Every claim a developer makes to you is marketing until it is filed with the regulator. The Real Estate (Regulation and Development) Act, 2016 created a public register precisely so that a buyer would not have to take a salesperson's word for the approvals, the areas, the timeline or the promoter's identity. In Karnataka that register lives at rera.karnataka.gov.in, it is free, and checking it takes about ten minutes. This is how to do it and how to read what comes back.

What Registration Actually Establishes

Registration is not a quality certificate and it is not government approval of a project's design or value. It establishes three things.

That the project may lawfully be sold at all. Section 3 of the Act prohibits a promoter from advertising, marketing, booking, selling or offering to sell any plot, apartment or building in a project without registering it, where the land proposed to be developed exceeds 500 square metres or more than eight units are proposed. Section 59 backs that with a penalty of up to 10% of the estimated cost of the project, rising on continued default to imprisonment of up to three years or a further penalty of up to 10%.

That a defined set of documents is on the public record. The application under Section 4 requires the sanctioned plan and layout, details of the land title and encumbrances, the promoter's particulars, the proposed completion date, and a declaration that 70% of the amounts realised from allottees will be kept in a separate account for that project's land and construction costs.

That the promoter must keep telling the truth. Section 11 obliges the promoter to maintain and update the project's page on the authority's website, quarter by quarter, for the life of the project.

What it does not establish: that the builder is good, that the price is fair, that the completion date will be met, or that the land is free of dispute. Registration gives you a record and a remedy. It does not give you a guarantee.

The Search, Step by Step

1. Open the portal. Go to rera.karnataka.gov.in. The home page carries the running totals for projects and agents that have applied for registration, along with menus for Registration, Services, Complaints, Notifications, the appellate tribunal K-REAT, and — usefully — Unregistered Projects.
2. Search projects. Use the project search under the Services or Registration menu. You can search on the project name, and a partial name generally works, or paste a full registration number if you have been given one. Narrowing by district helps where names repeat.
3. Search the promoter as well as the project. This is the step most people skip and it is often the productive one. Marketing names change; the promoter's registered company name does not. If a project is marketed under a name that has not been registered yet, the promoter's other filings will still show up.
4. Read the result row. A hit returns the project name, the promoter, the registration number, the district, the registration date and the current status. Note the registration number's format and check it character for character against whatever appears in the developer's advertising.
5. Open the project record. Inside you should find the approved layout and plans, the declared completion date, the promoter's details, the quarterly filings, and any complaints or orders against the project.
6. Check the agent too. Anyone marketing a registered project is required to be registered as an agent. The portal carries a separate agent search — use it on whoever is selling to you.
7. Check for extensions, revocations and complaints. An extended completion date or a run of complaints tells you more about a promoter's delivery than any brochure.

What the Quarterly Filings Contain

The quarterly progress report is the part of the register that keeps working after you have bought. Under Section 11 the promoter must keep the project page current each quarter, and a properly filed report typically shows building-wise and floor-wise percentages of completion, the status of internal infrastructure such as roads, water supply and electrical works, the status of statutory approvals, the number of units booked, and current photographs of the site.

Two habits make this useful. First, check the date of the latest filing — a report older than about ninety days means the promoter is behind on its own obligation, which is itself a signal. Second, read consecutive quarters together rather than one in isolation. A completion percentage that moves two points in a year says something no single snapshot does.

When the Search Returns Nothing

A nil result is information, but it is not automatically bad news. Work through the possibilities in order.

• The marketing name differs from the registered name. Very common. Search the promoter's company name instead.
• Phases are registered separately. A large development is often registered phase by phase, each with its own number and its own record. Confirm which phase your unit is in.
• Spelling and spacing. Try shorter fragments of the name; portals match literally.
• The project genuinely is not registered yet. For a pre-launch project this is the expected answer, not a scandal — registration typically follows once approvals and plans are in place. What it does mean is that under Section 3 the project cannot lawfully be advertised for sale or booking until it is registered, and that none of the protections above are available to you yet: no filed plans, no declared completion date, no 70% account, no quarterly reporting, no complaint route to the authority.

If you find a project being sold to you and nothing on the register, the correct response is not to walk away automatically — it is to ask, in writing, what the registration status is, and to treat every area, layout, payment term and date you have been quoted as provisional until it appears on the portal.

Where This Project Stands

K-RERA registration for Nambiar Beverly Park has been applied for; approval is expected by 20 August 2026 and no registration number has been allotted. The project is pre-launch. The developer has confirmed that the application has been made and that approval is expected by 20 August 2026, so the status is Applied. We will not describe it as approved, because approval is the thing the portal evidences and the portal shows nothing yet. Nambiar's own material refers to it as the Nambiar Bannerghatta Project, and the launch name is not yet announced — so if you are searching, search the promoter's name as well. The order of the developer's stated dates is worth reading carefully against everything above: expressions of interest are being taken now, from ₹5 lakh, and are fully refundable if you choose not to proceed at any point before you sign a formal agreement; pre-launch is 10 August 2026, K-RERA approval is expected by 20 August 2026, and launch follows on 20 August 2026 only once that registration is in place. Registration first, launch second, which is precisely the sequence Section 3 requires and which many pre-launch projects invert. Completion is stated for 31 December 2030 and the developer's stated possession date is 15 January 2031; both are stated dates rather than commitments until they are declared in the registration. Once registration is granted, the areas, plans, payment terms and completion date declared in that registration become the legally binding version, and they supersede anything on this website or in any brochure. The RERA status page carries our current position, and you should verify it yourself at the portal rather than relying on us.

Two Checks Worth Doing Alongside

The RERA register is one source, not the only one. Pull an encumbrance certificate and the registered documents for the land through Karnataka's Kaveri Online Services, which will also show you what nearby property has actually changed hands for rather than what sellers are asking. And have an independent advocate — yours, not the developer's panel — read the title and the approvals. Neither is expensive relative to the purchase.

Where to Go Next

Our current registration position is set out on the Nambiar Beverly Park RERA page. Further explainers are indexed on the blog.