Buying Property in Bangalore: Legal Checks to Finish First [2026]

Bengaluru has one of the busiest property markets in India. Prices keep climbing, the city has grown fast, and several bodies share control of the land: BBMP, BDA, BMRDA and Gram Panchayats. A buyer here needs to check a lot before signing.

This 2026 guide covers the Khata rules of BBMP, BDA layout approvals, the risks in each part of the city, the violations seen most often and the papers you must look at before committing. It applies whether you plan to buy in Whitefield, Electronic City or North Bangalore.

The Bangalore market and why it needs extra care

Several features of this market change how a property should be verified.

What sets this market apart

Many authorities, not one: Most Indian cities have a single municipal body. In Bangalore a property may sit under BBMP (Bruhat Bengaluru Mahanagara Palike), BDA (Bangalore Development Authority), BMRDA (Bangalore Metropolitan Region Development Authority) or a Gram Panchayat, and each one runs its own approval process.

Shifting boundaries: City limits have been extended more than once. Land that used to fall under a Gram Panchayat is now inside BBMP, which leaves gaps in the paperwork and problems with conversion.

IT corridor boom: Whitefield, Electronic City, Marathahalli and the Outer Ring Road have grown at great speed. That has strained infrastructure and produced unauthorised building and rule violations.

Changed layouts: Plenty of BDA-approved layouts have been altered illegally. Roads were encroached, parks turned into plots and open spaces built on, which exposes buyers to legal risk.

Lake buffer violations: The city has over 200 lakes, and many now have homes around them. Buildings inside the 75 metre lake buffer can be demolished.

2026 prices

Average prices per sq ft, by area:

• Central city (Indiranagar, Koramangala, Jayanagar): ₹8,000-15,000
• IT corridors (Whitefield, Sarjapur, Electronic City): ₹5,000-10,000
• North Bangalore (Yelahanka, Devanahalli): ₹4,000-7,000
• Outer belt (Kanakapura Road, Tumkur Road): ₹3,000-6,000

One clear pattern: in a given locality, A Khata property sells at a 30-40% premium to B Khata property.

Official portals for checking a property

Use these official sites for first-round checks before you inspect any paper in person.

Portal 1: Kaveri Online (kaverigrihanirnaya.karnataka.gov.in)

Use it for: finding and downloading registered property documents.

What it lets you check:

• Sale deeds registered in Karnataka
• Mortgage deeds and loan papers
• Gift deeds and settlement deeds
• Searches by owner name, document number or property details
• Certified copies of registered documents, available for download

Steps:

• Open the portal and sign up with your email or mobile number
• Choose "Document Search" or "Property Search"
• Key in the survey number, owner name or sub-registrar office
• Read the document index and its details
• Pay ₹30-50 per document to download certified copies

Limit: It lists only documents registered in Karnataka, and records from before 2004 may not be digitised.

Portal 2: BBMP Sakala (bbmptax.karnataka.gov.in)

Use it for: confirming the Khata certificate, property tax and municipal approvals.

What it lets you check:

• Khata certificate status (A Khata or B Khata)
• Property tax assessment and payment record
• Whether the building plan is approved
• Commencement certificate
• Occupancy certificate
• Trade licence records

Steps:

• Open the BBMP property tax portal
• Search by Khata number, PID or property address
• Read the Khata extract and any tax dues
• Look at the "Khata Type" field to see whether it is A or B
• Download the property tax receipts

Note: If a third-party vendor collects the tax and BBMP does not, the property is probably B Khata.

Portal 3: the BDA Civic Centre (bdabangalore.org)

Use it for: confirming BDA layout approvals and site allotments.

What it lets you check:

• Details of BDA-approved layouts
• Letters of site allotment
• Development charges paid
• Whether the layout has been deviated from
• BDA khata, for BDA sites

Steps:

• Go to the BDA website, or visit the Civic Centre
• Open the "Approved Layouts" section
• Search by the layout name or survey number
• Compare the site size with the allotment letter
• Look for any notices of layout modification

Warning: A number of layouts appear as "BDA-approved" yet have been altered without permission. You must also inspect the site yourself.

Portal 4: Bhoomi Karnataka (landrecords.karnataka.gov.in)

Use it for: reading land ownership and revenue records.

What it lets you check:

• Revenue site and survey number details
• Ownership entries in the RTC (Record of Rights, Tenancy and Crops)
• Land class: agricultural, residential or commercial
• Mutation entries
• Pahani (land register)

Steps:

• Open the Bhoomi portal
• Pick the district, taluk, hobli and village
• Enter the survey number or owner name
• Read the RTC (Adangal) and ownership details
• Get a certified RTC for ₹15

When to use it: This matters most for plots and sites. Apartments seldom need it, since individual flats have no survey numbers of their own.

Portal 5: Karnataka Stamps and Registration Department

Use it for: getting the Encumbrance Certificate (EC).

What it lets you check:

• Every registered transaction on the property over the chosen period
• Mortgages, loans and liens
• Sale deeds, gift deeds and partition deeds
• Court decrees that touch the property
• Any other encumbrance or charge

Steps:

• Apply for the EC online on the Karnataka registration portal
• Choose the correct sub-registrar office jurisdiction
• Give the property details and the period, either 13 or 30 years
• Pay roughly ₹100 for each year
• Receive the EC by email or download it from the portal

Key check: Get an EC covering at least 13 years, and 30 years if you can. See also our note on the Karnataka Encumbrance Certificate online process.

Portal 6: eCourts Karnataka (ecourts.gov.in/ecourts_home/index.php)

Use it for: finding pending litigation against a property or its owner.

What it lets you check:

• Civil suits over property disputes
• Criminal cases against the owner
• Land acquisition cases
• Suits to enforce mortgages
• Appeals and revision petitions

Steps:

• Open the Karnataka eCourts portal
• Search by party name, case number or property address
• Search District Courts, the High Court and the Supreme Court
• Confirm whether any litigation is pending on the property

Note: Many property frauds pass unnoticed because buyers never look at court records. Read our guide on how to check pending court cases on property.

Locality-by-locality checks in Bangalore

What you must verify differs sharply from one area to another, because of differing jurisdictions, infrastructure problems and local rules.

Whitefield and Varthur (East Bangalore)

Main traits:

• Fast-growing IT corridor
• A patchwork of BBMP, Gram Panchayat and BDA layouts
• Serious lake buffer zone violations
• Strain on traffic and water supply

What to verify:

• Closeness to a lake: Find out whether the plot is inside the 75-metre buffer of Varthur Lake, Bellandur Lake or another water body. Such properties carry a high risk of demolition.
• Move from Gram Panchayat to BBMP: Many properties were once under a Gram Panchayat and now fall in BBMP. Check that the formalities, such as creating the Khata and approving the plan, were finished.
• SPA breaches: A Special Planning Authority (SPA) governs some parts of Whitefield. Check the limits on building height and the setback rules.
• Flooding: Lake overflow floods parts of Whitefield and Varthur in the monsoon. Look into the flood history before you buy.

Warning signs:

• Properties sold as "BBMP A Khata" that are really under a Gram Panchayat
• Layouts said to have BDA approval but built on revenue land with no conversion
• Buildings over the SPA height limit, which is usually 4-5 floors here

Electronic City and Sarjapur Road (South Bangalore)

Main traits:

• An established IT hub with decent infrastructure
• A blend of BDA sites, private layouts and BMRDA areas
• Better rule-following than outlying areas
• High prices

What to verify:

• BMRDA or BBMP: Plots on Sarjapur Outer Ring Road can sit under BMRDA (Bangalore Metropolitan Region Development Authority) and not BBMP. The approval route is not the same.
• Revenue sites: Many sites are cut straight out of revenue survey numbers. Make sure the land conversion certificate (LC) exists.
• High-rise rules: Check that an apartment building above 15 metres meets the NBC (National Building Code) fire safety norms.
• Deviation in BDA layouts: Check that approved layouts still have their required parks, playgrounds and road widths.

Warning signs:

• Properties marketed with BBMP approvals that actually fall under BMRDA
• Layouts where parks and open spaces were encroached on or sold as plots
• High-rises that have no fire NOC

Yelahanka and Devanahalli (North Bangalore)

Main traits:

• Growth driven by the nearness of the airport
• Big stretches still under Gram Panchayat control
• A mix of converted farmland and BDA layouts
• Weaker compliance

What to verify:

• Airport height clearance: Properties within a set distance of Kempegowda International Airport need a height clearance certificate from the AAI (Airports Authority of India). Check that it exists.
• Gram Panchayat properties: Many remain under a Gram Panchayat and have no BBMP Khata, so ask for the Gram Panchayat khata and tax receipts.
• Conversion of farmland: Confirm that a valid NA (Non-Agricultural) conversion certificate has been issued. Residential use of unconverted agricultural land is illegal.
• Aerospace Park SEZ: Land near the proposed Aerospace Park could be acquired. Check the status of the notification.

Warning signs:

• Properties sold as "near airport" without AAI height clearance
• Farmland marketed as "ready for construction" with no valid NA conversion
• Properties that claim BBMP approval but are still within Gram Panchayat limits

Hennur, Kalyan Nagar and Banaswadi (Northeast Bangalore)

Main traits:

• A popular residential area with good connections
• An older BBMP area with better compliance
• Heavy apartment building
• Lake buffer issues (Rachenahalli Lake, Banaswadi Lake)

What to verify:

• Lake buffers: Check that the plot is outside the 75-metre buffer of Rachenahalli Lake and other lakes. Several apartment projects are in legal trouble.
• Encroached stormwater drains: Some layouts were built over stormwater drains (rajakaluves), and those properties get demolition notices.
• RERA: Most new apartments must be registered under RERA. Check the registration number and any complaints on the RERA portal.
• OC and CC: Confirm that the Occupancy Certificate and Completion Certificate are issued and valid.

Warning signs:

• Apartments with no Occupancy Certificate although fully occupied
• Properties sold as "fully approved" but inside a lake buffer zone
• Layouts built on stormwater drains

Kanakapura Road, Bannerghatta Road and Mysore Road (Southern Fringe)

Main traits:

• Fringe areas growing quickly
• A mix of BMRDA, BBMP and Gram Panchayat areas
• Cheap land that draws buyers
• A higher chance of violations and illegal building

What to verify:

• Which authority applies: Confirm whether the property comes under BBMP, BMRDA or a Gram Panchayat. Do not accept the seller's word; use the official maps.
• Green belt breaches: Some plots intrude on forest land or green belts. Check Forest Department records.
• NICE Road corridor: Land near the NICE Road (Bangalore-Mysore Infrastructure Corridor) may carry particular restrictions. Check the building rules.
• Layouts with no approval: Many private layouts here lack proper sanction. Check the approval from the competent authority (BDA, BMRDA or BBMP).

Warning signs:

• Properties sold as "BMRDA-approved" without paperwork to show it
• Layouts with no basic roads or drainage
• Properties on farmland with no NA conversion

Hebbal, Nagawara and the Manyata Tech Park Area

Main traits:

• An IT hub built around Manyata Tech Park
• Good links to the airport and the city
• An established BBMP area
• Problems with lakes and wetlands

What to verify:

• Lake closeness: The Nagawara Lake buffer zone touches several properties. Get buffer zone clearance.
• Edge of the tech park: A property pitched as "near Manyata" may in fact sit in a less developed neighbouring area. Confirm the exact location.
• High-rise apartments: This area has many high-rises. Ask for the structural stability certificate and the fire safety NOC.
• Industrial zone conversion: Some land was industrial and is now residential. Check the conversion approvals.

Warning signs:

• Apartments inside the Nagawara Lake buffer zone
• Properties without a certificate converting industrial to residential use
• High-rises that do not comply with fire safety rules

Rules unique to Bangalore

Good due diligence starts from Bangalore's own regulatory set-up.

BDA, BBMP and Gram Panchayat: why the authority matters

BDA (Bangalore Development Authority):

• Remit: BDA plans and builds layouts, mostly in areas set aside for urban growth
• Role: It allots sites, approves layouts and collects development charges
• BDA sites: Land that BDA allots directly by lottery or sale. Buyers get allotment letters and must pay development charges.
• BDA layouts: Private layouts that BDA approves under the master plan. The developer files a layout plan and BDA clears it after checks.

How to check BDA properties:

• Get the allotment letter and confirm it is genuine with BDA
• Check that the development charges are paid in full
• Confirm the layout is actually approved and not merely "submitted for approval"
• Look for modifications made after approval

BBMP (Bruhat Bengaluru Mahanagara Palike):

• Remit: The municipal corporation covering 198 wards across 709 sq km
• Role: It approves building plans, issues Khata and occupancy certificates, and collects property tax
• BBMP A Khata: Given to properties with an approved building plan that comply fully
• BBMP B Khata: Given to properties with violations or without proper approvals

How to check BBMP properties:

• Confirm the property is within BBMP limits by checking its ward number
• Check the Khata type, A or B
• Check the building plan approval
• Confirm a commencement certificate was issued before building began
• Confirm an occupancy certificate was issued after completion
• Look at the property tax payment history

Gram Panchayat:

• Remit: Rural areas outside BBMP limits
• Role: It collects property tax and keeps basic land records
• Khata equivalent: A Gram Panchayat Khata, which is not the same as a BBMP Khata
• Weaker compliance: Building rules are looser, though legal protection is also thinner

How to check Gram Panchayat properties:

• Confirm the name of the Gram Panchayat
• Check the Gram Panchayat Khata and tax receipts
• If the land was agricultural, check whether NA conversion was done
• Find out which building by-laws apply in that Gram Panchayat
• Ask whether the area may join BBMP soon, since that affects future approvals

Key problem: Many properties are marketed as "BBMP-approved" but are really under a Gram Panchayat. That hurts loan eligibility, resale value and legal protection.

A Khata and B Khata: the classification that counts most

Only Bangalore uses the A Khata and B Khata split, and it has a large effect on value, loan eligibility and legal standing. No buyer in the city can skip it.

A Khata (Akrama Khata): properties that follow the law

What qualifies a property for A Khata:

• The land is sanctioned for residential or commercial use and is not agricultural
• BBMP approved the building plan before construction
• A commencement certificate was obtained before work began
• The building was finished as per the approved plan, with no deviations
• An occupancy certificate was granted after completion
• Property taxes go directly to BBMP

What an A Khata property gives you:

• Full legal recognition and protection
• Easy bank loans, up to 80-90% LTV
• A higher resale price, 30-40% above B Khata
• Smooth sale or transfer
• Eligibility for every utility connection
• Less risk of demolition or penalties
• The option to get a trade licence for commercial use

How to confirm A Khata:

• Read the Khata extract on the BBMP portal
• Look for "Khata Type: A" or "Akrama"
• Make sure BBMP itself collects the property tax, not a third-party vendor
• Match it against the building plan approval records
• If needed, collect the physical Khata certificate from BBMP

B Khata (Bekar Khata): properties with legal problems

Why a property gets B Khata:

• It was built with no approved building plan
• The construction breaks the approved plan in area, height or setbacks
• It stands on agricultural land with no NA conversion
• It is in an area not yet covered by the master plan
• It has unauthorised construction or additions
• It has no commencement certificate or occupancy certificate

Risks of B Khata property:

• Banks decline loans or give a very low LTV of 30-40%
• Resale value is 30-40% below a similar A Khata property
• Legal status is doubtful and ownership rights are not fully protected
• Serious violations can lead to demolition
• No trade licence can be obtained
• Third-party vendors, not BBMP, collect the property tax
• Utility connections are hard to get
• Regularisation later is uncertain and costly

Is B Khata convertible to A Khata?

Conversion is sometimes possible, but it is complicated and costly.

Properties that can be converted:

• The violation can be regularised, meaning minor deviations
• The land can legally be converted to residential or commercial use
• There are no major structural violations
• The owner agrees to pay the penalties and regularisation fees

Properties that cannot be converted:

• Those on government land, lake beds or prohibited areas
• Buildings in high-risk zones such as buffer zones and green belts
• Buildings with severe structural violations that call for demolition
• Properties without basic legal title

Steps to convert:

• Get a land conversion certificate if one is needed (₹50,000-5,00,000)
• Seek retrospective building plan approval and pay penalties (₹1,00,000-10,00,000)
• Fix any structural violations (cost varies)
• Clear all pending dues and fines
• Apply to BBMP for the Khata conversion
• Wait for inspection and approval, which takes 3-6 months

Total cost: ₹2,00,000 to ₹20,00,000+, depending on the size of the property and the violations.

In practice: Most B Khata properties cannot be converted at a sensible cost. When conversion would cost more than 15-20% of the property's value, skip it.

Our advice: Stay away from B Khata properties unless the price is at least 40-50% below comparable A Khata property and you accept the legal risk. Never pay an A Khata price on a promise that conversion will follow. For more on the A and B Khata distinction, read our Patta certificate guide.

Special Planning Authority (SPA) rules

Some parts of Bangalore come under a Special Planning Authority (SPA), which adds extra limits.

SPA zones: These usually cover IT corridors, upmarket residential areas and the neighbourhood of the airport.

Extra limits:

• Height caps, often 4-6 floors at most
• Floor Area Ratio (FAR) limits
• Setback rules
• Rules on road width
• Parking norms

Checking: Find out whether the property lies in an SPA zone and whether it follows the SPA rules. Violations occur even in upmarket areas.

The problems that turn up most in Bangalore

These are the issues we meet most often, drawn from thousands of property checks in the city.

1. Building inside lake buffer zones

Problem: The city has over 200 lakes and water bodies. The Karnataka Lake Conservation and Development Authority (KLCDA) requires a 75-metre buffer around lakes, within which construction is banned.

Effect: Hundreds of apartment projects and layouts stand inside lake buffers, and they face demolition orders and court action.

Areas at high risk: Bellandur, Varthur, Whitefield, Rachenahalli, Nagawara, Yelahanka

How to check:

• Get the lake buffer zone map from KLCDA or BBMP
• Measure the distance to the nearest lake on satellite maps
• See whether the property holds a lake buffer zone clearance certificate
• Look for existing demolition notices or court cases

Warning sign: Properties sold as "lake view" or "near lake" are often inside the prohibited buffer.

2. Deviation from BDA layouts

Problem: Many BDA-approved layouts were changed without permission after approval. Parks, playgrounds and open spaces became plots, and roads were narrowed or encroached.

Effect: A plot in such a layout is part of an unauthorised departure from the approved plan, so its buyer faces legal trouble.

How to check:

• Get the original BDA layout approval plan
• Visit the site and confirm that roads, parks and plot sizes match the plan
• Ask BDA if any deviation notice has gone out
• Check that your own plot appears in the originally approved plan

Warning sign: Roads narrower than the approval shows, missing parks, or plot numbers that differ from BDA records.

3. Encroachment on stormwater drains (rajakaluve)

Problem: Bangalore has a large network of stormwater drains (rajakaluves). Many layouts and buildings have occupied them to gain land.

Effect: BBMP has served thousands of demolition notices for rajakaluve encroachment, and courts have upheld the orders.

Areas at high risk: Flood-prone areas such as Marathahalli, Bellandur, Koramangala and Indiranagar

How to check:

• Look at the BBMP rajakaluve map for the property's location
• Make sure the property does not overlap marked stormwater drains
• Look for BBMP demolition notices or court cases
• Visit during the monsoon to look for waterlogging, which may point to a drain encroachment

Warning sign: Properties that flood in the monsoon, or that have BBMP demolition notices.

4. SPA breaches on height and FAR

Problem: Properties in SPA zones break the limits on height, Floor Area Ratio (FAR) and setbacks.

Effect: Buyers face penalties, cannot get an occupancy certificate, and may see excess floors ordered demolished.

How to check:

• Find out if the property lies in an SPA zone
• Check that the approved building plan meets SPA norms
• Compare the actual floors with the approved floors, counting stilt parking
• See if an occupancy certificate was issued, which shows BBMP checked compliance

Warning sign: Buildings that advertise an "extra floor" or "bonus area" beyond the approved plan.

5. Agricultural land with no NA conversion

Problem: Farmland sold for homes with no Non-Agricultural (NA) conversion certificate.

Effect: Building on unconverted agricultural land is illegal. The property cannot get plan approval, a Khata or a bank loan, and may face demolition and penalties.

How to check:

• Look up the land class in revenue records (Bhoomi portal)
• If it is agricultural, get the NA conversion certificate from the DC (Deputy Commissioner) office
• Check that the conversion date precedes the start of construction
• Check that the conversion covers the right extent and survey number

Warning sign: Revenue sites marketed as "ready for construction" with no NA conversion certificate on show.

6. Gram Panchayat properties passed off as BBMP

Problem: Properties under a Gram Panchayat are advertised as "BBMP-approved" or "A Khata".

Effect: Buyers pay a premium believing they get BBMP A Khata property, but receive a Gram Panchayat property with weaker legal protection and loan eligibility.

How to check:

• Use the BBMP ward map to confirm the property is inside BBMP limits
• Confirm the Khata certificate came from BBMP and not a Gram Panchayat
• Read the tax receipt, which should name BBMP as the collecting authority
• Cross-check with more than one source

Warning sign: The seller shows a "Khata" that comes from a Gram Panchayat and not BBMP, or the address gives a village name and not a ward number.

7. Unapproved additions and deviations

Problem: A building was constructed with an approved plan, but extras were added later without approval, such as extra floors, enclosed balconies and terrace rooms.

Effect: No occupancy certificate can be had for the unauthorised parts. The buyer inherits the legal risk, with possible penalties and demolition of those parts.

How to check:

• Get the approved building plan from BBMP
• Inspect the building and compare it with the plan
• Check whether the occupancy certificate covers the whole building or only the approved part
• Look for extra floors, covered balconies, terrace structures and enlarged building area

Warning sign: A builder or seller talks of "extra carpet area" or "bonus space" that the approved plan does not show.

8. BMRDA properties passed off as BBMP

Problem: Properties on the Outer Ring Road and in fringe areas fall under BMRDA (Bangalore Metropolitan Region Development Authority) and not BBMP. Different approvals and rules apply.

Effect: Buyers who expect BBMP standards find a different regulatory framework, which affects loan eligibility and compliance.

How to check:

• Find out whether the location is within BBMP limits or in BMRDA jurisdiction
• Confirm the approvals come from the right authority, BMRDA or BBMP
• Check if the property has BMRDA layout approval or BBMP layout approval
• Confirm that any Khata certificate came from the correct authority

Warning sign: A property on the Outer Ring Road or further out is advertised as "BBMP-approved" with no clear paperwork.

A step-by-step verification plan for Bangalore

Work through this plan in order for a thorough check.

Step 1: Gather the documents (Week 1)

Ask the seller for:

• The latest Khata certificate (say you need a BBMP Khata and not a Gram Panchayat one)
• Property tax receipts for the last 3 years
• The registered sale deed of the present owner
• Earlier sale deeds going back 13-30 years
• An Encumbrance Certificate for 13-30 years
• The BBMP or BDA building plan approval
• The commencement certificate
• The occupancy certificate (OC) or completion certificate (CC)
• The BDA allotment letter, for a BDA site
• The land conversion certificate, for a revenue site
• The layout approval, for a plot in a private layout
• The society registration certificate and share certificate, for an apartment

Warning sign: The seller cannot produce vital documents such as the Khata, the EC or the building plan approval.

Step 2: Check online (Week 1)

BBMP Portal:

• Confirm the Khata certificate is genuine
• See whether it is A or B Khata
• Check the tax payment history
• Look for dues or violations that are pending
• Check the status of the building plan approval

Kaveri Online:

• Search for the property with the survey number and owner name
• Download every sale deed for the past 13-30 years
• Check that the chain of ownership is unbroken
• Look for mortgages, liens or encumbrances

Bhoomi Karnataka:

• Confirm the survey number and the land extent
• Check the land class, residential or agricultural
• Check the RTC (Record of Rights)
• Look at the mutation status

eCourts:

• Search for cases by property address
• Search for cases by owner name
• Cover the District Court, High Court and Supreme Court
• Confirm that no litigation is pending

RERA Portal (for projects under construction):

• Confirm the RERA registration number
• Check the project details and the completion schedule
• Look for complaints or violations

Step 3: Inspect on the ground (Week 2)

Site visit:

• Confirm the location matches the documents
• Check that physical boundaries match the survey numbers
• Measure the plot, if it is a site or plot
• Look for encroachment by neighbours
• Check the width and ownership of the access road
• Look for lakes nearby, which signal buffer zone risk
• Look for nearby stormwater drains
• For a built property, check that the building matches the approved plan

Asking around:

• Ask neighbours about disputes or problems
• Ask whether the area floods in the monsoon
• Ask about demolition notices in the locality
• Find out if other properties nearby face legal problems

Infrastructure:

• Check the source and availability of water
• Check the electricity connection and quality of supply
• Look at the roads and access
• Check sewage and drainage

Step 4: Legal verification of documents (Weeks 2-3)

Hire a legal expert or use LegiScore:

• Verify the title chain for 13-30 years
• Check that each sale deed is valid
• Confirm the seller has a clear title to sell
• Look for power of attorney deals, which carry a high fraud risk
• Go through the encumbrance certificate closely
• Check for mutations still pending
• Confirm that stamp duty and registration charges were paid correctly

Compliance checks:

• Confirm the building plan approval is genuine
• Compare the commencement certificate date with the real start of construction
• Confirm the occupancy certificate is issued and valid
• Check that the construction follows the approved plan
• Check FAR and height compliance
• Check the setback requirements

Step 5: Visit the authorities (Week 3)

BBMP office:

• Confirm the Khata certificate is genuine
• Ask about violation notices
• Check the records of building plan approval
• Ask about pending applications or objections

BDA office (for a BDA site or layout):

• Confirm the allotment letter is genuine
• Check whether development charges were paid
• Check the layout approval and any deviations
• Ask about notices of layout modification

Sub-registrar office:

• Confirm that sale deeds are properly registered
• Ask about encumbrances still pending
• Get a certified EC
• Confirm that no disputes are pending

Step 6: Environmental and risk review (Weeks 3-4)

Lake buffer zone:

• Get the KLCDA buffer zone map
• Measure the distance to the closest lake
• Look for a buffer zone clearance certificate
• Confirm there are no demolition notices

Flood risk:

• Find out the history of monsoon flooding
• Check how close the stormwater drains are
• Compare the elevation with the surrounding land
• Study the BBMP flood zone maps

Future infrastructure:

• Look for planned roads or metro lines that affect the property
• Confirm there are no coming land acquisition notices
• Read the master plan for the area's future zoning

Step 7: Money checks (Week 4)

Property tax:

• Confirm all property taxes are paid to date
• Confirm no dues are pending
• Look for tax arrears or penalties

Bank loans (if the property is mortgaged):

• Check for any existing home loans
• If a loan is closed, ask for the bank's NOC
• Confirm no dues remain with the bank

Society dues (for an apartment):

• Check maintenance dues to the society
• Confirm no special assessments are pending
• Check for disputes with the society

Step 8: The decision (Week 4)

Pull the findings together:

• Summarise all the documents you verified
• List red flags and concerns
• Grade the risk as high, medium or low
• Make sure every issue has a satisfactory explanation

Legal opinion (recommended):

• Get an independent legal opinion on the title
• Have a legal expert confirm all your findings
• Assess the overall legal risk
• Ask for a recommendation on whether to go ahead

Price negotiation:

• For B Khata, negotiate a 40-50% discount
• If you find minor issues, ask for a 10-20% reduction
• If you find major issues, think again about buying

Final checklist before you pay:

• All documents verified as genuine
• A clear title established for 30 years
• No pending litigation
• A Khata, or an acceptable discount for B Khata
• All approvals obtained: building plan, OC and CC
• No buffer zone or environmental violations
• No encroachments or boundary disputes
• Property taxes paid to date
• Society NOC in hand, for an apartment

Go ahead with the purchase only when every check satisfies you. To see how sound your property is in law, get your free LPS rating today.

What LegiScore does for Bangalore properties

Bangalore due diligence is hard because of the many authorities, frequent violations and documentation gaps. LegiScore's AI-powered platform runs the whole verification automatically and covers each check that matters in the city.

Checks built for Bangalore

BBMP Khata analysis:

• Confirms whether the Khata is A or B
• Checks the property tax payment history in BBMP records
• Finds pending violations or notices
• Matches the Khata against building plan approvals
• Flags mismatches between the Khata and other documents

BDA layout verification:

• Tests whether the BDA layout approval is genuine
• Looks for deviations and modifications to the layout
• Confirms the site size matches the allotment letter
• Checks if development charges were paid
• Flags unauthorised modifications

Lake buffer zone check:

• Calculates the distance automatically from all Bangalore lakes
• Tests whether the property is within the 75-metre prohibited zone
• Looks for buffer zone clearance certificates
• Flags properties at high risk of demolition

Jurisdiction check:

• Confirms whether the property is under BBMP, BMRDA or a Gram Panchayat
• Confirms the approvals came from the right authority
• Looks for problems from a change of jurisdiction
• Flags misrepresented jurisdiction

SPA compliance check:

• Tests whether the property is in an SPA zone
• Checks height and FAR compliance
• Checks the setback requirements
• Flags breaches of SPA rules

A full property analysis

Beyond the Bangalore checks, LegiScore carries out the complete due diligence:

Title chain verification:

• Analyses the ownership history over 13 or 30 years
• Confirms every sale deed is valid and registered
• Looks for breaks in the ownership chain
• Spots fraudulent transactions
• Flags power of attorney risks

Encumbrance checks:

• Fetches and analyses the EC from Karnataka sub-registrar offices
• Lists all mortgages, loans and liens
• Looks for pending encumbrances
• Confirms loans were closed and NOCs issued
• Flags hidden charges on the property

Litigation search:

• Searches Karnataka district courts, the High Court and the Supreme Court
• Finds civil cases connected with the property
• Looks for criminal cases against the owner
• Confirms whether there are land acquisition cases
• Flags pending disputes

Compliance checks:

• Verifies the building plan approval
• Checks the commencement certificate
• Verifies the occupancy certificate
• Checks RERA registration, for new projects
• Verifies the land conversion certificate
• Verifies the society registration

Revenue record checks:

• Verifies the Bhoomi RTC
• Matches the survey number and the extent
• Verifies the land classification
• Checks the mutation status
• Verifies tax payments

The Legal Property Score (LPS)

LegiScore gives each Bangalore property an LPS rating from AAA to C, built on five risk areas:

1. Title Chain (35% weight):

• How complete the ownership history is
• Whether sale deeds are valid
• Whether the chain is continuous
• Signs of fraud

2. Encumbrance (25% weight):

• Mortgages and liens
• Loans still pending
• Tax arrears
• Society dues

3. Litigation (20% weight):

• Court cases pending
• Disputed ownership
• Land acquisition cases
• Enforcement actions

4. Compliance (15% weight):

• Building plan approval
• Khata type, A or B
• OC and CC status
• RERA registration
• Land conversion

5. Revenue Records (5% weight):

• Accuracy of the RTC
• Tax payment history
• Mutation status
• Whether survey numbers match

Adjustments specific to Bangalore:

• A Khata adds +20 points
• B Khata takes off -30 points
• Lake buffer zone violation: -50 points (critical risk)
• Rajakaluve encroachment: -40 points
• SPA violation: -25 points
• BDA layout deviation: -20 points
• Misrepresenting a Gram Panchayat property: -30 points

What each rating means:

• AAA: Clear title, full compliance and no red flags. Safe to buy.
• AA: Small gaps in documents but low risk overall. Safe with minor precautions.
• A: Some compliance gaps (a pending OC, for example) but a clear title. Acceptable risk if you negotiate the price.
• BBB: Moderate problems (such as a B Khata that can be regularised). You need a large price discount.
• BB: Major problems (such as title disputes or serious violations). High risk, so avoid it unless the discount is steep.
• B: Critical problems (such as a lake buffer zone or a fraudulent chain). Very high risk.
• C: Fatal flaws (such as litigation or a demolition order). Do not buy.

The LegiScore process for a Bangalore property

• Enter the property details: BBMP Khata number, survey number, property address or owner name
• Records are fetched automatically: our system pulls from BBMP, BDA, Kaveri Online, Bhoomi, eCourts and other Bangalore databases
• AI analysis: algorithms study every record, cross-check the data, find mismatches and flag risks
• Bangalore risk checks: specialised tests for A and B Khata, lake buffers, BDA layouts and SPA compliance
• LPS rating: an instant rating with a detailed risk breakdown
• Expert review: legal experts who know Bangalore rules review complex cases
• Detailed report: findings, red flags and recommendations in a single report
• Clear guidance: proceed, negotiate or walk away

Typical turnaround: 24-48 hours for a complete verification, against 4-6 weeks for manual due diligence.

Cost: Your first LPS rating is free. Detailed reports begin at ₹2,999, compared with ₹25,000-50,000 for a traditional legal opinion.

A Bangalore buyer no longer needs to visit several offices, hire several experts or spend weeks on documents. Everything is automated and arrives in one report. Get your free LPS rating now.

Find out more about how LegiScore helps property buyers decide safely.

• Allotting Authority · BDA Site: BDA (government) · BBMP-Approved Site: Private owner or developer
• Approval Process · BDA Site: BDA allotment · BBMP-Approved Site: BBMP layout approval
• Records · BDA Site: kept by BDA · BBMP-Approved Site: kept by BBMP
• Transfer Process · BDA Site: BDA-specific procedure · BBMP-Approved Site: Standard BBMP procedure
• Premium · BDA Site: 10-20% higher · BBMP-Approved Site: Market rate
• Bank Preference · BDA Site: Strongly preferred · BBMP-Approved Site: Depends on whether it is A Khata