Pre-launch is the stage at which a project exists as a plan and an intention but not yet as a registered, legally defined thing you can buy. Buyers are drawn to it because early pricing is usually better and choice of unit is widest. Both of those are real. So is the fact that at this stage you have fewer legal protections than at any other point in a project's life.

This page is a checklist for that stage. It applies directly to Nambiar Beverly Park, which is itself pre-launch and for which K-RERA registration has been applied for; approval is expected by 20 August 2026 and no number has been allotted. We would rather set that out plainly and give you the questions to ask than write around it.

1. RERA Registration — Before Any Money Moves

This is the first item and the most important. Under Section 3(1) of the Real Estate (Regulation and Development) Act, 2016, no promoter may advertise, market, book, sell or offer for sale, or invite persons to purchase, any plot, apartment or building in a real estate project without first registering that project with the state regulatory authority. Small projects are exempt — broadly, land not exceeding 500 square metres or not exceeding eight units — but a scheme of this scale is nowhere near those thresholds. Contravention of Section 3 attracts a penalty of up to 10% of the estimated project cost.

Registration is not paperwork. It is the point at which a set of specific things become legally fixed and enforceable: the declared project completion date, the sanctioned plans and layout, the carpet area definitions, the promoter's obligation to deposit a proportion of collections into a dedicated project account, and quarterly progress reporting. Before registration, none of those is fixed. The layout can change, the areas can change, the specification can change and there is no declared completion date to hold anyone to.

The practical rule is simple: the safest time to commit money is after registration is granted and you have read the registered documents. If you are being asked to pay before that, understand precisely what you are paying and on what terms — which is what the rest of this checklist is about.

Verify status yourself at rera.karnataka.gov.in. Search by promoter name as well as project name. Do not accept "applied for", "approval pending" or "approved in principle" from anyone as equivalent to registration; a project is either registered with a number on the portal or it is not.

2. Title and Khata

Ask for and have an advocate examine:

• The chain of title for the land, going back through the parent documents — not a summary, the actual deeds.
• An Encumbrance Certificate covering an adequate period, pulled independently from Kaveri Online Services rather than accepted as a printout.
• The khata and up-to-date property tax paid receipts.
• Land conversion orders where the land was previously agricultural — a critical item on an outer-corridor project in Karnataka.
• A title opinion from your own advocate, not the developer's. The fee is trivial against the transaction.
• Whether the land is mortgaged to any lender, and what the release mechanism is on sale of an individual unit.

3. The Sanctioned Plan and Approvals

A marketing master plan and a sanctioned plan are different documents. Ask which authority has sanctioned the layout, ask to see the sanction with its number and date, and compare it against what you are being shown. Check what is being represented as a common area, where the roads and open spaces fall, and where any external constraint runs.

On this project specifically, the master plan records a 220 kV high-tension line realigned along the southern boundary and a retail and commercial block at the entrance. Neither is hidden and neither is unusual. Both are things you should see the exact position of, on the sanctioned drawing, relative to the specific villa you are considering, before you commit — not after.

Ask also about environmental and other clearances that apply to a large layout, and about the water source, sewage treatment and power arrangement. On an outer-corridor site these are substantive questions, not formalities.

4. What an EOI Is — and Is Not

An Expression of Interest is the usual instrument at pre-launch. It is worth being precise about what it does.

An EOI is not a sale agreement. It is not an allotment. It does not secure a specific villa at a specific price unless it expressly says so in writing. Typically it records that you are interested, places you in a queue for unit selection when the project opens, and is accompanied by a payment. It creates a contractual relationship on whatever terms the EOI document itself sets out — and the developer drafts those terms.

So read the document. Not the brochure, not the WhatsApp message: the document you are signing. If a price, a unit or a priority is being promised verbally, it is worth nothing unless it appears in the EOI.

5. Refundability

The single question to get answered in writing before you pay anything at this stage: if I change my mind, or if the project does not proceed, do I get my money back — all of it, within what period, and by what process?

Establish in the document itself:

• Whether the amount is fully refundable, partly refundable, or non-refundable.
• Any deduction on cancellation, stated as an amount or a percentage.
• The timeline for refund, in days, from your written request.
• What happens if RERA registration is not obtained, or if the project is materially changed or shelved.
• What happens if the eventual price, area or layout differs from what you were shown.
• Who the money is being paid to, and into which account. Pay a company by a traceable banking instrument, never in cash, and never to an individual.

A vague or verbal answer to any of these is itself the answer.

6. What to Get in Writing

Everything that matters to your decision, on the developer's letterhead or in the signed document. In particular: the price and exactly what it includes and excludes; the area definitions and what "saleable area" means here; the payment schedule and what triggers each stage; the maintenance charge and deposit; charges such as preferential-location charges and how they are computed; the specification, once one is published; and the timeline, once a registered one exists.

A useful discipline: after any meeting, email a summary of what you were told and ask for confirmation. What comes back is informative.

7. The Specific Risk of Committing Before Registration

Stated plainly, so it is not buried. If you pay money into a project before it is registered:

• There is no regulator-declared completion date to hold the promoter to, and therefore no basis for a delay claim.
• The areas, layout, specification and payment terms are not legally fixed and can change before registration.
• The project-account discipline that RERA imposes on collections does not yet apply to your money.
• Your remedy if things go wrong is a contractual and consumer-law remedy under whatever the EOI says, which is slower and less certain than a RERA remedy.
• There is no registered document against which to verify anything you have been told.

These are not hypothetical. They are the reason the statute exists.

Where This Project Stands

Nambiar Beverly Park is pre-launch. K-RERA registration has been applied for; approval is expected by 20 August 2026 and no number has been allotted — the status is Applied, in process. Against everything in section 7 above, the order of the developer's stated dates is the single most reassuring thing about this project: expressions of interest are being taken now, from ₹5 lakh, 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 — the developer has confirmed it will not sell before it is registered, which is exactly the discipline this page asks you to look for. Completion is stated for 31 December 2030 and the developer's stated possession date is 15 January 2031; both are stated dates, not commitments, and neither is enforceable until it is declared in the registration. The project is pre-RERA now and stays pre-RERA until approval is granted, so an expression of interest is the only instrument on offer — and on the question section 5 asks, the developer has confirmed the answer: the EOI is fully refundable if you choose not to proceed, at any point before you sign a formal agreement. That is the first of the six points in section 5, and it is a good answer; get it recorded on the receipt with the amount and the payee, and put the remaining five to the developer as well, since the refund right runs up to signature and no further. Prices are indicative and subject to change. A 60,000 sq.ft. clubhouse including a duplex and indoor amenities is on record, but the schedule of facilities inside it has not been released and no specification has been published. Once registration is granted, the registered documents become the legally binding source and override anything on this or any other marketing page.

If that position is not acceptable to you, it is a perfectly reasonable conclusion, and you should wait. If you want to be told when registration is granted, register your interest and we will send it to you. See the current status on the Nambiar Beverly Park RERA page, and the villa formats and areas on the villas page. More guides are indexed on the Nambiar Beverly Park blog.

General information, not legal advice. Engage your own advocate for a title and document review before committing money to any project.