Beyond the RERA Number: Five Parts of a Project Filing Bengaluru Buyers Tend to Skip
Section 4(2) of the RERA Act requires promoters to file the plan of development works, location coordinates, proforma allotment letter, agreement and conveyance deed, and the names of agents and technical teams, while Section 11(1) requires quarterly updates. This guide explains how a Bengaluru buyer can use each part.
A buyer opening a project's page on the real estate regulator's website may look for only two things: the registration number and the completion date. Both matter. But a registration filing under the Real Estate (Regulation and Development) Act, 2016 holds much more than that, and some of the least-read parts are among the most useful for a Bengaluru buyer deciding whether to book.
This guide walks through five parts of a filing that are easy to skip: the plan of development works, the location coordinates, the draft documents the buyer will sign, the names of the agents and the technical team, and the quarterly updates. For each, it explains what the Act requires and what a buyer can do with it.
The short answer. Section 4(2) of the Act lists what a promoter must enclose with a registration application, including the plan of development works and proposed facilities under clause (e), the location details with latitude and longitude of the end points under clause (f), the proforma allotment letter, agreement for sale and conveyance deed under clause (g), and the names and addresses of real estate agents, contractors, architect and structural engineer under clauses (j) and (k). Section 11(1) requires the promoter to enter these details on the Authority's website for public viewing, with quarterly updates of bookings, approvals and project status. The trade-off: reading the full filing takes an evening, but it lets you compare what is promised in a showroom with what was sworn to the regulator.
Why read beyond the registration number?
Because the number only tells you the project is registered, not what was registered. In the text of the Act published by the Telangana regulator, Section 11(1) says the promoter, on receiving its login under Section 5, shall create its web page on the Authority's website and enter all details of the proposed project as provided under Section 4(2), in all the fields provided, for public viewing.
That makes the regulator's page a record of what the promoter told the Authority, in a fixed set of fields. A brochure can change between launches. The filing is the version the promoter submitted under the Act, and several of its parts are supported by an affidavit under Section 4(2)(l). Our earlier report on how to verify a K-RERA project registration covers the basic search.
What does the plan of development works tell you?
What the promoter has committed to build around your flat. Section 4(2)(e) requires the plan of development works to be executed in the proposed project and the proposed facilities to be provided thereof, including fire fighting facilities, drinking water facilities, emergency evacuation services and use of renewable energy.
For a buyer, this is a written list to compare with the sales pitch. If the showroom promises a particular water arrangement, a fire safety system or solar power, check whether the filing describes it. Section 4(2)(d) adds the sanctioned plan, layout plan and specifications of the proposed project or phase, and the whole project as sanctioned by the competent authority.
Section 14(1) then ties construction to those documents: the project shall be developed and completed in accordance with the sanctioned plans, layout plans and specifications as approved by the competent authorities. The filing is therefore the baseline against which later changes can be measured.
| Part of the filing | What the Act requires | Section |
|---|---|---|
| Plan of development works | Works and facilities, including fire fighting, drinking water, emergency evacuation and renewable energy | Section 4(2)(e) |
| Location details | Clear demarcation of land with boundaries, including latitude and longitude of end points | Section 4(2)(f) |
| Draft documents | Proforma allotment letter, agreement for sale and conveyance deed | Section 4(2)(g) |
| People behind the project | Names and addresses of agents, contractors, architect and structural engineer | Sections 4(2)(j) and 4(2)(k) |
| Quarterly updates | Bookings, garages booked, approvals taken and pending, and project status | Section 11(1)(b) to (e) |
How do the location coordinates help?
They fix the land on a map. Section 4(2)(f) requires the location details of the project, with clear demarcation of land dedicated for the project along with its boundaries, including the latitude and longitude of the end points of the project.
In fast-growing parts of Bengaluru, a project's marketed address can refer to a well-known road or landmark some distance from the actual site. The coordinates let a buyer drop the boundary points into any map application and see exactly where the land is, which roads touch it, and what lies around it. That is useful for checking access roads, nearby water bodies or drains, and the real distance to the places the brochure mentions.
The land itself is covered by another part of the filing. Section 4(2)(l)(A) and (B) require an affidavit declaring that the promoter has legal title to the land, and that the land is free from encumbrances or giving details of them.
Why look at the proforma documents before booking?
Because they are the drafts of what you will sign. Section 4(2)(g) requires the promoter to file the proforma of the allotment letter, agreement for sale, and the conveyance deed proposed to be signed with the allottees.
Reading the proforma agreement before paying a booking amount lets a buyer see the clauses on payment schedule, default interest, cancellation and possession in advance, rather than for the first time at signing. Section 13(2) says the agreement for sale shall specify, among other things, the dates and manner of payments, the date of possession and the rates of interest payable by each side in case of default. If the agreement you are later handed differs from the proforma filed with the regulator, ask the builder why.
The proforma conveyance deed matters too. It shows, in draft, what title is proposed to pass to you, and Section 17(1) requires the promoter to execute a registered conveyance deed along with the undivided proportionate title in the common areas to the association of allottees.
What can you learn from the names in the filing?
Who is actually involved. Section 4(2)(j) requires the names and addresses of the promoter's real estate agents, if any, for the proposed project. Section 4(2)(k) requires the names and addresses of the contractors, architect, structural engineer, if any, and other persons concerned with the development of the project.
The agent list is a direct check on whoever is selling to you. If a broker says it is authorised to sell a project, look for it in the filing, and if it is missing, ask the builder to confirm the appointment in writing. Section 10(a) also says a registered real estate agent shall not facilitate the sale or purchase of any plot, apartment or building in a project being sold by the promoter in any planning area which is not registered with the Authority.
The technical names give a buyer something to research, such as other buildings the same architect or structural engineer has worked on. Section 4(2)(b) separately asks for a brief detail of projects launched by the promoter in the past five years, including their current status, any delay, cases pending, type of land and payments pending. Our report on reading a builder's track record from the Section 4 filing explains that part.
What should the quarterly updates show?
Whether the project is moving. Section 11(1) lists what the promoter's web page must include, including details of the registration granted by the Authority; a quarterly up-to-date list of the number and types of apartments or plots booked; a quarterly up-to-date list of the number of garages booked; a quarterly up-to-date list of approvals taken and approvals pending subsequent to the commencement certificate; and the quarterly up-to-date status of the project.
Read over several quarters, these updates show how bookings and approvals are progressing. A project whose pending approvals list does not shrink, or whose status entries stop changing, is worth a direct question to the builder before you book.
Compare the status entries with the time period the promoter declared under Section 4(2)(l)(C) for completing the project or phase. Section 5(3) says the registration is valid for that declared period, so a status that lags well behind the clock is a reason to ask the builder how it plans to finish on time.
Whether you are considering a project such as Godrej Florenne in Whitefield, or any other, use this checklist on the regulator's page.
- Confirm the registration details and validity, as Section 11(1)(a) requires them to be shown.
- Read the plan of development works under Section 4(2)(e) and compare it with the facilities promised in the brochure.
- Plot the latitude and longitude of the end points under Section 4(2)(f) on a map and check access and surroundings.
- Download the proforma agreement for sale under Section 4(2)(g) and read the payment, interest, cancellation and possession clauses.
- Look for your broker among the agents listed under Section 4(2)(j), and get written confirmation from the builder if it is not there.
- Note the architect, structural engineer and contractors named under Section 4(2)(k).
- Compare the last few quarterly updates under Section 11(1) for bookings, pending approvals and status.
Frequently asked questions
Does a RERA filing show the project's exact location?
Yes. Section 4(2)(f) of the RERA Act requires the location details of the project with clear demarcation of the land and its boundaries, including the latitude and longitude of the end points. Section 11(1) requires the promoter to enter the Section 4(2) details on the Authority's website for public viewing.
Can I see the agreement for sale before booking?
The draft, yes. Section 4(2)(g) requires the promoter to file the proforma of the allotment letter, agreement for sale and conveyance deed proposed to be signed with allottees. Reading it before booking shows the payment, interest, cancellation and possession clauses you can expect in the final agreement.
How can I check whether my broker is authorised for a project?
Section 4(2)(j) requires the promoter to give the names and addresses of its real estate agents, if any, for the project in the registration filing. Look for your broker there, and ask the builder in writing if it is missing. Section 10(a) also bars a registered agent from facilitating sales in an unregistered project in a planning area.
What quarterly updates must a builder post on the RERA website?
Section 11(1) requires quarterly up-to-date lists of the number and types of apartments or plots booked, the number of garages booked, approvals taken and pending after the commencement certificate, and the status of the project, in addition to the details of the registration granted by the Authority.
Last updated 2026-10-26. PropNewz Team.
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