The home-buying checklist for Bangalore (all-in cost + due diligence)

The single biggest surprise for Bangalore buyers is the gap between the base price a builder quotes and the amount they actually pay. Here's the all-in picture, plus the diligence that protects you.

1. The real all-in price

Builders usually advertise only the base rate. Your true cost also includes:

• Floor-rise charges — a per-sqft premium that increases with the floor.
• PLC (Preferential Location Charge) — for corner, park- or road-facing units.
• Car parking — often charged separately.
• GST — applies to under-construction homes (a ready-to-move home with a completion certificate does not attract GST). Rates differ for standard vs affordable housing, so confirm what applies to your unit.
• Stamp duty & registration — a government charge in Karnataka, paid on registration, typically the largest add-on after the base price.
• Others — club/amenity deposit, khata, water & electricity deposits, maintenance advance, and legal charges.

Ask for an itemised cost sheet that totals every one of these. That total — not the base rate — is the number to compare across projects.

2. Verify RERA registration

For any under-construction project, confirm it is registered on the Karnataka RERA portal, and match the registration number, promoter name, approved plan and delivery timeline. RERA registration is your baseline protection.

3. Legal due diligence

• Title & ownership: a clear, marketable title with a proper chain of documents.
• Encumbrance certificate: confirms the property is free of unexpected loans or charges.
• Khata (A-khata): needed for loans and clean municipal records.
• Approvals: sanctioned plan, commencement certificate, and — for ready homes — the occupancy/completion certificate.

4. Home-loan readiness

Get a pre-approval so you know your real budget, and confirm the project is approved by your lender (APF). Factor the EMI into the all-in cost, not just the ticket price.

5. The site visit

• See the actual unit or floor, not only the show flat.
• Check ventilation, natural light, water pressure and the real carpet area vs super built-up.
• Walk the neighbourhood at your likely commute time.

6. Documentation & registration

Review the sale agreement carefully (payment schedule, delivery date, penalty clauses), then complete registration with stamp duty paid. Keep every receipt and the registered deed safe.

Do all six and you'll buy with facts, not pressure. If you'd like a researched cost sheet and RERA check on any project, that's exactly what we do — for free, on the buyer's side.