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A RERA registered high-rise phase with a real forest core and strong schools nearby, but dense, metro-free and premium. Best for patient upgraders.

RERA requires each Authority to keep an online record of registered projects, promoters, revoked or penalised projects and agents, and promoters to update project information quarterly. MoHUA has also launched a Unified RERA Portal. Here is how a Bengaluru buyer should use these records.

MoHUA's RERA FAQ confirms the Act covers commercial as well as residential real estate, so a Bengaluru buyer of a studio, shop or office unit in a registered project gets the same disclosure, advertising and agent rules as a flat buyer, and should check them the same way.

On an illustrative Rs 90 lakh, 20-year home loan at 8.50 percent, about 81 percent of first-year EMIs go to interest and principal only overtakes interest in month 143. RBI's rules require statements that show this split, and reading them helps Bengaluru borrowers plan prepayments.

When a Bengaluru builder proposes changing sanctioned plans or specifications, RERA Section 14 separates minor alterations, which need competent authority approval and disclosure to allottees, from major ones, which also need two-thirds of allottees to agree.

Possession is not the end of a builder's duties under RERA. Common areas, including community and commercial facilities, are to be handed to the association, undivided title and project documents must pass, and structural defect liability runs for five years from handover.