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Reads is a free library of in-depth explainers for anyone buying a flat in Bangalore: 46 of them, one topic each, from what you can afford and how to check a builder to khata, RERA, home loans, tax, registration and handover.
Each one works through real numbers and quotes the Act, regulator or court behind every rule, so you can check it yourself. They are written for buyers, not to sell any project.
What you can afford, which kind of flat to buy, and the traps that come before a project is even registered.
An affordability calculator, and the income, savings and bank rules that decide the price you can buy at.
02GST, pre-EMI, rent and delay risk against a flat you can inspect first, worked through on a ₹1 crore flat.
03GST, TDS and the paperwork that differ, worked through on a ₹1 crore new flat against a ₹1 crore resale.
04FEMA rules on what NRIs may buy, how to pay, home loans, power of attorney, TDS and repatriation.
05What the law says about pre-launch, EOI and soft-launch sales, what the discount costs you, and what to do if you have paid.
06Co-owner, co-borrower and guarantor explained, plus what happens to a share on death, on disagreement, or on rent.
How to judge a builder, a site, a floor and a unit, and what the numbers on a brochure really mean.
The company behind a project: brand versus legal entity, MCA21, courts, insolvency, credit ratings and the escrow rule.
08What to bring, what to check on site, and the questions worth asking the sales team, in a printable order.
09How much of the advertised size you actually get, measured on real Bangalore flats.
10What fire, lift and setback rules mean for a floor, plus the sun's real path over Bengaluru, worked out month by month.
11Why a date years out with little built is a different purchase from one months away and nearly finished.
12Where an apartment's water actually comes from, and the law behind BWSSB, borewells, tankers and STPs.
13What RERA calls a garage versus open parking, Karnataka's model agreement, and how many car parks a building must provide.
14Symbols, dimensions, minimum room sizes and what carpet area leaves out, wall by wall.
15How to check a plot's zone officially, what a widening line can take from your setback, and the TDR rules.
Every document behind a flat: who approved what, what each paper proves, and what to check before you sign.
The seven things to check on a filing, in the order they matter, with a real example of each failure.
17Every document behind a Bangalore flat, what it proves, where to check it yourself, and the red flags.
18What a khata proves, the B-to-A conversion scheme, and how to apply for or check an e-khata.
19What an EC proves, how to get one on Kaveri 2.0, how far back you can search, and what it can never show you.
20What each certificate legally proves, who issues it, and what a missing OC costs you in Bengaluru.
21The RTC and mutation register: their legal basis, how to read one on Bhoomi, and what changes when farmland becomes a flat.
22Land-use conversion, and the eight land types Karnataka law treats as too risky to buy, with how to spot each.
23What UDS is, where it appears in your papers, how it is worked out, and why the figure matters.
24GPA against SPA, stamp duty, when a POA stops working, and how to verify one before you buy through it.
25What a building deviation is, what the GBG Act does about it, and Akrama-Sakrama's legal basis and status.
26Which authority approves a flat's plan and layout, from GBA and BDA to BMRDA's local authorities, BIAAPA and gram panchayats.
27Who owns the land, who signs your agreement, and what the GPA and stamp duty mean when your flat is a joint development.
28The legal difference, a clause-by-clause map of Karnataka's model agreement, and what changes when it becomes your sale deed.
29What guidance value is, how to look it up on Kaveri, and why stamp duty and tax follow whichever figure is higher.
The full cost, the loan, the tax and the payment plan, and the charges that carry on after you move in.
Every charge between the brochure price and the keys: GST, stamp duty, registration, builder charges and loan costs.
31How the bank pays the builder stage by stage, what pre-EMI costs you, and the RBI rules that protect you.
32The repo rate, MCLR and HFC rates behind your EMI, plus what a balance transfer actually costs and saves.
33What 1% TDS under section 393 means for a ₹50 lakh-plus flat: the threshold, GST, Form 141, deadlines and an NRI seller.
34Construction-linked, down-payment, subvention and 80:20 plans compared, with the discount math and the rules behind each.
35What you can lose and get back if you cancel a flat, at each stage of paying for it.
36What a home loan takes off your income tax under the 2025 Act, in each regime, worked through year by year.
37Whether to cut the EMI or the tenure, when a prepayment saves most, and the RBI rules that make it free.
38Who pays for upkeep before and after the association takes over, what the corpus fund is for, and when GST applies.
39What Bharat Griha Raksha covers, what your association covers instead, and how a claim actually runs, with the timelines.
Registration, handover and property tax, and what to do when the builder is late.
How a flat's sale deed is registered on Kaveri 2.0: the paperwork, the fees, the day itself and the steps after.
41A room-by-room snag inspection, the possession letter's red flags, and what to do about a defect.
42How Unit Area Value tax is calculated, a worked example by zone, and when a new flat first becomes taxable.
43Withdraw for a refund with interest, or stay and get paid for every month of delay: the remedies, worked through.
44BESCOM and BWSSB after possession: individual meters, name transfer, deposits, smart meters, and piped gas where it exists.
45The 11-month agreement, stamp duty, the deposit, GST and TDS on the rent, worked through on a ₹30,000 flat.
46Short-term vs long-term, LTCG at 12.5% or 20% indexed, the CII table, reinvestment exemptions and the buyer's TDS.
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