April28
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BBMP, BDA and BMRDA: Who Approved the Property You're Buying?
1. The approving authority decides what your property is worth
Every plot and building in and around Bangalore falls under some approving authority, and which one signed off matters. BBMP covers the city corporation area, BDA handles layouts it has formed and approved, and BMRDA covers the wider metropolitan region beyond the corporation limits. A property approved by the right authority for its location is straightforward to finance and to sell on.
Panchayat-only approval is where buyers most often get caught. A revenue-site layout approved solely by a village panchayat, without conversion and without the relevant planning authority's sanction, can look identical on the ground and cost noticeably less — but banks are reluctant to lend against it and resale is harder. Cheaper land with weaker approvals is rarely the bargain it appears to be.
Ask which authority approved the layout and see the sanction. If nobody can produce it, that is your answer.
Sathish Sundar, Founder, Nilam Real Estate
2. Why approval status drives your home loan
- Confirm which authority is responsible for the property's location.
- See the sanctioned layout plan, not just a marketing brochure.
- Check the sanctioned building plan against what has actually been built.
- Ask whether agricultural land carries a valid DC conversion order.
- Verify the project's K-RERA registration number on the state portal.
- Look for the commencement certificate on anything still under construction.
- On completed buildings, ask to see the occupancy certificate.
- Design 3 different logos.
- Create low-fidelity wireframe.
- Downloadable exercise files.
3. Check the project on K-RERA before you pay an advance
- The approved layout plan and sanctioned building plan from the relevant authority.
- For any ongoing project, its registration on the Karnataka RERA portal at rera.karnataka.gov.in.
- The commencement certificate, and on completed builds, the occupancy certificate.
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Sathish Sundar
Sathish Sundar founded Nilam Real Estate to give buyers and sellers a straighter route to each other. He writes about property documentation, approvals and local market conditions for buyers new to Bangalore.