Compare · Jurisdictions
The border between Bengaluru Urban district and Krishnagiri district is a few kilometres of road and a complete change of paperwork. Different regulator, different registry, different land record, different planning law. This page sets out what actually changes and names the office that settles each point.
Administrative facts on this page last reviewed on 25 August 2026. Where a fact could not be confirmed against a government source it is marked “Not verified” and listed again at the foot of the page.
The short answer
A registration number issued by one state's authority does not resolve on the other's register. An encumbrance certificate from one department does not cover land in the other. The land record is not even the same document. Anyone who tells you a project is “RERA registered” without naming which authority issued the number has told you nothing you can check.
Our interest, stated
SUYUG builds on both sides of this border, which is the only reason this comparison can be written from ownership rather than from research. It also means we are not neutral about either side — so every point below is one you can put to the department yourself, and every register we cite will show you our own projects on the same terms it shows you anyone else's.
Side by side
Nothing here is an opinion about either place. Every line is a field on a record, and every line you can ask an office to confirm.
What SUYUG has here — THE1 and Saffron are registered with K-RERA.
What SUYUG has here — The Big Banyan is registered with TNRERA.
Point by point
Each row names where it was read from. Rows we could not confirm against a government source are marked, and stay on the page rather than being quietly dropped.
| Dimension | Karnataka | Tamil Nadu |
|---|---|---|
| Which regulator registers the projectVerified | K-RERA, the Karnataka Real Estate Regulatory Authority. | TNRERA, the Tamil Nadu Real Estate Regulatory Authority.Each State constitutes its own authority under the Real Estate (Regulation and Development) Act, 2016. Registration follows the land, not the promoter's office address.Read from: Real Estate (Regulation and Development) Act, 2016, Section 20 |
| What a registration number looks likeVerified | A K-RERA number in the PRM/KA/RERA/… form. Ours, in full: THE1 — PRM/KA/RERA/1251/310/PR/051224/007268; Saffron — PRM/KA/RERA/1251/308/PR/140825/008000. | A TNRERA number in the TNRERA/…/LO/… form. Ours, in full: The Big Banyan — TNRERA/30/LO/1146/2026.The formats are not interchangeable and neither register will find the other's number. That is the fastest single check a buyer can run on a listing.Read from: The issued certificates, transcribed in this site's project records |
| Where you verify the registrationVerified | rera.karnataka.gov.in — search the number and read the promoter, survey numbers, approval date and validity. | rera.tn.gov.in — the same search, on a separate register.Read from: The two authorities' own portals |
| Where the sale deed is registeredVerified | A sub-registrar office of the Karnataka Department of Stamps and Registration, through Kaveri. | A sub-registrar office of the Tamil Nadu Registration Department, through TNREGINET.Section 28 of the Registration Act, 1908 requires registration in the office for the sub-district the property lies in. Which office that is follows the survey number and revenue village — never the road name, and never the postal address. Look it up on the department's portal for your survey number; do not take it from a brochure, including ours.Read from: Registration Act, 1908 |
| What the land record is calledVerified | RTC, also called pahani, maintained under the Karnataka Land Revenue Act, 1964 and pulled from Bhoomi. | Patta and chitta, maintained under the Tamil Nadu Patta Pass Book Act, 1983, with the A-register behind them.These are not the same document with two names. They record different fields and are issued by different departments, so a checklist written for one state does not transfer.Read from: The two Acts and the two departments' portals |
| The administrative unit below the talukNot verified | Hobli. Anekal taluk is recorded by the district administration as having four hoblis; our Karnataka registrations name Sarjapura Hobli. | Firka. Tamil Nadu's revenue hierarchy uses firka rather than hobli, so a Karnataka-shaped address will not map cleanly onto a Tamil Nadu record.This is where cross-border confusion typically starts: a buyer asks for the hobli of a Tamil Nadu parcel and gets a blank look.Read from: Bengaluru Urban district administration for the Karnataka side. The firka assignment for any specific Tamil Nadu parcel is not asserted here. |
| Planning and layout approvalVerified | Karnataka Town and Country Planning Act, 1961 — the planning authority for the area approves the plan or layout. | Tamil Nadu Town and Country Planning Act, 1971 — administered through the Directorate of Town and Country Planning.For a plotted development this is the approval that matters most, because an unapproved layout can be registered and still be unbuildable.Read from: The two Acts |
| The civic bodyVerified | Inside Bengaluru, the Greater Bengaluru Authority and five city corporations — Bengaluru Central, North, South, East and West — which replaced BBMP on 2 September 2025. Outside the corporation limits, a gram panchayat. | Hosur City Municipal Corporation for the city; town and village panchayats beyond it.Any document, listing or checklist that still says “BBMP” for a Bengaluru address is describing a body that no longer exists.Read from: Greater Bengaluru Governance Act, 2024; Krishnagiri district administration |
| Stamp duty and registration feeVerified | Set by Karnataka and published by the Department of Stamps and Registration. | Set by Tamil Nadu and published by the Registration Department, against that department's guideline value.We do not print either figure. A rate on a marketing page is wrong the day it changes and stays wrong; the department's page never is. Both are linked below.Read from: The two departments |
| What may be sold before registrationVerified | Nothing. Section 3(1) of the RERA Act bars advertising, marketing, booking, selling and inviting purchase until the project is registered. | Nothing. The same section applies — the Act is central, only the authority changes.We hold 4 announced projects that are not registered. They are named on this site and they are not for sale, on either side of the border.Read from: Real Estate (Regulation and Development) Act, 2016, Section 3(1) |
What this page does not know
A comparison page is only as useful as the things it refuses to guess. A wrong sub-registrar office or a wrong hobli sends a reader to the wrong counter holding the wrong opinion of their own title, so these are stated as gaps rather than filled in.
The firka for any specific parcel on the Tamil Nadu side — Tamil Nadu's sub-taluk revenue unit is the firka, but this page does not assert which one covers any given village.
The village for The Big Banyan is unresolved in our own records: our published address reads “Sarjapur to Bagalur Main Road, Bagalur, Hosur”, while the jurisdiction note reads Belathur, Krishnagiri district. Only the certificate settles it, and until it does we assert neither.
Which sub-registrar office covers any specific survey number, on either side. That is a portal lookup, and we have deliberately not guessed it.
What to do
This works whoever you buy from, including when that is not us.
Read the state off the registration number before anything else — the format tells you which register to search.
Search the number on that state's authority portal and compare the promoter name, survey numbers and validity against what the seller told you.
Pull the land record in that state's own form — RTC in Karnataka, patta and chitta in Tamil Nadu.
Ask the registration department's portal which sub-registrar office covers your survey number, and get the encumbrance certificate from that office.
Confirm the planning approval for the layout or plan under the relevant State's Town and Country Planning Act.
Read the current duty and fee from the department, on the day you are paying it.
The law relied on
Nothing on this page is asserted as “the rule” without the instrument it comes from, so you can read the instrument rather than us.
The rest of the corridor
Every one of these is the same exercise on a different pair: district, taluk, hobli, civic body, regulator and registry, each line traceable to an office that can confirm it.
