Property Site Visit in Bangalore: What to Check and What to Avoid

A site visit is the one chance to test a project against its brochure before money is paid. Sales galleries are designed to impress, so a buyer needs a plan for what to look at and what to ask. This guide sets out how to prepare for a site visit in Bangalore, what to check at the site and in the model flat, and the mistakes to avoid.

Before the visit

An hour of preparation makes the visit far more useful. The aim is to arrive with facts in hand and a list of open questions.

• Look up the project on the Karnataka RERA portal and note the registration number, the completion date and the number of towers and homes
• Shortlist the home type, the size and the budget, including stamp duty, registration and interiors
• Study the master plan and mark the towers that are of interest
• Check the route from the site to the workplace and the school on a map
• Write down questions on price, payment schedule, possession date and approvals

Choose the time of the visit with care. A weekday morning shows the real traffic on the approach road, and daylight shows the site as it is.

On the way and around the site

The surroundings matter as much as the project, and they are missing from every brochure. Drive the last few kilometres slowly and note the width and condition of the approach road. Look at what is next to the site on every side.

Open land beside the boundary may become another tower, a commercial block or a road. Ask the sales team what is planned there and who owns it. Drains, lakes, power lines, factories and waste yards near the site deserve a closer look, since they affect daily life and resale.

Ask about water. Find out whether the project has a Cauvery connection from BWSSB, borewells or tanker supply, and how sewage is treated. In outer areas of Bangalore, the answer varies widely from one road to the next.

At the scale model and master plan

The scale model shows how the towers relate to each other, which a floor plan cannot. Find the exact tower and the side of the chosen home, then check a few things.

• What the main rooms and balconies will face, and how far the next tower is
• The direction of the home, and how much sun the living room and bedrooms will get
• The distance from the tower to the gate, the clubhouse and the play areas
• The position of the sewage treatment plant, the waste area and the transformer yard
• Whether later phases are planned on the open land shown in the model

Compare the model with the sanctioned plan uploaded on the RERA portal. Where the two differ, the sanctioned plan is the one that counts.

Inside the model flat

A model flat is built to look larger and brighter than a normal home. Furniture is often smaller than standard size, doors may be missing, and extra lighting makes up for limited daylight. Measure the rooms with a tape and compare them with the floor plan.

Ask which of the fittings, finishes and fixtures on display are part of the standard specification. False ceilings, wardrobes, modular kitchens, wallpaper and air conditioners are usually extras. The specification list in the agreement for sale decides what is delivered, so ask for it in writing.

Focus on the layout more than the decor. Check the size of each bedroom, the width of the kitchen, the position of the bathrooms, the utility area and the storage space. A short video of the flat helps when comparing projects later and when family members who missed the visit want to see it.

Checking the construction

For a project under construction, ask to see the actual tower and the stage of work. Compare what is built with the latest quarterly update on the RERA portal. A site with few workers and idle equipment calls for questions about the schedule.

In a ready or nearly ready project, visit the actual flat and skip the sample. Look for damp patches, cracks, uneven flooring and poorly fitted doors and windows. Ride the lift, walk the corridors and the basement, and see how the common areas are kept.

Questions to ask the sales team

Clear questions bring clear answers. The points below cover most of what a buyer needs before a booking.

1. What is the carpet area of this unit as registered with RERA?
2. What is the total cost, with every charge, tax and deposit listed?
3. What is the payment schedule, and is it linked to construction stages?
4. What is the possession date in the agreement, and what compensation applies for delay?
5. Which banks have approved the project for home loans?
6. Is car parking included, and which slot comes with the home?
7. What is the expected monthly maintenance charge?
8. Is the offer or discount available in writing?

Ask for the cost sheet and any special offer by email, with the name of the person who made it. A spoken promise is hard to enforce once the agreement is signed.

Mistakes to avoid

A few habits weaken a site visit, and each one is easy to fix.

• Booking on the spot because an offer is said to end that day
• Seeing four or five projects in one day, which blurs the details
• Treating the visit as a family outing and skipping the checks
• Judging the project by the sales gallery and the model flat alone
• Visiting only on a weekend, when the roads are empty
• Leaving without written figures

Two or three projects in a day is a comfortable limit. Take notes straight after each visit, while the details are fresh.

Buyers who cannot visit in person

Buyers living abroad or in another city should still have the site seen before booking. A trusted relative or friend can visit with the same checklist and share a video call from the site. NRI buyers are welcome to ask us for help in arranging a visit on their behalf.

After the visit

Go through the notes at home, away from the sales office. Compare the cost sheets of the shortlisted projects on carpet area and total cost. A second visit at a different time of day, before the booking amount is paid, often settles the decision. To plan visits to several projects in one area, get in touch with us and we will set them up.