regulatory Authority: registered projects, agents, orders and complaints [VERIFY: current portal address and sections] (accessed October 2026)
• India Code: Real Estate (Regulation and Development) Act, 2016 [VERIFY: section references and current amendments] (accessed October 2026)
• Author's calculations: carpet area shortfall refund using assumed area and rate

Enjoyed this blog article? Visit PropTech Pulse for more interesting blogs.