The three things to know
- 01
A new launch gives you the lowest price of the project and the first pick of floor, facing and view.
- 02
A tower already rising gives you visible progress and a shorter wait, at a slightly higher price.
- 03
Either way, the builder's delivery record, the RERA date and a construction-linked payment plan protect you.
Most of Bengaluru's best new homes are bought before they are finished. The question is not whether to buy under construction. It is when to step in: at launch, or once the tower is rising.
Both are good buys for the right buyer. Here is how to tell which one is yours.
Why buy at launch
- The best price of the project. Builders price the first phase to sell fast. Prices usually rise as construction moves and units sell.
- First pick of units. The east-facing corner, the higher floor, the clubhouse view. At launch they are all still available.
- The longest payment runway. A construction-linked plan spreads your payments across the whole build.
- Launch offers. Early-bird pricing, waived charges or a flexible payment plan are common in the first weeks.
What it asks of you: patience. Possession is usually three to four years away, and you are buying from plans, a show flat and a model.
Why buy once the tower is rising
- You see real progress. Slabs, floors and the actual site, not just a render.
- A shorter wait. Mid-construction projects are often 18 to 30 months from handover.
- Proof of the builder's pace. You can compare the progress with the RERA timeline before you commit.
What it asks of you: a slightly higher price than at launch, and a narrower choice of units.
Three questions that decide it
1. When do you want the keys?
If you can plan four years ahead, a launch gives you the most home for the money. If you want to move sooner, look at towers that are already well under way.
2. How will you manage the wait?
If you rent today, work out rent plus pre-EMI for the full build, not just the first year. A plan you can carry comfortably matters more than the last lakh of discount.
3. How does this builder deliver?
Look at the builder's last few Bengaluru projects. Were they handed over on the RERA date? A strong delivery record is what makes buying early safe.
How to buy early, safely
- Check the RERA registration on the Karnataka RERA website: the completion date, the approved plan and the quarterly progress updates.
- Insist on a construction-linked plan, where each payment is tied to a building milestone, not a calendar date.
- Get the all-in price in writing, including 5% GST, stamp duty, registration, parking and deposits.
- Read the delay clause. RERA entitles you to interest if possession is late. Make sure the agreement says so too.
- Check which banks fund the project. Major-bank approval means their legal teams have cleared the title.
How PropStar helps you choose
Your adviser shortlists new launches and under-construction homes across builders in your budget, with the all-in price, the realistic possession date and each builder's delivery record. We tell you what you give up with each, and we help you lock the best launch price before it moves. The builder pays our fee. You don't.
Written by the PropStar teamPropStar is built by a team with IIT and IIM alumni. We work on the buyer's side: we compare homes across builders, show you what you give up, and negotiate and book with you. The builder pays our fee. You don't.
