Buying a house in Bangalore is a major decision, where you have to do more than just checking out fancy amenities or finding amusing views. So, whether you are a first time buyer or looking for an upgrade, this decision should be backed by careful research, planning and clarity.
At Esteem Ventures, we’ve seen buyers go from confused to confident just by knowing the right things to ask. Whether this is your first home or the one you’re upgrading to, this guide will walk you through 15 essential things to check before buying a house in Bangalore.
Legal Clearances
First and foremost, you should make sure that the seller has a clear title of ownership and that the property is free from any legal disputes. To keep an eye on this, you should ask for:
- Title deed
- Encumbrance certificate
- Sale agreement
- Khata certificate and extract
- Property tax receipts
- Building plan approvals
These are the most important things to check in a house before buying, especially in Bangalore! These will protect you from any illegal constructions and confirm the legal ownership and clearance of the property.
Verify RERA Registration
As per the Real Estate (Regulation and Development) Act, every residential project must be registered with RERA. It is because a RERA-approved project guarantees that there will be full transparency and accountability. For this, you can verify the builder and project details on the Karnataka RERA website.
So, choosing a RERA-approved or RERA-registered property ensures that construction, delivery, and financial terms are regulated and legally binding.
Location And Connectivity
One of the biggest mistakes buyers make is overlooking the locality and running only after the interiors and the amenities. When investing, or buying a house, you should always keep in mind where exactly the house is placed, and ask questions like:
- Is the area well-connected to my workplace, schools, and hospitals?
- Are there upcoming infrastructure projects nearby (like metro expansions or flyovers)?
- Is it prone to flooding during rain?
If you want a better idea, then areas like Koramangala, Indiranagar, Whitefield, JP Nagar, and Yelahanka are great for long-term appreciation. But still, you should go around the micro-location areas before you commit. After all, a home in a well-connected, safe area also enjoys better resale and rental value.
Builder Reputation
Even if everything checks the right boxes, you should always research the builder. This includes learning about the credibility and past performance of the builder. For this, you should look into:
- Previous completed projects
- Timely possession history
- Quality of construction and after-sales service
- Customer reviews and testimonials
If you go with a well-established builder like Esteem Ventures, with over 40+ completed projects since 1981, you get a proven track record of not just quality, but timely delivery!
Quality Of Construction
Another one of the most essential things to check before buying a house is not to rely on sample flat photos! Yes, even though a lot of under-construction sites share pictures of the potential state of the house, you must physically visit the site and inspect:
- The quality of materials used
- Finishing of walls, flooring, windows, and doors
- Strength of structure (if visible or available in documentation)
- Any signs of dampness, cracks, or poor workmanship
It is because your home should be durable, safe, and built to last, instead of just looking good in the pictures.
Carpet Area Vs Built Up Area
Now, one mistake a lot of beginners make is getting confused with the super build up area and the carpet area. It is because a lot of builders market the super-built-up area, which includes common spaces like lobbies and staircases. However, what truly matters is the carpet area, which is the actual usable space inside your home.
So, next time a builder tells you any numbers with sq ft, make sure to ask for a clear breakdown of:
- Carpet area
- Built-up area
- Super built-up area
Water Supply And Sewage System
If you already live in Bangalore, you know water scarcity is a growing issue. Which is why, before buying, you should check:
- Availability of Cauvery water supply
- Number of borewells and their current status
- Rainwater harvesting systems
- Water treatment plants (WTP)
- Drainage and sewage connectivity
Power Backup And Electricity Supply
During monsoons, frequent power outages are very common in Bangalore. Which is why you should always confirm about:
- Power backup for both common areas and inside the flat
- Backup capacity—will it support essentials like fridge, lights, fan, or more?
- Type of electrical wiring and overall load capacity
This way, you can go about your daily routine pretty easily, even during disruptions.
Security Systems
Wherever you live, security should be your top priority, especially if you live with children or elders. Hence, you should look for:
- 24/7 security personnel
- CCTV coverage in all key areas
- Intercom and access control systems
- Gated entrances with visitor monitoring
Neighborhood And Community Vibe
You’re not just buying a house, but you’re buying into a lifestyle and community. Which is where the neighbourhood plays a huge role. So, on your next site visit, spend time in the neighbourhood and check:
- Who your potential neighbors might be
- Social infrastructure: schools, grocery stores, clinics, ATMs
- Noise levels, especially at night
- Pet-friendliness (if it matters to you)
Amenities And Maintenance
Yes, we know amenities are great! But they also come at a cost, so it’s important to keep a check on:
- Are the amenities useful for your lifestyle (gym, pool, party hall)?
- Are they well-maintained and functional?
- What is the monthly maintenance fee?
- Who is responsible for managing the property (builder vs resident’s association)?
At, Esteem South Park, you get 40 thoughtfully curated amenities. This includes everything from meditation zones to basketball courts.
Future Appreciation And Investment Potential
“But I am buying for end-use.” If that is the case with you, then you should look at your purchase as a long-term asset, and ask questions that impact its future, such as:
- Is the area in demand?
- Are reputed schools, tech parks, or malls coming up nearby?
- How has property value grown in the past 5–10 years?
Occupancy Certificate And Completion Certificate
If you have been looking for things to check before buying a house, you would know how these two are the basics! You should never move into or purchase a property without checking its OC and CC.
While OC is a proof that the building is ready and safe for occupation, CC makes sure that the building was constructed as per the approved plans. Both are equally important, and without them, it would be illegal to occupy the place.
Home Loan Eligibility And Property Approval
If you’re taking a home loan, you should make sure that the project is approved by leading banks, and not a bank with a random name that is promising big returns. Official banks will usually run a check on:
- Project legality
- Builder credibility
- Documentation
Resale Value And Rental Demand
Lastly, even if you do not plan on selling the property anytime soon, you should still keep in mind its resale potential. To get an idea of this, you can learn about:
- How easy is it to rent the place?
- What’s the going rate in the area?
- Does the layout cater to modern needs (home office, balconies, utility spaces)?
