Real Estate Agent in Bangalore: K-RERA & Local Rules 2026

Quick Answer

To work as a real estate agent in Bangalore, register with Karnataka RERA (K-RERA): ₹25,000 for an individual, ₹2,00,000 for a firm, with a notarised affidavit on ₹100 stamp paper. There is no separate city licence. What sets Bengaluru agents apart is local knowledge: A, B and e-Khata, Kaveri EC, RTC, DC conversion and OC checks.

Learn the Karnataka layer properly

The RERACertified™ Professional (RCP) Karnataka track covers the RERA Act plus Khata and e-Khata, BDA, GBA and BMRDA jurisdiction and DC conversion, with a final exam and a verifiable certificate. RERACertified sells this course. RCP is a private certification and does not replace K-RERA agent registration.

See the Karnataka RCP track — ₹4,999 →

Bengaluru at a Glance for a New Agent

Item	What applies in Bengaluru
Agent registration	K-RERA, one registration for all of Karnataka (rera.karnataka.gov.in)
Fee	₹25,000 individual; ₹2,00,000 company, partnership, society or trust
Extra document	Notarised affidavit on ₹100 stamp paper (individuals)
Validity	Typically 5 years; confirm on the certificate and portal
Civic body	Greater Bengaluru Authority with five city corporations, replacing BBMP from 2 September 2025
Planning bodies	BDA inside its area; BMRDA and its local planning authorities (for example BIAAPA near the airport) in the wider metro region
Property tax record	Khata (A or B) and the digital e-Khata
Registration, EC, certified copies	Kaveri 2.0, Department of Stamps and Registration
Farmland records	RTC (Pahani) through Bhoomi; conversion to non-agricultural use under the Karnataka Land Revenue Act

Do You Need K-RERA Registration to Work in Bangalore?

Yes, if you facilitate the sale or purchase of a plot, apartment or building in a RERA-registered project for a fee. Section 2(zm) treats brokers and property dealers "by whatever name called" as agents, and Section 9 requires registration. That is the "property dealer license": there is no separate Bengaluru licence.

One K-RERA registration covers the whole state. Inside a registered agency, the firm's registration covers sales it facilitates in its own name through staff, and the firm answers for you under Section 10; facilitate a sale in your own name and you need your own number.

How Do You Register? The Short Version

The full walk-through, with the document list for individuals and firms, is in our Karnataka RERA agent guide. In brief:

Prepare documents

Identity proof, self-attested PAN, a photograph and a notarised affidavit on ₹100 stamp paper (individuals). Firms add incorporation papers and a director or partner's details.

Create a login on the K-RERA portal

Open the agent registration section on rera.karnataka.gov.in and pick the correct applicant type: individual or entity.

Fill the form and upload clear scans

Every document should be self-attested; firms add the seal on the PAN copy.

Pay the fee

₹25,000 for an individual or ₹2,00,000 for an entity, per our Karnataka guide. Keep the receipt and application number.

Download the certificate and use the number

Quote the K-RERA registration number in every sale you facilitate (Section 9(5)) and on your listings and visiting cards.

Compare other states on our RERA agent fees by state page. Karnataka has no mandatory exam in our research, so the local knowledge below is up to you.

Who Approves What in Bengaluru Now?

Bengaluru deals fail on approvals more often than on price. First ask: whose area is it in, and who approved the layout and the building?

Body	What it does for your deal	Status note
Greater Bengaluru Authority (GBA) and five city corporations	Khata, e-khata, property tax, plan sanction and OC	Replaced BBMP from 2 September 2025
Bangalore Development Authority (BDA)	Planning authority in its area; approves private layouts and allots its own BDA layouts	Check any "BDA-approved" claim against the approval order
BMRDA and local planning authorities	Metro-region planning through bodies such as BIAAPA (airport area)	Common for edge-of-city plots and villas
Deputy Commissioner / Revenue Department	RTC records and conversion of agricultural land	2025 rule changes, see below
Department of Stamps and Registration	Registration, stamp duty, EC and certified copies (Kaveri 2.0)	Registration completes at the sub-registrar office
BESCOM and BWSSB	Power and water connections and bills	Power connections have been tied to OC rules
K-RERA	Project and agent registration; complaints	Check the project's registration before marketing it

A-Khata, B-Khata and e-Khata: What Changed in 2024 to 2026?

A khata is the civic body's tax record. A-khata means an approved layout and building; B-khata records a tax-paying property with an irregularity (revenue site, unconverted plot, plan deviation), usually meaning no new plan sanction and limited bank finance. Plain-English definitions of these terms will also be in our Indian property terms explained guide.

e-Khata for registration (reported)

Draft e-khatas went online on 1 October 2024; reports since then say sub-registrars need an e-khata to register a sale. A and B-khata properties both get one, and it does not regularise a B-khata.

GBA one-time B-to-A scheme (reported, October 2025)

Announced 15 October 2025 for B-khata sites in GBA limits: 5% of guidance value, 100-day campaign from 1 November 2025. Flats and multi-storey units were excluded.

Statewide extension (reported, 2026)

The Cabinet approved B-to-A conversion across urban local bodies in January 2026. A Revenue Department order dated 9 September 2026 reportedly covers plots up to 1,000 sq m in urban local bodies and gram panchayats until 31 December 2027, and excludes tank-bed, rajakaluve, government and road land.

Treat these as moving rules

These schemes come from news reports of government orders, and fees, cut-offs and eligibility have changed more than once. Before telling a client a property "can be converted", check the current order with the city corporation.

Which Records Prove a Bengaluru Property Is Clean?

Kaveri 2.0: EC and certified copies

Issues encumbrance certificates and certified copies of deeds, and books registration appointments. An EC shows only registered (Book-1) transactions; wills, powers of attorney and court cases do not appear.

RTC (Pahani) and mutation records

For former farmland, the RTC on Bhoomi shows ownership and the survey number; mutation entries show how it changed hands. Match the survey number to the layout plan.

Conversion order (the old "DC conversion")

Farmland must be converted before building. Under the Karnataka Land Revenue (Amendment) Rules 2025 (notified 17 September 2025), land in an approved master plan that matches its zoning no longer needs the Deputy Commissioner's prior permission; the planning authority issues the conversion certificate. Elsewhere the DC still decides. Either way, ask for the certificate.

Sanctioned plan, CC and OC

The sanctioned plan, commencement certificate and occupancy certificate show whether the building matches its approval. A one-time OC exemption for houses up to 2,500 sq ft was announced in June 2026 (reported, guidelines awaited); do not assume it covers apartments.

K-RERA project page

Registration number, plans and completion date for new projects. See how to check a builder's RERA registration.

Apartment, Plotted or Villa: What Changes for the Agent?

Product	Main records to check	Typical Bengaluru risk
Apartment	K-RERA registration, sanctioned plan, CC, OC, khata for the unit, EC, BESCOM and BWSSB	Building completed without OC, or extra floors beyond the plan, leading to a B-khata
Plotted layout	Layout approval (BDA or the local planning authority), conversion certificate, RTC history, release of sites by the authority, khata	"Revenue sites" sold without layout approval; sites not yet released for sale
Villa / row house	Both sets: layout approval and conversion for the land, plan and OC for the house, K-RERA registration if the project needs it	Common areas and roads not handed over to the civic body

See what the Karnataka track covers

Eight Karnataka modules plus the 12-module India core, including Khata, development authorities, conversion and Bengaluru cases such as a B-khata purchase.

Explore the Karnataka track →

Worked Example: A Buyer Asks About a B-Khata Resale Flat

A client likes a resale 2BHK on the city's edge, priced well below nearby A-khata flats. The seller says, "It is B-khata, but everyone buys these." Before any token, a trained agent:

Find out why it is B-khata

Ask for the khata extract and e-khata. Is the problem the land (revenue site, unconverted), the building (no plan or OC, extra floors) or both? That decides whether it can ever become A-khata.

Check whether any conversion route exists

The 2025 GBA scheme covered sites, not flats, and the 2026 order is about plots. Do not promise an upgrade; tell the client it may never happen.

Test finance before negotiation

Many lenders will not fund B-khata flats, so get the client's lender to see the papers first. A cash-only buyer pool also means a slower resale later.

Pull the title chain

Long-period EC from Kaveri 2.0, certified copies of earlier deeds, and RTC and conversion records for the land. Look for gaps and recorded loans.

Check physical and utility records

BESCOM and BWSSB connections, tax receipts, any building plan and the association's position.

Check the land for public-land issues

Tank-bed, rajakaluve and road-margin land are excluded from the 2026 order. If the survey map shows a lake or storm-water drain nearby, bring in a lawyer and a surveyor.

Put it in writing

Note for the buyer why it is B-khata, what you checked, and that you advised an independent legal opinion. That record protects you both later.

It may still be a sale, at a price that reflects the risk, to a buyer who understands it. Section 10(c) bars unfair trade practices such as false statements, so "it will become A-khata soon" is a liability, not a sales line.

Bengaluru Due-Diligence Checklist

☐Which civic body and ward? Which planning authority (BDA, a BMRDA local planning authority, or none)?

☐Khata type (A or B) and e-khata issued in the seller's name

☐Encumbrance certificate from Kaveri 2.0 for a long look-back period

☐Certified copies of the title chain, not just photocopies from the seller

☐RTC and mutation history and the conversion certificate for the land

☐Layout approval and, for plots, proof the site was released for sale

☐Sanctioned building plan, CC and OC (apartments and villas)

☐K-RERA registration for new projects; never market an unregistered project that needs registration

☐Property tax paid to date; BESCOM and BWSSB bills

☐Survey map check for lakes, storm-water drains and road widening

☐Lender's view on the papers before the token amount

☐Your K-RERA number on the offer, the token receipt and your invoice

Common Local Pitfalls

⚠️ Revenue sites sold as "approved"

A plot cut from farmland without layout approval or conversion. Cheap, but usually no plan sanction, no bank loan and a B-khata.

⚠️ Ignoring lake and drain land

Buffer widths around Bengaluru lakes and rajakaluves are legally contested: a 2025 bill to shrink lake buffers by lake size was returned by the Governor for clarification in September 2025, and NGT orders also apply. Do not quote a buffer figure; get the survey map checked.

⚠️ Marketing a project before checking K-RERA

Section 10(a) bars agents from facilitating sales in a project that should be registered but is not. Check the portal first.

How Do Deals Usually Flow in Bengaluru?

Primary sales through a channel partner. Developers commonly sell through empanelled channel partners. Expect to give your K-RERA number at empanelment, register the client before the site visit, and quote your number in the sale (Section 9(5)). Ads must carry the project's K-RERA website and registration details (Section 11(2)), and the developer cannot take more than 10% as advance before a registered agreement for sale (Section 13).

Resale. The checklist above is the job: documents, the buyer's lender, the Kaveri 2.0 appointment, then the khata transfer. Most disputes come from things nobody checked before the token.

Rentals. RERA registration is triggered by sale and purchase, not leasing, but rent agreements still carry stamp duty (use the Kaveri calculator) and need clear deposit and notice terms. Commission norms vary by deal type; we cover them in real estate commission in India rather than quote city averages we cannot verify.

Why Local Legal Knowledge Sets Agents Apart Here

Many Bengaluru listings carry the same photos. Buyers remember the agent who spotted the B-khata or the drain on the survey map before they paid a token. The benefits are practical:

Fewer collapsed deals. Problems found before the token cost a conversation; found at the bank, they cost the deal.

Lower complaint and penalty exposure. Section 10 duties (registered projects only, records, no false claims, documents to the buyer) are easy to meet when you know what to check.

Trust from buyers, lenders and developers. A clean document file is what gets you called back.

A Language Tip for Bengaluru Agents

Clients may speak English, Kannada, Hindi, Tamil or Telugu, but RTCs, mutation entries and older khata extracts are often in Kannada. Learn to read the key headings on an RTC and a khata extract, and get a certified translation when a document matters. Explaining a Kannada record in the buyer's language builds trust; guessing is risky.

Frequently Asked Questions

How do I become a real estate agent in Bangalore?

Register with K-RERA on rera.karnataka.gov.in: ₹25,000 for an individual (₹2,00,000 for a firm), plus a notarised affidavit on ₹100 stamp paper. Then learn the local records (Khata, e-Khata, Kaveri EC, RTC, conversion), which Bengaluru buyers ask about.

Is there a separate property dealer license in Bangalore?

No. There is no separate city licence. Under Section 2(zm) of the RERA Act a broker or property dealer is a real estate agent, and one K-RERA registration covers all of Karnataka.

Can I sell a B-khata flat as an agent in Bangalore?

It can be sold, but many lenders will not fund it, and the Greater Bengaluru Authority's October 2025 B-to-A scheme covered sites, not flats. Disclose this in writing and push for document checks before any token is paid.

Is e-khata mandatory to register a property in Bengaluru?

Reports since late 2024 say Bengaluru sub-registrar offices require an e-khata for sale and resale registrations. Both A-khata and B-khata properties get one, and it does not regularise a B-khata. Confirm the current rule before a deal.

Does BBMP still exist?

Not as the civic body. On 2 September 2025 Karnataka notified five city corporations (Central, North, South, East, West) under the Greater Bengaluru Authority, replacing BBMP. Older khatas and tax records still say BBMP.

What happens if I work as an agent in Bangalore without K-RERA registration?

Section 62 of the RERA Act allows a penalty of up to ₹10,000 for each day of default, capped at 5% of the cost of the plot, apartment or building whose sale you facilitated.

Do I need K-RERA registration if I work for a registered agency?

A registered firm's registration covers sales the firm facilitates in its own name through its staff, and the firm answers for its staff under Section 10. If you facilitate a sale in your own name, or take commission personally, you need your own registration.

How to Become a Real Estate Agentin Bengaluru (Bangalore)