Apartment hunting in Bengaluru: BBMP khata, RERA and the 2BHK reality

Bengaluru apartment prices are up 40-60% in the last three years. A 2BHK in Whitefield that went for ₹85L in 2022 is now ₹1.3 Cr. Here's the ground-truth on what you should actually be paying in 2026.

Price bands (2BHK, 1,100-1,250 sqft)

Whitefield: ₹1.2 – 1.6 Cr. HSR Layout: ₹1.4 – 1.9 Cr. Hebbal / Thanisandra: ₹95L – 1.3 Cr. Sarjapur Road: ₹1.1 – 1.5 Cr. JP Nagar: ₹1.3 – 1.7 Cr.

Khata A vs. Khata B

Only buy Khata A. Khata B properties have legal issues that the bank will often refuse to lend against. A-Khata means the building is on BBMP-sanctioned land with all approvals; B-Khata is under regularisation.

RERA is non-negotiable for new projects

For any apartment project launched after May 2017, a valid Karnataka RERA number is mandatory. Cross-verify at rera.karnataka.gov.in — the builder should show you a physical certificate too.

Safety checklist for everyone in this deal

A property transaction in India touches a lot of hands. Here's what each party should insist on before money moves.

Buyers

• Verify title through a 30-year EC (Encumbrance Certificate) and cross-check the mother deed.
• Confirm RERA registration (where applicable) — the RERA number should match the one on the state RERA website.
• Never transfer a token amount on WhatsApp alone; insist on a receipt and a simple written agreement.
• Walk the property in person. Photo-only deals are a common vector for listing fraud.

Sellers

• Keep originals in a locker. Only ever share certified copies with prospective buyers.
• Insist on payment via cheque / NEFT / RTGS — avoid cash-heavy deals, especially above ₹2 lakh (20,000 cash cap for each leg under Section 269ST).
• Never hand over vacant possession until the sale deed is registered and the registration receipt is in your hand.

Agents, agencies and brokers

• Register under the state RERA (where brokering RERA-covered projects) and display your registration number on listings.
• Keep a written, dated engagement letter with the client covering brokerage %, exclusivity and a cancellation clause.
• Do a KYC on both sides before the first site visit — PAN + Aadhaar, photo ID match — and hold a copy on file.
• Never pocket earnest money directly; let it flow buyer ↔ seller and invoice the brokerage separately.

Owners

• Update your property tax every year — BBMP / MCD / BMC arrears follow the property and surface at sale time.
• On rental, include a 2–3-month notice period, a detailed inventory with photos, and a clause on painting + deep-cleaning at exit.
• Pay the rental TDS if you're a tenant paying over ₹50,000/month (Section 194-IB). Owners should chase the Form 16C from their tenant.

Final tip: when in doubt, walk away. The best real-estate deals are the ones you don't rush.