Two products, two states
A high-rise apartment and a plotted development — different products, and, more consequentially, different states. Two regulators, two registering departments, two sets of land records.
What this page is
These two are the widest comparison we can draw from our own portfolio, and the interesting difference is not the one the brochures would lead with. It is the state line. One project's land is in Karnataka and one is in Tamil Nadu, and almost every piece of paperwork follows from that fact rather than from the product.
A state border is not a suburb boundary. It changes which regulator holds the registration, which department registers the deed and assesses stamp duty, which guideline values apply, which revenue record exists for the land, and which planning authority sanctions anything you build. A registration issued by one state's authority is not searchable on the other state's portal, and a number that returns nothing there means only that you are on the wrong website.
The second difference is the product: a finished apartment against a developed plot on which you build. That difference is set out in full, on both sides, on our apartment against villa plot page. The rows here concentrate on what a buyer choosing between these two specific projects actually has to reconcile — and every regulator, district and state string below is read from our project data, so no code path on this page can let geography or convenience override the certificate.
Facts on this page last reviewed on . Registrations, statutes and administrative practice all change; check the source as well as this page.
The fact everything else follows from
Stated before the table rather than after it, because a reader who takes only one thing from this page should take this one. Every string below is read from our project data, not written into this page.
The two strings above describe The Big Banyan’s locality differently. Our published location line reads “Sarjapur to Bagalur Main Road, Bagalur, Hosur”. The jurisdiction note recorded against the same project names a different village. The state and the district are not in doubt — both records agree that the land is in Krishnagiri district, Tamil Nadu, and the registration was issued by TNRERA. The VILLAGE is in doubt.
So we print both strings, say that they disagree, and assert neither as the answer. The registration certificate names the survey numbers and the village, and that document — not this page and not a portal listing — is what settles it. Ask us for it, and if what it says differs from either string above, we will correct the data this page reads from.
There are also three places called Bagalur in this region. The one relevant here is on the Sarjapur–Hosur corridor, and it is not the Bagalur near Kempegowda International Airport in Karnataka.
Side by side
The first four rows are read from our project data. The rest set out what follows from the state line and from the difference between a built home and a plot, each naming the document that settles it.
Settled by The registration certificate and the survey details in the deed's schedule of property. This is a state border, not a suburb boundary, and every row below follows from it.
Settled by A search for each number on the register of the state that issued it. A number issued by one state's authority returns nothing on the other state's portal, and that means only that you are on the wrong website.
Where the current figure is published Tamil Nadu Real Estate Regulatory Authority (TNRERA) — the same register for Tamil Nadu projects — a Tamil Nadu registration is searchable here and nowhere else. We print no rate.
Settled by The sanctioned plan for the building, and the approved layout plan for the plotted development.
Settled by The agreement for sale, which states the carpet area for an apartment as section 2(k) of the Real Estate (Regulation and Development) Act, 2016 defines it; and the approved layout plan and the deed's schedule, which state a plot's extent.
Settled by The agreement for sale and its specification schedule for the apartment; the approved layout plan and the plot's schedule in the deed for the plot.
Settled by The registration certificate itself, and a search on the correct state's register using the number printed on it.
Where the current figure is published Tamil Nadu Real Estate Regulatory Authority (TNRERA) — the same register for Tamil Nadu projects — a Tamil Nadu registration is searchable here and nowhere else. We print no rate.
Settled by The registering department of the state the land is in. Each publishes its own current rates and guideline values; we publish neither.
Where the current figure is published Tamil Nadu Registration Department — the corresponding Tamil Nadu stamp and registration position, and that state's guideline values. We print no rate.
Settled by The encumbrance certificate from the correct state's registering department, and that state's own revenue record.
Where the current figure is published Tamil Nadu Registration Department — the corresponding Tamil Nadu stamp and registration position, and that state's guideline values. We print no rate.
Settled by The sanctioned plan and the layout approval respectively, each naming the authority that issued it.
Settled by The property tax record and the local body actually issuing it for the specific property.
Settled by The certificates, each read for the block or parcel it names. A partial occupancy certificate names the blocks it covers; ask which.
Settled by The agreement for sale for carpet area; the approved layout plan and the deed's schedule for the plot extent.
Settled by The planning authority's development control rules for the parcel — get them before commissioning a design.
Settled by The lender's sanction letter, which names the product and its conditions.
Where the current figure is published Reserve Bank of India — the prudential directions lenders work within, including loan-to-value norms and the rules on how floating rates are reset. We print no rate.
| Dimension | THE1 | The Big Banyan |
|---|---|---|
| Which state the land is in | Bengaluru Urban district, Karnataka | Krishnagiri district, Tamil Nadu |
Settled by The registration certificate and the survey details in the deed's schedule of property. This is a state border, not a suburb boundary, and every row below follows from it. | ||
| The registration, and who issued it | K-RERA — PRM/KA/RERA/1251/310/PR/051224/007268 | TNRERA — TNRERA/30/LO/1146/2026 |
Settled by A search for each number on the register of the state that issued it. A number issued by one state's authority returns nothing on the other state's portal, and that means only that you are on the wrong website. Where the current figure is published Tamil Nadu Real Estate Regulatory Authority (TNRERA) — the same register for Tamil Nadu projects — a Tamil Nadu registration is searchable here and nowhere else. We print no rate. | ||
| The land parcel, and what sits on it | 3.5 Acres · 235 Units | 20 Acres Villa Plots · 327 Plots |
Settled by The sanctioned plan for the building, and the approved layout plan for the plotted development. | ||
| What is on offer | 3 BHK Luxury — 1601 – 1939 sq.ft. 4 BHK Luxury Penthouse — 3122 – 3573 sq.ft | Adventure-Themed Villa Plots — 750 – 2400 sq.ft |
Settled by The agreement for sale, which states the carpet area for an apartment as section 2(k) of the Real Estate (Regulation and Development) Act, 2016 defines it; and the approved layout plan and the deed's schedule, which state a plot's extent. | ||
| What you take possession of | A completed apartment, built to the sanctioned plan and to the specification in the agreement for sale, within a building whose structure, services and common areas are part of the same project. | A developed plot within a layout. The layout's roads, drainage and utility provision are built; the house is not. What you take possession of is land. |
Settled by The agreement for sale and its specification schedule for the apartment; the approved layout plan and the plot's schedule in the deed for the plot. | ||
| Which authority holds the registration | The regulatory authority of the state the land is in, under the Real Estate (Regulation and Development) Act, 2016 — a Karnataka project is on the Karnataka register. | The same Act, the other state's authority. A Tamil Nadu project is on the Tamil Nadu register and appears on no Karnataka portal. |
Settled by The registration certificate itself, and a search on the correct state's register using the number printed on it. Where the current figure is published Tamil Nadu Real Estate Regulatory Authority (TNRERA) — the same register for Tamil Nadu projects — a Tamil Nadu registration is searchable here and nowhere else. We print no rate. | ||
| Where the deed is registered and stamp duty assessed | Before the sub-registrar having jurisdiction in Karnataka, under the Karnataka Stamp Act, 1957 and the Registration Act, 1908, against Karnataka's published guideline values. | Before a Tamil Nadu sub-registrar, under that state's stamp legislation and the Registration Act, 1908, against Tamil Nadu's guideline values. The Karnataka figure is simply not the applicable figure. |
Settled by The registering department of the state the land is in. Each publishes its own current rates and guideline values; we publish neither. Where the current figure is published Tamil Nadu Registration Department — the corresponding Tamil Nadu stamp and registration position, and that state's guideline values. We print no rate. | ||
| The land record that exists for it | In Karnataka, the khata held by the municipal body — a record of who pays property tax, not of who owns the property — alongside the deed and the encumbrance certificate. | Tamil Nadu records land through its own revenue system, including the patta. Asking for a khata on a Tamil Nadu property is asking for a document that state does not issue. |
Settled by The encumbrance certificate from the correct state's registering department, and that state's own revenue record. Where the current figure is published Tamil Nadu Registration Department — the corresponding Tamil Nadu stamp and registration position, and that state's guideline values. We print no rate. | ||
| Which authority sanctions what gets built | The Karnataka planning authority with jurisdiction over the site sanctioned the building's plan. Nothing further is yours to sanction. | The layout was approved by the Tamil Nadu authority with jurisdiction. Your house needs its own plan sanction, commencement certificate and occupancy certificate from that authority — obtained by you. |
Settled by The sanctioned plan and the layout approval respectively, each naming the authority that issued it. | ||
| The civic body, and why we name it carefully | Karnataka's civic administration for Bengaluru was restructured in 2025: the Bruhat Bengaluru Mahanagara Palike was abolished and replaced by the Greater Bengaluru Authority and city corporations under it. Any document or webpage naming the old body should be read with that in mind, and the current position verified for the specific address. | A Tamil Nadu local body, under Tamil Nadu law. None of the Karnataka structure applies, before or after that restructuring. |
Settled by The property tax record and the local body actually issuing it for the specific property. | ||
| The certificates you check, and whose they are | The promoter's throughout: registration, sanctioned plan, commencement certificate and the occupancy certificate for the specific block. | The layout's — registration, layout approval, land-use position — and later your own house's plan sanction, commencement certificate and occupancy certificate. |
Settled by The certificates, each read for the block or parcel it names. A partial occupancy certificate names the blocks it covers; ask which. | ||
| How the area is described | Carpet area, defined in section 2(k) of the RERA Act, usually quoted beside built-up and super built-up figures which that Act does not define — plus the undivided share stated in the deed. | Plot dimensions and plot extent: one figure, no loading inside it. How much may be built on it is a separate question answered by the permissible FAR and setbacks, not by the extent. |
Settled by The agreement for sale for carpet area; the approved layout plan and the deed's schedule for the plot extent. | ||
| What is left to do after you buy | Fit-out, at most. The home is built. | A construction project: design, sanction, contractors, supervision, completion and an occupancy certificate. On your timeline, at your cost, under your management. |
Settled by The planning authority's development control rules for the parcel — get them before commissioning a design. | ||
| The lending product involved | A home loan, generally disbursed against construction stages on a project purchase. | A plot loan, or a composite plot-plus-construction loan — different products with different conditions, sometimes including a requirement to begin construction within a stated period. Prudential norms come from the Reserve Bank of India and each lender applies its own policy within them. |
Settled by The lender's sanction letter, which names the product and its conditions. Where the current figure is published Reserve Bank of India — the prudential directions lenders work within, including loan-to-value norms and the rules on how floating rates are reset. We print no rate. | ||
The product difference — what is built, what you build, whose certificates are whose — is set out at greater length on apartment versus villa plot, and the ownership difference on apartment versus plot ownership.
Neither answer is the right one
Both of these are ours, so there is no excuse for hedging on either side. What follows is who each suits and, plainly, where each is weaker.
The apartment suits someone who wants a finished home in Karnataka, is content with a share in common areas rather than a parcel of their own, and does not want to run a construction project.
The plotted development suits someone who wants land of their own, is prepared to build on it and to deal with a second state's regulator, registering department and revenue system to do so.
Stated plainly, because a comparison that lists only advantages on both sides has told you nothing. Neither of these paragraphs is a reason not to buy — they are the things worth knowing before you do.
You cannot change anything structural, you inherit an association's decisions and its competence, and a large share of what you are buying is held in common with several hundred other households.
It is in another state, which means another regulator, another registering department, another revenue record and another planning authority — and after all of that you still have a house to build and maintain entirely alone.
Take these with you
Ask them of us. Then ask the same questions of anyone else you are considering, in either state.
Whichever of the two you are considering, the certificate is the document that settles the state, the authority, the survey numbers and the village. Ask us for it before anything else — including before you ask us anything about the home.
