Complete Guide to Property Documentation in Bangalore (Fraud-Proof, Buyer Friendly, 2025 Edition)

Buying property in Bangalore is exciting — but also risky if you don’t understand the paperwork.
You’ve probably heard stories about fake khatas, forged documents, land disputes, or projects without proper approvals.

And yes, these risks are real.

Bangalore’s property ecosystem involves multiple authorities — BBMP, BDA, BMRDA, BIAPPA, and others — each with their own approval systems. Combine this with the city’s long history of land litigation, and it becomes clear why Documentation = Your Protection.

This guide simplifies the process for you. You’ll understand exactly which documents matter, how to verify them, cost implications, timelines and how to avoid every common trap buyers fall into.

What You Will Learn in This Checklist

By the end of this guide, you’ll know:

• The essential documents required for any property purchase in Bangalore

• How to confirm if a property has a clean and dispute-free title

• Which legal checks your advocate must perform (with verification sources)

• The real stamp duty, registration fee and hidden expenses

• Practical timelines for documentation, verification and khata transfer

Whether you’re buying your first home, upgrading, or investing, this guide gives you the clarity you need to make a safe decision.

Before You Start: Understand Bangalore Property Categories

The documents you need depend on what type of property you’re buying. Different authorities follow different approval rules.

BDA vs BBMP vs Panchayat Properties

• BDA sites → Planned layouts with comparatively safer documentation

• BBMP properties → Within city limits; require BBMP approvals

• Panchayat properties → Rural zones; need land conversion and local approvals

Apartments vs Villas vs Plots

• Apartments → Need RERA, OC/CC, building approvals

• Plots/Villas → Need conversion certificates, layout approvals, and clear title chain

Under-Construction vs Ready-to-Move

• Under-construction → RERA compliance, construction status check

• Ready-to-move → Mandatory OC/CC before occupation

Pro Tip:
Always verify the project on the Karnataka RERA portal — even reputed builders must comply.

Bangalore Property Documentation Checklist (No-Nonsense Version)

A missing document today can turn into a legal headache years later.
Use this checklist as your absolute reference.

1. Ownership & Title Documents

These prove the seller actually owns the property legally.

✔ Registered Sale Deed

Your final proof of ownership, registered at the Sub-Registrar Office.

✔ Mother Deed / Title Deed (Past 30–50 Years)

A continuous history of ownership.
Any missing link = high-risk property.

✔ Possession Certificate

Shows that physical possession is with the seller.

✔ Previous Agreements / GPA / SPA (if applicable)

Helps track earlier transactions.

2. Government Approvals & Land Conversion

These documents show whether the land was legally approved for residential or commercial use.

✔ DC Conversion Certificate

Especially for land outside BBMP limits — converts agricultural land legally.

✔ Approvals from BDA / BBMP / BMRDA / BIAPPA

Depends on jurisdiction.

✔ Approved Layout Plan / Building Plan

Must match the actual construction or plotted layout.
Mismatch = loan rejection + future legal trouble.

3. Compliance Certificates

Ensure the construction is legal.

✔ Completion Certificate (CC)

Confirms construction followed sanctioned plans.

✔ Occupancy Certificate (OC)

Required to live in the property.
No OC = illegal to occupy.

✔ Commencement Certificate

Proof that construction started with proper permission.

✔ RERA Registration Number

Mandatory for almost all new projects.

4. Revenue, Tax & Financial Documents

✔ Encumbrance Certificate (EC) – 13 to 30 Years

Shows loans, mortgages, sales, court orders.
If an EC has unknown entries → investigate.

✔ Khata Certificate (Prefer A-Khata)

Required for property tax, electricity, water, and bank loans.

✔ Khata Extract

Gives details recorded in BBMP/BDA books.

✔ Latest Property Tax Receipts

Missing tax payments delay khata transfer.

✔ RTC / Mutation Documents (for land/plots)

Shows revenue records and ownership details.

5. Buyer & Seller Personal Documents

• Aadhaar

• PAN

• Passport photos

• Home loan sanction letter (if taking loan)

• Bank NOC if property is mortgaged

Tip:
Keep digital + physical copies of everything. Lost papers = more rounds to BBMP/SRO.

Legal Verification Process in Bangalore

Having a property lawyer is not optional.
Here’s what proper legal due diligence covers:

1. Title Verification

Advocate checks the title chain for 30+ years, matches it with RTC and revenue records, and ensures the ownership trail is clean.

2. Encumbrance & Litigation Search

Your lawyer checks:

• EC entries

• Pending civil cases

• Court orders

• Revenue disputes

• Mortgage/loan status

3. Land Zoning & Classification

Confirms whether the land is:

• Agricultural

• Converted

• Residential

• Commercial

Unconverted agricultural land = illegal for residential use.

4. RERA Compliance Check

For under-construction projects:

• Builder’s RERA registration

• Stage of construction

• Delivery timeline

• Financial handling (70% in escrow rule)

5. Physical Survey

Surveyor verifies boundaries using:

• PR card

• Survey numbers

• Tippani documents

Prevents boundary disputes later.

6. Final Legal Opinion

Your lawyer issues a written report advising whether the property is safe to purchase.
This document protects you during resale and loan processing too.

Stamp Duty & Registration Charges (Bangalore – 2025)

Stamp Duty

Generally around 5% of property value (or guidance value, whichever is higher).
Rates vary by location and occasional government updates.

Always confirm the exact amount on Kaveri 2.0 before registration.

Registration Fee

Usually 1%–2%, depending on category and updates.

Total Estimated Cost

Stamp duty + registration + cess = approx. 6%–8% of property value.

Budget 7%–8% extra overall.

Timelines for Each Stage

Document Collection

1–3 days (organised sellers)
Up to 1 week (missing papers or old properties)

Legal Verification

3–7 days (simple cases)
10–15 days (complex titles)

Drafting Agreement / Sale Deed

1–2 days

• 1–2 extra days if bank loan involved

Registration (SRO)

Same day if slot booked — usually 1–2 hours inside the office.

Khata Transfer

• BBMP → 15–60 days

• BDA → 15–45 days

• Panchayat / BMRDA / BIAPPA → 15–90 days

Don’t Fix a Move-In Date Early

Until:

• Property is registered

• Khata transfer is filed

• OC/CC is confirmed

do not schedule interiors, renovations or a move-in date.
Any delay in verification or documentation can push timelines.

Final Takeaway

Buying a home in Bangalore is absolutely safe if you follow a structured documentation process.
Do not rush.
Do not skip legal verification.
And never rely only on what the seller says — always verify on official portals.

A clean, legally verified property gives you peace of mind, long-term security and excellent resale value.

Here’s to a safe, stress-free property purchase in Bangalore — and to the home that’s truly yours.