To verify a Karnataka project's RERA position you go to the authority's own portal at rera.karnataka.gov.in, open the registered-projects search under the Services menu, and search on the registration number if you have one or on the project and promoter name if you do not. A registered project returns a listing carrying its registration number, the promoter's details, the declared areas, the sanctioned-plan and approval disclosures, a completion date and the promoter's quarterly progress filings. An unregistered project returns nothing at all — and a blank result is the answer, not a portal fault. This page walks through the search, explains what the number encodes and what the promoter had to file to obtain it, and sets out what you should and should not conclude when nothing comes back. It applies to any Karnataka project. The position of this project is at the end.

The reason to do this yourself, once, is simple: a registration number printed on a brochure, a hoarding or a listing site is a claim, and the portal is the only place that claim can be tested. Numbers are mistyped, expired, borrowed from a different phase of the same development, or simply invented. Typing the number in yourself takes about a minute and settles it.

Run the Search on the Portal, Not on a Link You Were Sent

Open rera.karnataka.gov.in by typing the address, rather than following a link supplied by whoever is selling to you. The site is public: no login, no registration and no fee is needed to look up a project. The main navigation carries a Services menu, which is where the project search lives, alongside separate menus for Registration, Complaints, Unregistered Projects and the appellate tribunal, K-REAT. The interface is bilingual and the labels appear in Kannada and English.

1. Search on the number first, if you have one. Paste the full registration string exactly as printed. Partial strings frequently return nothing even for a project that is properly registered, so a failed partial search proves nothing on its own.
2. If you have no number, search on the promoter. Promoter or builder name is the more reliable of the two text searches, because a project is very often registered under a working or legal name that differs from the name it is marketed under. Searching only the marketing name is the single commonest way to miss a registration that does exist.
3. Then search on the project name, and on a shortened form of it. Try the distinctive word on its own rather than the full marketing phrase.
4. Narrow by district if the list is long. Bengaluru Urban returns a great many projects; the district filter is the practical way through it.
5. Open the listing itself. The search result is a summary. What matters is the detail view and the documents attached to it.

We are describing the search qualitatively on purpose. The portal's screens are revised from time to time, and a step-by-step click path written today may not match what you see. The four things that do not change are the address, the fact that it is free, the fact that promoter name is the most forgiving field to search on, and the fact that a genuine registration is retrievable from the portal by anyone.

What a Karnataka Registration Number Encodes

A Karnataka registration number is a slash-separated string. Read across it, the parts do the following work:

• The opening segment identifies the issuing regime — the Karnataka authority acting under the Real Estate (Regulation and Development) Act, 2016. Every Karnataka registration shares it, so it tells you the state and nothing more.
• Internal office codes follow, tying the file to the jurisdiction that processed it.
• A short type code distinguishes a project registration from an agent registration. This is worth noticing: an agent's number is not a project's number, and an agent number quoted as though it registered the project is a substitution you should catch.
• A date component records when the registration was issued.
• A serial number closes the string and belongs to that project or phase alone.

Two cautions. First, treat the structure as a reading aid, not a checksum — a plausible-looking string is not a registration, and the only thing that makes a number real is that the portal returns the project when you type it in. Second, a phase is registered, not a development. A large project may hold several registrations, one per registered phase, and a number that is perfectly valid for Phase 1 says nothing about the phase you are actually being sold. Check that the villa, plot or apartment you are discussing falls inside the phase that the number covers.

What the Promoter Had to File to Obtain It

Registration is not a formality granted on request. Under section 4 of the Act the promoter files a specified set of documents, and it is worth knowing what they are, because each one is a question you can ask before registration exists:

• Authenticated copies of the approvals and the commencement certificate for the project, and the sanctioned plan, layout plan and specifications, from the authority competent to sanction them.
• The plan of development works, and the proposed facilities to be provided.
• The proforma of the allotment letter, the agreement for sale and the conveyance deed the promoter intends to use.
• The number, type and carpet area of the units, and the area of the plots.
• Details of the land title, including legal title with supporting documents, and where the promoter is not the owner, the consent of the owner.
• A declaration on affidavit — Form B under the Karnataka Real Estate (Regulation and Development) Rules, 2017 — which includes the promoter's undertaking on the time period for completion and on the separate bank account.
• The separate-account undertaking itself: seventy per cent of the amounts realised from allottees is to be deposited in a separate scheduled-bank account, to be drawn only in proportion to construction and land cost, and certified by an engineer, an architect and a chartered accountant before each withdrawal.

Once registration is granted, all of this is discoverable rather than promised. That change — from what a salesperson tells you to what a public file records — is the whole practical value of the registration.

What the Quarterly Updates Contain

The Act does not stop at the moment of registration. Under section 11 the promoter maintains the project's page on the authority's website and updates it quarterly, which is what turns the portal from a certificate into a running record. A quarterly filing is expected to carry:

• The list of units or plots booked in the quarter, and the inventory still unsold.
• Physical progress against the registered scope — ordinarily building-wise and floor-wise, with a stated percentage of completion.
• Progress on the common infrastructure: internal roads, water supply, drainage, electrical works and landscaping.
• The status of approvals still to be received, and any that have lapsed.
• Current photographs of the work, which is the part that is hardest to dress up.
• Any revision to the completion date, and the reason for it.

Two things follow for a buyer. If you are comparing projects, the filing history is the most honest comparison available — read four consecutive quarters and you learn more than any brochure will tell you. And if a promoter stops filing, that is itself information; the authority publishes defaulters and levies penalties for non-filing, and a gap in the record is worth a direct question.

What It Means When the Search Returns Nothing

This is the case most guides skip, and it is the one that matters most in Bangalore, where a great deal of what is marketed is pre-launch. If a thorough search returns nothing, the project is not registered. Not "registered but slow to appear", not "approval in progress", not "the portal is behind". A registration exists on the portal or it does not exist at all.

Search properly before you draw the conclusion. Try the promoter name as well as the project name, try a shortened project name, and try the district. If none of those returns the project, take it as unregistered.

What that means in law is clear enough. Section 3 of the Act prohibits a promoter from advertising, marketing, booking, selling or offering for sale any unit in a project that requires registration until the registration is obtained; only genuinely small projects are outside the requirement, broadly where the land does not exceed 500 square metres or there are not more than eight units counting every phase. Marketing an unregistered project attracts a penalty, and the portal carries a route for reporting unregistered projects and a complaints mechanism.

What it means in practice, for you:

• Nothing you have been quoted is enforceable. Areas, rates, charges, layouts, facilities and dates are all subject to change, and none of them binds anybody.
• There is no protected account. The seventy-per-cent rule attaches to a registered project. Money paid before registration has no such ring-fence around it.
• Any completion date you are given is a date without teeth. A promoter may well have stated one; it only becomes enforceable, with interest payable on delay, once it is recorded in the registration.
• There is no filing to check. Nothing is being reported quarterly, so there is nothing to hold anyone to.
• It does not, by itself, mean the project is bad. Every registered project was unregistered once. It means the project is at a stage where the protections do not yet apply, and it should be treated accordingly — look, ask, keep everything in writing, and do not part with a booking amount.

Check the Agent as Well as the Project

Under section 9 of the Act a real-estate agent must hold its own registration to facilitate the sale of a unit in a registered project, and the portal carries a separate lookup for agents. Two habits are worth forming. Ask whoever is selling to you for their agent registration number and look it up. And keep the two numbers distinct in your mind — an agent's registration says the agent is registered; it says nothing whatsoever about the project.

Reading a Listing You Do Find

When a listing does come back, these are the fields to read rather than skim:

Then cross-check the number on the Agreement to Sale against the portal before you sign, and keep the printed or saved listing with your file. A registration can be read again later; a conversation cannot.

Where Nambiar Beverly Park Stands

Applying all of the above to this project gives a short answer. Nambiar Beverly Park is not registered with K-RERA. The developer has confirmed that a registration application has been made and that approval is expected by 20 August 2026, so the status is Applied — registration in process, number pending. An application is a step, not an outcome, and only a portal listing evidences approval. Search the portal on the project name and on the promoter name Nambiar Builders and you should find nothing, which is exactly the position described above.

So the figures published on this website — the 76-acre master plan, the 36-acre Phase 1 with its 298 villa plots, the villa areas and the indicative rate — are the developer's pre-registration numbers. They are what we expect a filing to carry. The same applies to the dates: the developer has stated a launch on 20 August 2026, a completion on 31 December 2030 and a possession date of 15 January 2031, and those are stated dates rather than commitments — until the registration is published, no authority has certified any of them and none is enforceable. What the sequence does show is the right order. 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 the launch follows on 20 August 2026, only once that registration is in place. A developer that will not sell before it is registered is doing what section 3 requires and what much of the pre-launch market on this corridor does not. Until then no booking should be made. Register an expression of interest if the project suits you, and treat the registration, when it comes, as the document that supersedes every page on this site. The current position is summarised on the Nambiar Beverly Park RERA page, and the project stage on the construction status page.

Where This Page's Statements Come From

• The portal itself — rera.karnataka.gov.in — for the site's public navigation, including the Services, Registration, Complaints, Unregistered Projects and K-REAT menus, and the free project listing at rera.karnataka.gov.in/viewAllProjects.
• The Real Estate (Regulation and Development) Act, 2016 for the registration requirement and its threshold (section 3), the documents filed on application and the seventy-per-cent separate account (section 4), agent registration (section 9), quarterly updating of the project page (section 11), the five-year structural defect liability (section 14) and the buyer's remedy on delay (section 18).
• The Karnataka Real Estate (Regulation and Development) Rules, 2017 for the Form B declaration filed with the registration application.
• The search behaviour described — searching by registration number, promoter name or project name, and the advice to paste the full number rather than a fragment — is drawn from published buyer guides to the Karnataka portal and matches the portal's own project listing. It is described qualitatively because the portal's screens change; we have not reproduced a click path we cannot guarantee.
• The contents of a quarterly progress filing are described from the section 11 obligation and from published accounts of what promoters upload. The exact fields are set by the authority and can change; read the filings themselves rather than this summary.

Frequently Asked Questions about Verifying a Karnataka RERA Registration