Karnataka RERA Check: How to Verify a Project Step by Step

A Karnataka RERA check takes about 10 minutes on the state portal, rera.karnataka.gov.in. You type the project’s registration number and open its page. Then you read 5 things: promoter, approvals, completion date, progress and complaints. Do it before you pay a booking amount. This guide walks through each step, as of September 2026, using both registration numbers of Adarsh Welkin Park as the example.

Why a RERA check matters before you book

The Real Estate (Regulation and Development) Act, 2016, came into force across India in 2017. Karnataka set up its own authority, K-RERA, under that law. Any project with more than 500 sq m of land or more than 8 flats must register before sales begin. A builder cannot legally book, advertise or sell homes in an unregistered project.

Registration is not a quality stamp. It means the builder has filed its papers with the regulator and made public promises. The RERA page is where those promises live. If the brochure says one date and the RERA page says another, the RERA date is the one you can hold the builder to.

A check also protects your money early. Under Section 13 of the Act, the builder cannot take more than 10% of the price before a registered agreement for sale. If someone asks for more, stop and ask why.

How to run a Karnataka RERA check in 6 steps

The portal layout changes from time to time, so menu names may differ a little. The steps below match what buyers see as of September 2026.

1. Open the portal. Type rera.karnataka.gov.in into your browser. A laptop works better than a phone, since the K-RERA project tables are wide.
2. Find the project list. Look for the list of registered projects. On the Karnataka RERA home page, it sits under the projects menu.
3. Search. Enter the full RERA registration number. You can also search by project name, promoter name or district, such as Bengaluru Urban.
4. Open the project page. Click the result that matches the name and the village. Many Bengaluru projects have similar names, so match the survey number too.
5. Read the details tab. Note the promoter name, the land size, the number of units and the RERA completion date.
6. Open the documents and updates. Read the approvals list and the latest RERA progress report on screen.

Keep a dated screenshot of the main RERA page. If the builder later changes the completion date, you will have a record of the first promise.

Worked example: the two Welkin Park numbers

Adarsh Welkin Park is registered in two phases. Each phase has its own RERA number, its own completion date and its own progress reports. You should check the phase your chosen tower belongs to.

Here is how to read the parts of each number. The code PRM marks a project and KA marks Karnataka. The blocks 1251 and 308 are internal codes. The code PR stands for project. The 6 digits after it appear to be the approval date in day, month, year order. The last block looks like a serial number. The portal page shows the exact date, so trust that over our reading.

Read this way, Phase I dates to 2 September 2023 and Phase II to 8 July 2025. The project address on both should read Gattahalli Village, Sarjapur Hobli, Anekal Taluk. You can see both numbers on our RERA section of the homepage, and track the latest site photos under construction status.

What to check on the project page

The project page holds a lot of detail. Focus on the five items below. They answer most of the risk questions a buyer should ask.

Promoter. The name on RERA should match the name on your cost sheet and agreement. If a land owner is a co-promoter, note that too.

Approvals. Look for the building plan sanction, the commencement certificate and an environment clearance for large projects. A missing item is a question for the builder, not always a red flag.

Completion date. This is the date the builder declared to K-RERA. It can differ from what a sales team says. Plan your rent and loan around the RERA date, not a verbal one.

Quarterly progress. Section 11 of the Act makes the builder update its project page every quarter. The update covers bookings, approvals and the stage of work. Compare it with what you see on a site visit. A gap of more than 6 months without a RERA update is worth asking about.

Complaints. The K-RERA portal lists complaints and orders by project. One or two complaints in a project of 500+ homes are common. A long list of delay orders is a warning.

Your rights under the RERA Act, 2016

Knowing your RERA rights helps you read the agreement with a sharp eye. These five rules come straight from the central Act and apply in Karnataka.

• 70% in a separate account. Under Section 4(2)(l)(D), the builder must put 70% of buyer money into a separate bank account. It can pay only for land and construction of that project. An engineer, an architect and a chartered accountant must certify each withdrawal.
• 10% cap before agreement. Under Section 13, the builder cannot take more than 10% of the cost before a registered agreement for sale.
• Carpet area pricing. RERA defines carpet area as the usable floor area inside your walls. The agreement must state it, even if the price sheet also shows super built-up area.
• Interest for delay. Under Section 18, if the builder misses the date, you can stay and claim interest for each month of delay. You can also exit and ask for a refund with interest. Karnataka’s rules link that rate to SBI’s lending rate plus 2%. Confirm the current figure with a lawyer before you file.
• 5-year defect liability. Under Section 14(3), you have five years from handover to report structural or workmanship defects. The builder must fix them within 30 days at no cost.

These are general RERA rules. Your agreement may add detail on timelines, penalties and force majeure. Read those clauses with a property lawyer before you sign.

Red flags and how to file a complaint

Most RERA checks end with a clean result. But 5 signs call for more questions before you pay.

1. The RERA number on the ad does not appear on the portal, or it belongs to a different project.
2. The project page shows a completion date that has passed with no extension on record.
3. There has been no progress update for more than 2 quarters.
4. The promoter name on RERA differs from the company on your receipt.
5. The builder wants more than 10% before the agreement is registered.

If a problem comes up after you buy, you can file a complaint with K-RERA online. The form asks for your agreement, receipts and the relief you want. Keep every payment receipt and email. For a claim, a property lawyer can help you frame it under the right section.

Other checks to do alongside RERA

RERA is one layer of checks, not the only one. Banks run their own legal check before they approve a project for loans. The developer’s website shows Adarsh Welkin Park as funded by ICICI Bank and funded by and mortgaged with Tata Capital Housing Finance. A mortgage to a lender is common in large Bengaluru projects. Ask how the builder will get your unit’s no-objection letter from that lender before your sale deed.

Also ask for the title report, the khata status and the plan sanction copy. Compare the unit plan in your agreement with the published floor plans, which run from 1,377 to 1,897 sq ft. For more buyer guides on costs and papers, see the blog.

This article is general information as of September 2026, not legal advice. Rules and portal steps can change, so confirm details with K-RERA or a property lawyer before you pay.

Get the cost sheet and RERA details from our relationship manager

Published by IamHere Realty, authorised channel partner for Adarsh Welkin Park. Project details are from the developer’s official material; verify every detail with the sales team before you decide.