Until it is filed with the regulator, every claim a developer makes to you is marketing. The Real Estate (Regulation and Development) Act, 2016 created a public register for exactly that reason — so that a buyer would not have to take a salesperson's word for the approvals, the areas, the timeline or the promoter's identity. Karnataka's register lives at rera.karnataka.gov.in; it is free, and checking it takes about ten minutes. What follows is how to do it and how to read what comes back.

What Registration Actually Establishes

Three things are established by registration — and none of them is a quality certificate or government approval of a project's design or value.

That the project may lawfully be sold at all. Where the land proposed to be developed exceeds 500 square metres or more than eight units are proposed, Section 3 of the Act prohibits a promoter from advertising, marketing, booking, selling or offering to sell any plot, apartment or building in that project without registering it. Section 59 backs that up: a penalty of up to 10% of the estimated cost of the project, rising on continued default to imprisonment of up to three years or a further penalty of up to 10%.

That a defined set of documents is on the public record. The application under Section 4 requires the sanctioned plan and layout, details of the land title and encumbrances, the promoter's particulars, the proposed completion date, and a declaration that 70% of the amounts realised from allottees will be kept in a separate account for that project's land and construction costs.

That the promoter must keep telling the truth. For the life of the project, Section 11 obliges the promoter to maintain the project's page on the authority's website and to update it quarter by quarter.

What registration does not establish: that the builder is good, that the price is fair, that the completion date will be met, or that the land is free of dispute. What it gives you is a record and a remedy. It does not give you a guarantee.

The Search, Step by Step

1. Open the portal. Go to rera.karnataka.gov.in. The home page carries the running totals for projects and agents that have applied for registration, along with menus for Registration, Services, Complaints, Notifications, the appellate tribunal K-REAT, and — usefully — Unregistered Projects.
2. Search projects. Use the project search under the Services or Registration menu. You can search on the project name, and a partial name generally works, or paste a full registration number if you have been given one. Narrowing by district helps where names repeat.
3. Search the promoter as well as the project. This is the step most people skip and it is often the productive one. Marketing names change; the promoter's registered company name does not. If a project is marketed under a name that has not been registered yet, the promoter's other filings will still show up.
4. Read the result row. A hit returns the project name, the promoter, the registration number, the district, the registration date and the current status. Note the registration number's format and check it character for character against whatever appears in the developer's advertising.
5. Open the project record. Inside you should find the approved layout and plans, the declared completion date, the promoter's details, the quarterly filings, and any complaints or orders against the project.
6. Check the agent too. Anyone marketing a registered project is required to be registered as an agent. The portal carries a separate agent search — use it on whoever is selling to you.
7. Check for extensions, revocations and complaints. An extended completion date or a run of complaints tells you more about a promoter's delivery than any brochure.

What the Quarterly Filings Contain

Of everything on the register, the quarterly progress report is the part that keeps working after you have bought. Section 11 obliges the promoter to keep the project page current each quarter, and a properly filed report typically shows building-wise and floor-wise percentages of completion, the status of internal infrastructure such as roads, water supply and electrical works, the status of statutory approvals, the number of units booked, and current photographs of the site.

Two habits turn that into something useful. Look at the date of the latest filing first — anything older than about ninety days means the promoter is behind on its own obligation, which is itself a signal. Then read consecutive quarters against each other rather than one in isolation, because a completion percentage that moves two points in a year says something no single snapshot does.

When the Search Returns Nothing

Finding nothing is itself information, though it is not automatically bad news. Work through the possibilities in order.

• The marketing name differs from the registered name. Very common. Search the promoter's company name instead.
• Phases are registered separately. A large development is often registered phase by phase, each with its own number and its own record. Confirm which phase your unit is in.
• Spelling and spacing. Try shorter fragments of the name; portals match literally.
• The project genuinely is not registered yet. For a pre-launch project this is the expected answer, not a scandal — registration typically follows once approvals and plans are in place. What it does mean is that under Section 3 the project cannot lawfully be advertised for sale or booking until it is registered, and that none of the protections above are available to you yet: no filed plans, no declared completion date, no 70% account, no quarterly reporting, no complaint route to the authority.

Where a project is being sold to you and the register shows nothing, the correct response is not to walk away automatically — it is to ask, in writing, what the registration status is, and to treat every area, layout, payment term and date you have been quoted as provisional until it appears on the portal.

Where This Project Stands

K-RERA registration for Nambiar's Beverly Green has been applied for; approval is expected by 20 August 2026 and no registration number has been allotted. The project is pre-launch. The status is Applied: the developer has confirmed that the application has been made and that approval is expected by 20 August 2026. Approved is not a word we will use, because approval is the thing the portal evidences and the portal shows nothing yet. Note too that Nambiar's own material refers to it as the Nambiar Bannerghatta Project and the launch name is not yet announced — so if you are searching, search the promoter's name as well. Read the order of the developer's stated dates carefully against everything above. 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 launch follows on 20 August 2026 only once that registration is in place. Registration first and launch second is precisely the sequence Section 3 requires, and precisely the sequence many pre-launch projects invert. Completion is stated for 31 December 2030 and the developer's stated possession date is 15 January 2031, both of them stated dates rather than commitments until they are declared in the registration. Once registration is granted, the areas, plans, payment terms and completion date declared in it become the legally binding version and supersede anything on this website or in any brochure. Our current position is on the RERA status page, and you should verify it yourself at the portal rather than relying on us.

Two Checks Worth Doing Alongside

One source is not the only source. Pull an encumbrance certificate and the registered documents for the land through Karnataka's Kaveri Online Services, which will also show you what nearby property has actually changed hands for rather than what sellers are asking. Then have the title and the approvals read by an independent advocate — yours, not the developer's panel. Relative to the purchase, neither is expensive.

Where to Go Next

Where we stand on registration today is set out on the Nambiar's Beverly Green RERA page. Other explainers are indexed on the blog.