Property Due Diligence in Bangalore
Buying an apartment from a builder, or a property with a complicated history? We map every document, check title, approvals and records, and give you a written risk report — from ₹8,500 for a standard purchase in Bangalore, confirmed after we see the file.
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What is Property Due Diligence in Bangalore?
Property due diligence is the full pre-purchase check — wider than a title opinion. Title answers "does the seller own it?". Due diligence also asks "was it built and sold lawfully, and will the records let me use, register and resell it?". For an apartment that means the builder's title to the land and any joint development agreement with the landowner, the conversion of the land for residential use, the sanctioned plan, the commencement and occupancy certificates, the RERA registration, and whether the khata and tax for the flat can be created in your name. For a resale property it adds the history of the flat itself — every earlier sale, loan and release. The output is one report that maps what exists, what is missing, and what each gap means for you, so the decision to proceed is made with the full picture rather than on the builder's or broker's word.
When Do You Need This Service?
- Before booking a flat in a new or under-construction project
- Buying a resale flat in a building that was completed without an occupancy certificate, or where you are unsure
- Buying an independent house or plot where land conversion and layout approval need checking
- Buying a property with several earlier transfers, loans or family partitions in its history
- Investing from outside Bangalore or abroad and needing a documented check before sending money
- Your bank approved the project but you want your own independent report
Types of Property Due Diligence in Bangalore
Apartment from a builder
Land title and JDA, land conversion, sanctioned plan, commencement certificate, RERA registration and its disclosures, OC status, and the draft agreement for sale.
Resale apartment
Everything in a title opinion for the flat, plus the building's OC, the apartment association's dues position, and the khata/tax record for the unit.
Independent house or plot
Land title, conversion, layout approval, building plan and deviations, khata type (A / B / e-khata) and road access as shown in records.
Documents Required
- Title deed chain for the land (and the flat, for a resale)
- Joint development agreement / GPA between landowner and builder, where applicable
- Land conversion order, and the approved layout or building plan
- Commencement certificate and occupancy / completion certificate (or their status)
- RERA registration number of the project (for builder purchases)
- Encumbrance Certificate, khata extract and tax receipts
- The builder's draft agreement for sale and allotment letter, if you have them
Step-by-Step Process
Intake call
We understand what you are buying and from whom, and send a document list tailored to the property type.
Document map
Every document received is listed against what should exist for this kind of property, so gaps are visible immediately.
Title chain review
The land title (and the unit's, for resale) is traced through the registered deeds and the EC.
Approvals and record checks
Plan, conversion, CC/OC and RERA details are checked against the documents and the public records available.
Risk notes and clarifications
Each gap is written up as a specific risk with a question for the builder or seller.
Final report
A written due diligence report with a summary table: in order, missing, needs clarification — and the recommended next steps.
Cost Factors
Pricing depends on several factors specific to your situation:
- Property type: a builder project needs more documents checked than a resale flat
- Size of the title chain and whether earlier deeds must be obtained as certified copies
- Whether we obtain the EC and other records for you
- Number of units — investors buying several flats in one project are quoted per project
Transparent pricing: Your Sevantay professional will provide a clear cost estimate before starting work. You pay only after the service is completed to your satisfaction.
Indicative Cost Breakdown
| Component | Typical Cost |
|---|---|
| Due diligence report (standard purchase) | from ₹8,500 |
| Builder projects with JDA / multiple land parcels | Quoted after document map |
| Encumbrance Certificate, if we obtain it | ₹1,179 (₹999 + GST) — order separately |
| Certified copies of older deeds, if needed | Per our certified-copy service |
| GST on Sevantay's fee | Extra, as applicable |
* Costs are indicative and may vary based on your specific requirements. Government fees are subject to revision.
How this works in Bangalore
Bangalore's growth means many apartment projects sit on land that was agricultural not long ago and was developed under a joint development agreement between the landowner and the builder. The documents that matter most — the conversion order, the JDA, the sanctioned plan and the occupancy certificate — are often not in the buyer's brochure at all. Projects in the outer areas may also fall outside the core municipal limits, which changes who approves the plan and who issues the khata.
Our report states which authority each document came from and whether it matches the property being sold. Sevantay is a private facilitation platform, not a government body. We prepare, file and follow up on your application through our verified professional network; approvals, timelines and official fees are decided by the authority concerned.
Pro Tips from Our Experts
- Ask the builder for the OC status in writing before booking; "applied for" is not the same as "issued".
- Check that the flat number, floor and carpet area in the agreement match the sanctioned plan.
- For a JDA project, confirm your flat falls in the builder's share, not the landowner's.
How Sevantay Helps
Verified Professionals
Every professional on Sevantay is identity-verified and experience-validated. You work with trusted experts.
Document Guidance
Get clear guidance on exactly which documents you need, reducing back-and-forth and delays.
End-to-End Support
From initial consultation to final delivery, your professional manages the entire process.
City-Specific Expertise
Our professionals understand local regulations and procedures specific to your city.
Frequently Asked Questions
What is the difference between due diligence and a legal opinion?
A legal opinion is about title. Due diligence covers title and everything else that decides whether the property can be lawfully used, registered and resold — approvals, conversion, CC/OC, RERA and whether a khata can be issued in your name.
The project is RERA registered. Is that not enough?
RERA registration means the project is on the regulator's record and the builder has made disclosures. It does not certify the land title or that the building matches the sanctioned plan. Due diligence reads what the builder disclosed and checks it against the underlying documents.
What if the building has no occupancy certificate?
The report explains what that means for you in practice — typically difficulty getting a khata for the unit, utility connections on permanent tariff, and resale or loan hurdles — so you can decide, negotiate or walk away.
Do you visit the property?
Due diligence is a document and records exercise. It is not a structural survey or site measurement. If a physical check is needed, the report says so.
Will you tell me whether to buy?
We tell you what is in order, what is missing and what each gap means. The decision stays with you. We do not rate a property as safe or unsafe.
Need Help with Property Due Diligence in Bangalore?
Handled by verified Sevantay professionals · 20+ years combined experience · Pay after completion
Property lifecycle
Where this fits: step 1 of 6 — Verify
- 1. Verify
- 2. Agree
- 3. Register
- 4. Khata
- 5. Tax
- 6. BESCOM
Also at this stage: Encumbrance Certificate (EC) · Order EC Online (₹1,179) · Property Legal Opinion · Certified Copies of Property Documents
Guides & next steps: Property Due Diligence in Bangalore
Related Services
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A new apartment in Bangalore comes with a glossy brochure and a stack of documents the buyer rarely sees. Due diligence is about getting that stack, reading it in order, and finding out whether it adds up before you commit a booking amount you may not get back.
The work is methodical. First a document map — every paper that should exist for this kind of property, and whether we have it. Then the title chain for the land. Then the approvals: conversion, plan, commencement, occupancy, RERA. Then the records: EC, khata, tax. Finally, a report that puts all of it in one table, with plain explanations of the gaps. Many projects have a missing document or two that the builder can produce when asked; a few have problems that should end the conversation.
Sevantay's property due diligence starts from ₹8,500 for a standard purchase. If you only need the seller's title checked on a straightforward resale, our property legal opinion is the lighter option.