Bengaluru 2BHK for sale: top two pockets
Indiranagar (CMH Road / Indiranagar Metro side streets) and Jayanagar (RV Road station catchment). Asking prices from public portal pages read 11 Nov 2026 (IST). Not advice; no broker or owner was contacted.
Read first. These are asking prices, not sale prices. Portal location labels and geocodes are often wrong (several “4th T Block East Jayanagar” listings are really Kanakapura or Bannerghatta Road projects and were excluded). Price per sq ft uses super built-up area where the portal gives it, otherwise carpet area (carpet-based figures look higher). Rows shaded red are flagged outliers and are excluded from the summary ranges.
Indiranagar / CMH Road: listings
Jayanagar / RV Road: listings
New projects (builder / under construction / new stock)
RERA numbers were matched by project name and number against the public Karnataka RERA project list at https://rera.karnataka.gov.in/viewAllProjects (read 11 Nov 2026). The list confirms registration only; it does not confirm location, progress, OC or that a given unit is genuine.
Purchase due-diligence checklist
- RERA: for any project with more than 8 units or over 500 sq m of land, confirm the registration on rera.karnataka.gov.in, read the quarterly progress reports, the approved plan and the promised completion date; check for complaints and extensions.
- Approvals: sanctioned building plan, Commencement Certificate (CC) and Occupancy/Completion Certificate (OC/CC). Do not buy a completed flat without OC — it affects khata, water/electric connections and loans.
- Khata: confirm A-khata (BBMP/GBA) for the building and unit; B-khata or e-khata gaps limit loans and legal certainty. Get the khata certificate and extract, and the latest property-tax receipts.
- Title: 30-year title chain, mother deed, sale deeds, conversion order if ever agricultural, and a lawyer's title opinion.
- Encumbrance Certificate: EC for 13–30 years from the Sub-Registrar (Kaveri portal) to catch mortgages, liens and litigation.
- Builder/landowner share: for joint-development projects, confirm which units are in the builder's share and that the GPA/JDA is registered.
- Water: BWSSB (Cauvery) connection and bills vs borewell/tanker reliance; ask 12–24 months of tanker bills, especially March–May.
- Flooding and drains: avoid basement/ground units where flagged; ask the association and neighbours about 2022 and 2025 rains; check distance to storm-water drains (report flags Halasuru/Ulsoor and Domlur drain corridors); inspect sumps and pumps.
- Maintenance and association: monthly maintenance, sinking fund, pending dues (get a no-dues letter), association registration and by-laws.
- Parking: confirm the car-park is allotted in the sale deed (covered/stilt/basement), not just “available”.
- Area and price: compare on carpet area; get a written cost sheet (floor rise, car park, GST for under-construction, stamp duty ~5–6.6% + registration, legal fees).
- Building health: age, structural condition, seepage, lift certificates, fire NOC for taller buildings, STP for larger complexes.
Portal access log (11 Nov 2026)
Cross-portal locality context
Built from public pages; personal names and phone numbers in listings were deliberately omitted.