How Villa Booking Works in Bengaluru: From EOI to Registration

Buying a villa from a developer happens in stages, and each stage has its own paperwork and payments. Knowing the order helps you avoid paying too early or signing something you have not read. Here is how the process typically works in Bengaluru.

Step 1: Shortlist and visit

Compare projects on location, plot size, layout, developer track record and total cost. Visit in person, ideally twice at different times of day. Take our site visit checklist with you.

Step 2: Check RERA and title

Before paying anything, confirm the project’s Karnataka RERA registration and read the details on the portal. Have a property lawyer review title and approvals. See how to check RERA and documents to review.

Step 3: Expression of interest (EOI)

For new launches, developers sometimes collect an EOI, a refundable amount that reserves your place in the allotment queue. Get the refund terms in writing. An EOI is not a booking and does not secure a specific villa.

Step 4: Booking amount and application

Once you choose a specific villa, you fill an application form and pay a booking amount. Under RERA, a developer cannot take more than 10 per cent of the cost of the property as an advance before a registered agreement for sale is signed. Always pay by traceable bank transfer or cheque, in the developer’s official account, and collect a receipt.

Step 5: Allotment letter

The developer issues an allotment letter naming your villa number, type, area and price. Check every figure against what you were quoted, including the cost sheet.

Step 6: Agreement for sale

This is the main contract. It sets out the carpet area, price, payment schedule, possession date, specifications and penalties for delay on either side. Read it fully and have your lawyer review it before signing. The agreement for sale is registered at the sub-registrar’s office, with stamp duty paid as applicable.

Step 7: Home loan sanction and disbursement

If you are taking a loan, apply early. The bank will check the project’s approvals, and many banks have already approved projects from larger developers. For under-construction villas, the bank pays in stages as construction progresses. See our home loan guide for villas.

Step 8: Construction-linked payments

Most under-construction projects follow a construction-linked plan: you pay a percentage as each milestone is reached, such as foundation, each floor slab and finishing. Ask for proof of each milestone before paying, and keep every demand letter and receipt.

Step 9: Possession and handover

When the villa is complete and the developer has the required completion or occupancy documents, you get a possession letter. Inspect the villa before accepting keys. Use our handover and snag checklist.

Step 10: Sale deed registration

The final sale deed transfers ownership to you. It is registered at the sub-registrar’s office, with the balance stamp duty and registration fees paid. Read our stamp duty and registration guide for current rules.

Frequently asked questions

How much booking amount is normal?

It varies by developer. Under RERA, the advance cannot exceed 10 per cent of the property cost before a registered agreement for sale.

Can I cancel after booking?

Cancellation terms are set in the application form and agreement for sale. Read them before paying. Deductions on cancellation are common.

Is GST payable on villas?

GST applies to under-construction properties and not to completed properties sold after a completion certificate. Confirm the current rate with the developer and your chartered accountant.

Planning to book at Adarsh Sanctuary? Ask for the current price sheet and payment plan.