A common misunderstanding is that there are many general factors that apply to purchasing a property anywhere, but we understand that buying a home is a significant step and there is no one-size-fits-all approach, especially since each city in India is wildly different.

Bengaluru is a city of contrasts, where modern skyscrapers stand alongside abundant green spaces. Each neighborhood of the city carries a distinct personality, offering diverse lifestyle choices and facilities that serve every preference. And with the city, also known as the Silicon Valley of India, Bengaluru's real estate market vibrates with a speed only matched by its rapid development.

In this article, we have put together a detailed checklist jam-packed with essential factors you should take into consideration before you begin your search for a home in Bengaluru.

Planning Your Budget - What should be my budget?

The first and foremost thing you need to be clear about before diving into the real estate market is to have a clear budget set. A lot of first-time homebuyers start their search by looking at potential flats and then proceed to set a budget, this is a wrong approach and often can either deter you from your homebuying goal or make you spend more than you are capable of. Setting a budget by analysing your financial situation, income, savings, and potential loans you might need is the first thing you need to do. Also, don't forget to factor in the additional expenses that go along with the flat purchase like registration fees, legal fees, stamp duty, and maintenance charges.

Location- Where should I buy my flat?

Bengaluru is a vast city and with its continuous influx of people, the traffic conditions of the city have also become quite notorious.

As I already mentioned above, the city is known for its varied neighborhood, each having its unique vibe and amenities. Some localities offer a wide variety of entertainment zones like restaurants and shopping malls, while another provides close proximity to stellar schools, hospitals, and stellar connectivity. It is important to understand what your priority is before zeroing in on a locality. Additionally, the upcoming metro connectivity of Bengaluru is all the more going to make traversing within the city a whole lot smoother.

Property Type - What kind of property should I go for?

Choosing the right property type in Bangalore is a significant decision that involves considering not only your budget but also your lifestyle, future plans, and personal preferences. Whether you're drawn to the privacy of a standalone building, a 2BHK flat or a 3 BHK flat, the convenience of a gated community, or the compactness of a 1 BHK, Bangalore's real estate market has something for everyone.

Apartments, or flats, are the most prevalent property type in Bangalore. They come in various configurations, including 1, 2, 3, and 4 BHK (Bedroom-Hall-Kitchen) layouts. These configurations cater to single professionals, families, and larger households. Average Price per Carpet Area: The average price per carpet area for apartments in Bangalore can range from around ₹5,000 to ₹15,000 per square foot. The cost varies based on factors such as location, amenities, builder reputation, property condition, and more.

How Important is Builder Reputation and Credibility?

The reputation of the builder or developer is paramount. Look into their track record for completing projects on time, using quality materials, and adhering to legal guidelines.For starters, one can check the ratings allocated to the developers by CRISIL, the ratings range from DA1 (Excellent) to DA5 (Poor), the higher the rating is, the better is the builder's reputation and past record.

Another method is to read online reviews and news about the company to learn if the builder has any history of default or not.

Some of the trusted developers having their residential projects in Bengaluru are

Legal Due Diligence: Is it Necessary?

Ensure that the property has a clear title and all necessary approvals from local authorities. This step will help you avoid legal complications in the future. Consult a legal expert or real estate lawyer to assist with the verification of all necessary documents.

Here are the necessary legal things you need to be sure of :

Circle Rates

Also known as ready reckoner rates, are crucial in Bangalore's real estate transactions. These are government-assessed minimum property values, influencing stamp duty and registration charges. Understand the circle rates of the specific locality where you're considering purchasing the flat. If the property's sale price is significantly lower than the circle rate, it could raise questions from tax authorities.

Here You can check the circle rate:Bengaluru: https://kaverionline.karnataka.gov.in/Layout/Layout

Khata and Title Verification

The Khata document is an essential legal record that identifies a property within a municipality's jurisdiction and confirms the property owner's details. In Karnataka especially in Bengaluru, properties are denoted with A Khata or B Khata. 'A Khata' properties are those which have genuine documents and are verified by the state agencies, 'B Khata'are not trustworthy, and have anomalies in their documentation.

Ensure that the property has an 'A' Khata, as this signifies legal approval from the local municipal authority. Additionally, conduct a thorough title verification to ensure there are no disputes or encumbrances associated with the property.

You can check Khata status online in https://sakala.kar.nic.in/online/login.aspx

Encumbrance Certificate

The Encumbrance Certificate record affirms that the property is free from any legal or monetary dues such as uncleared debts or mortgages. Hence a person procures this document as a free title and proof of ownership.

Obtaining an encumbrance certificate from the sub-registrar's office is essential to verify that the property is free from any monetary or legal liabilities. This document is vital in demonstrating the property's clear title and confirming that there are no outstanding loans or legal disputes against it.

Apply for an encumbrance certificate here https://kaverionline.karnataka.gov.in/

Building Plan Approval

Ensure that the builder has received the necessary approvals from the Bangalore Development Authority (BDA) or Bruhat Bengaluru Mahanagara Palike (BBMP). Unauthorized constructions could lead to legal hassles in the future. Request to see the approved building plan and any necessary clearances before you pay any booking amount.

Occupancy Certificate

The Occupancy Certificate (OC) is issued by the local municipal authority, indicating that the construction complies with approved plans and is fit for occupancy. If a building does not have an appropriate OC the building may be judged unfit for dwelling and may be subject to fines or other penalties.

No Objection Certificates (NOCs)

If the flat is in a multi-story building, verify that the builder has obtained NOCs from the fire department, pollution control board, and other relevant authorities. These NOCs signify compliance with safety and environmental standards.

Property Tax Receipts

Check whether the property seller has paid all outstanding property tax dues. Failure to verify this could lead to unforeseen financial liabilities falling on you as the new property owner.

What Amenities and Facilities Are There?

Most residential complexes and gated communities in Bengaluru offer various amenities, such as gyms, swimming pools, parks, and security systems. Some of the luxury projects in the city offer amenities considered world-class, like a Skating Rink, Landscaped Garden, Badminton Court, Spa, Kids Play Area, Kids Pool, Tennis Court, Club House, Basketball Court, Squash Court, Party Lawn, and more. It is important to prioritize your needs and assess whether the amenities offered align with your lifestyle. Remember that while these facilities can enhance your living experience, they can also impact the monthly maintenance charges.

What is the Resale Value and Appreciation Of The Flat?

Investing in real estate involves long-term thinking therefore it is imperative to research the historical price trends of the area to understand the potential for property appreciation. A flat in a rapidly developing locality is likely to yield better returns over time. For eg: Areas like Koramangala, Whitefield, and Electronic City have seen a good rise in price appreciation thanks to the influx of multinational corporations and tech giants that have led to a surge in job opportunities and subsequent demand for housing.

However, Bengaluru's real estate appreciation isn't solely tied to its technology sector. The city's infrastructure development has played a crucial role in developing micro-markets. The Namma Metro project, road expansions, and improved connectivity have enhanced accessibility, making previously outskirts areas more attractive for both residential and commercial investment. Micro-markets such as Sarjapur, Hennur, and Thanisandra, have become hotspots for affordable and mid-range housing options.

While most locations in Bengaluru generally offer good appreciation, it's wise to assess the resale potential of the flat. Consider factors like location, connectivity, amenities, and overall demand in the area.

What is the Quality of Construction used on the flats?

Before finalizing the purchase of a flat in Bangalore, it's crucial to conduct thorough checks to ensure the property's quality and safety. First, ensure that a soil test has been conducted to confirm the soil's suitability for construction, as certain soils like clay-rich or black cotton soil can lead to structural issues. Test the wall's thickness and material quality by attempting to make a hole or tapping to assess sound quality. Examine the plaster and paint quality for roughness or cracks. Safety features must be in place, including a sufficiently wide stairway for emergencies. Validate the certification of fixtures, bathroom fittings, wires, and electrical components by the Bureau of Indian Standards. Lastly, verify the working condition and capacity of elevators, ensuring their maintenance and compliance with safety regulations to prevent potential accidents.

This step is one of the important steps to go through before financing your flat purchase as flimsy construction can lead to maintenance issues in the future, potentially causing you significant inconvenience and expenses.

Is My Neighbourhood Secure?

Safety should be a top priority. Research the crime rate in the area and inquire about the security measures implemented within the residential complex. At dwello.in Our detailed insights about each locality also gives you the entire data about the crime rate and safety rate of the neighbourhood.

Should I Check the Water and Electricity Supply?

Checking the water and electrical supply in Bengaluru is a critical step when considering a property purchase. The city's water scarcity issues and occasional power cuts can significantly impact your daily life and property value. With water availability often relying on monsoon rains and many areas dependent on water tankers, assessing the reliability of the water supply is essential for your comfort. Additionally, understanding the quality of water and the presence of backup systems for electricity is crucial for ensuring a smooth living experience.

Bengaluru's also has a history of occasional power cuts and voltage fluctuations which can become quite problematic to lead a day-to-day life especially if you are someone who is working from home. Investigating the area's power backup systems and speaking with current residents can provide valuable insights into the practicality of living conditions.

Is Legal Assistance Necessary?

Once you have finalised which property you want to purchase, it is a wise idea to engage a reputable real estate lawyer who is well-versed in Bangalore's property laws. Their expertise can help you navigate the city's specific legal requirements and clear all doubts before signing any legal agreement, and ensure that all terms and conditions are properly documented in the sales agreement.

Buying a flat in Bangalore requires a vigilant approach due to the city's distinct property landscape. The checklist provided above should help you cover the essential points unique to Bangalore while ensuring a well-informed and secure property purchase. By being thorough in your research, document verification, and legal proceedings, you can confidently embark on your journey to owning that dream home in Bengaluru.