Attibele is where the Sarjapur corridor reaches the edge of Karnataka. For a first-home buyer, that matters for one reason: two different state systems sit very close together, and it is easy to look in the wrong one.
This guide walks you through the paperwork in the order you will meet it, with a worked money example, a checklist and the mistakes we see most often. You do not need to be a lawyer to follow it. You only need to be patient and ask for things in writing.
What stays the same on both sides
Your core rights as a home buyer come from the Real Estate (Regulation and Development) Act, 2016, usually called RERA. It is a central law. On either side of the border, it covers things like the builder's duty to deliver as promised and your right to the carpet area stated in the agreement.
A few other rules are also central and do not change at the state line:
- GST on an under-construction home is set by the GST Council for the whole country.
- TDS on purchase under section 194-IA of the Income-tax Act applies when the price is ₹50 lakh or more.
- Home loan limits set by the Reserve Bank of India apply to every bank, wherever the home is.
What changes at the line
- The RERA authority and its public register.
- The land record system and the format of documents.
- The registration department where your deed is registered.
- Stamp duty rules, which each state sets.
- The planning authority that approves building plans.
So the question is never "is this a good area?" first. It is "which state's system am I in?" Once you know that, every other check has a clear address.
Do not guess the taluk from a name
Karnataka's registration department lists sub-registrar offices at Anekal, Attibele, Sarjapura and Jigani. An office being named after a place does not tell you which taluk or hobli your land falls in. That detail is printed on the revenue record for your survey number. Read it there.
A survey number is the government's ID for a piece of land. A hobli is a group of villages inside a taluk. A taluk is a sub-division of a district. These three words appear on almost every land document you will see, so it helps to know them.
The paperwork, step by step
- Before you visit. Ask for the RERA registration number. Look it up on the state authority's website. Note the promoter's name, the survey numbers and the approved completion date shown there.
- At the site visit. Ask which village and survey number the building stands on. Check it matches what the RERA register says.
- Before you pay a booking amount. Ask for copies of the title deed, a recent encumbrance certificate and the sanctioned plan. An encumbrance certificate lists recorded sales and mortgages on the land over a period, so you can see whether the land is tied to a loan.
- Booking. Section 13(1) of RERA says the builder cannot take more than 10% of the cost before a written agreement for sale is registered. Pay by bank transfer and keep the receipt.
- Agreement for sale. This is registered at a sub-registrar office. Read the carpet area, the payment plan and the possession clause before you sign.
- Loan. Your bank's lawyer reviews the title. Keep a copy of their sanction and any conditions they set.
- Possession and sale deed. After the occupancy certificate, the final sale deed (also called the conveyance deed) is registered in your name.
A worked example (illustrative only)
Say you agree to buy a home for ₹70 lakh. These numbers are for practice only and are not a Reeva price.
- Booking cap: 10% of ₹70 lakh is ₹7 lakh. That is the most the builder can collect before the agreement for sale is registered.
- TDS: because the price is above ₹50 lakh, you deduct 1% from what you pay. That is ₹70,000 in total, deposited with the tax department, usually in parts as you pay each instalment.
- GST: for most under-construction homes the effective rate is 5%. On ₹70 lakh, that is ₹3.5 lakh, split as ₹1.75 lakh CGST and ₹1.75 lakh SGST.
- Loan: RBI rules let a bank lend up to 80% of the value when the loan is above ₹30 lakh and up to ₹75 lakh. On a ₹70 lakh home, 80% is ₹56 lakh, which sits in that band, so that is the most a bank can lend, so you need at least ₹14 lakh of your own, plus taxes and charges.
Stamp duty and registration fees are extra and set by the state. Check the current rate on the state registration department's website on the day you plan, not from an old blog.
Your Attibele paperwork checklist
- RERA number, checked on the correct state's website
- Village, hobli, taluk and survey number, matched across RERA and title papers
- Title deed and a recent encumbrance certificate
- Sanctioned plan and the name of the approving authority
- Name of the sub-registrar office that will register your deed
- Draft agreement for sale, read in full before booking
- Bank's legal opinion and sanction letter
- Receipts for every payment, and TDS challans
Common mistakes to avoid
- Searching the wrong RERA website. A project near the border may be registered in either state. If a number does not show up in one, try the other before you panic, then ask the builder.
- Trusting the address on a brochure. Marketing addresses use well-known names. Legal documents use survey numbers. Only the second counts.
- Paying cash or to a personal account. Every payment should go to the project's account, by bank transfer, with a receipt.
- Forgetting TDS. The duty to deduct is on you, the buyer. Missing it can lead to interest and notices later.
- Signing a draft you have not read. Ask for the draft agreement a few days ahead and read it at home.
Three things to ask the builder
- Which state and which RERA authority is this project registered with?
- Which village and survey number is it on?
- Which sub-registrar office will register my deed?
Clear answers to all three, matched to documents, mean you are on solid ground.
Where Reeva fits
The Shalott Marque is at S Medihalli on Sarjapur–Attibele Road, on Karnataka land, and is registered with K-RERA. You can see its details on our project page. Price is on request.