Skip to main content

Real estate and construction, as a hobby

Outside websites, I spend a lot of time on Bengaluru land, layouts and buildings: reading master plans, walking sites, and following how roads and zoning change at the edge of the city. This is where I share what I learn.

BDA's draft road grid as a ring of proposed roads around Bengaluru

New map

BDA's 2041 draft road grid, on Google Maps

BDA published 67 scanned sheets of proposed roads for the villages outside GBA, with no coordinates. I fitted them onto a map, with a village finder and how to comment before about 8 December 2026.

Open the map

What I look at before buying land on the city edge

My own checklist, not legal advice. For any purchase, use a property lawyer.

  1. 1

    Title and encumbrance

    The chain of sale deeds, and an Encumbrance Certificate from Kaveri Online for a long period, to see loans, sales and claims.

  2. 2

    Land records

    The RTC (pahani) and mutation records on Bhoomi: whose name, what extent, and what the land is recorded as.

  3. 3

    Conversion

    Agricultural land needs a conversion order for non-agricultural use before anyone can build on it.

  4. 4

    Layout and building approvals

    An approved layout plan from the right planning authority, and a sanctioned building plan for what is built.

  5. 5

    Khata

    The khata status with the local body, since it decides tax, approvals and loans.

  6. 6

    RERA

    Apartment and plotted projects that must register should appear on the Karnataka RERA website.

  7. 7

    Zoning and roads

    What the master plan zones the land as, road widening lines, and now the proposed roads in the 2041 draft grid.

  8. 8

    Lakes and drains

    Distance from lakes and storm-water drains, because buffer zones limit building near them.

Construction notes

Notes and photos from sites I follow are on the way: foundations, materials, and what actually changes between the plan and the building.