Everything you need to know about renting, buying, listing, and navigating Indian real estate — answered honestly.
Orbit Housing is a Karnataka-first real estate operating system built specifically for the Indian rental and property market, starting with Mysuru. Unlike MagicBricks or 99acres which are generic national portals, we offer filters no other platform has:
✅ Veg/Non-veg food preference — owners set this, tenants filter by it
✅ Vastu compliance and 8-point facing direction
✅ Tenant type — family, bachelor (M/F), working couple, IT professionals, company employees, students
✅ True Cost Engine (TCE) — shows complete buying cost including stamp duty, registration, and cess
✅ AI-matched leads — only qualified, verified enquiries reach owners
We are WhatsApp-first — all leads, confirmations, and communication happen on WhatsApp.
For owners: Listing your property is completely free. We charge ₹0 to list and ₹0 commission on enquiries. Revenue comes from optional premium listing upgrades (featured placement, Orbit Verified badge, professional photography service).
For tenants/buyers: Browsing, searching, filtering, and booking a site visit is completely free. We do not charge tenants any brokerage fee.
Traditional brokers charge 1 month's rent as brokerage. Orbit Housing charges ₹0.
We are currently active in Mysuru, Bengaluru, and Mangaluru. Our verified field team operates in these cities for property inspections and lead verification.
Expansion planned for: Hubballi-Dharwad, Belagavi, Shivamogga, and Tumakuru in 2025-26. Properties can also be listed for any Karnataka location under "Other Karnataka".
The Orbit Verified (✓ VER) badge means our field team has physically visited the property, verified it matches the listing details, confirmed the owner's identity, and validated that photos are accurate and current.
How to get verified: After listing your property, our team will schedule a field visit (usually within 3–5 working days). Verified listings get:
• Priority placement in search results
• "✓ Orbit Verified" badge visible to all searchers
• On average 20% higher enquiry rate than unverified listings
• Faster lead matching through AI
Every property on Orbit Housing gets a unique Property ID in the format ORB-[CITY]-[TYPE]-[NUMBER]
Format breakdown:
• ORB — Orbit Housing prefix
• MYS/BLR/MNG — City code (Mysuru/Bengaluru/Mangaluru)
• R/C/P/A — Property type (Residential/Commercial/Plot/Agricultural)
• 001–999 — Sequential number
Use your Property ID to: track enquiries, communicate with our team, share the property directly on WhatsApp, and manage your listing from the owner dashboard.
The AI Filter lets you describe what you're looking for in plain English (or Hinglish) instead of clicking through filters manually.
Examples of what you can type:
• "2BHK near Infosys under 20k veg only"
• "East facing vastu flat for family in Mysuru"
• "Office space in Koramangala for 10 people"
• "Agricultural land near airport for lease"
The AI understands your intent and applies the matching filters automatically. It works best with specific location, budget, size, and Indian preference details in your description.
Your full phone number is never shown publicly on listing pages. Enquirers can only contact you through:
1. The "Book Free Visit" form — which sends a pre-screened request to our system before it reaches your WhatsApp
2. Direct Orbit team relay — our team verifies the enquirer before connecting
Only after both parties confirm interest do we share contact details. This eliminates broker calls, spam, and fake enquiries.
Click + List Property in the top nav. The 6-step form takes under 10 minutes:
Step 1 — Your name, WhatsApp number, role (owner/manager)
Step 2 — Property type, size, location, PIN code, Khata status
Step 3 — Indian preferences: food policy, tenant type, Vastu, water, parking
Step 4 — Amenities: AC, lift, gym, gated community, puja room, etc.
Step 5 — Upload up to 8 photos, set price and description
Step 6 — Review preview + submit. You get a unique Property ID instantly.
It matters a lot. Our data shows:
• 1 photo: baseline enquiry rate
• 2–3 photos: 2× more enquiries
• 4+ photos: 5× more enquiries
• 6–8 photos: highest trust score, fastest to close
Best photo order: Cover exterior → Living room → Master bedroom → Bathroom → Kitchen → Balcony → Building entrance → Any special feature
Tips: Shoot in daylight, keep lights on, clean/declutter before shooting. JPG/PNG, max 5MB each.
94% of verified listings receive their first enquiry within 48 hours of going live. Factors that speed this up:
• 4+ photos uploaded → highest priority in AI matching
• Competitive pricing → listings priced within 10% of market rate get 3× faster traction
• Orbit Verified badge → field-verified listings get priority placement
• Complete Indian preferences set → AI can match you to specific tenant searches
Yes, you can list unlimited properties on a single WhatsApp number. Each property gets its own unique Property ID. Owners with multiple properties are flagged as "Multi-property Owner" which increases trust score for enquirers.
Builders and developers with 10+ properties should contact us for a Developer Account with bulk upload, branded pages, and dedicated relationship manager.
You can manage your listing anytime via WhatsApp by sending your Property ID to our number. Options available:
• Edit price, availability date, or description
• Add or replace photos
• Change tenant preference or food policy
• Mark as "Rented / Sold" — removes from active search
• Temporarily pause listing (going on vacation, renovating)
• Permanently delete listing
A full owner dashboard with self-service edit is coming in Q2 2026.
Under the Karnataka Rent Control Act, the maximum refundable deposit is 10 months rent. However, common practice varies by city:
• Mysuru: 2–3 months rent (typical)
• Bengaluru: 6–10 months rent (common in Koramangala, HSR, Whitefield)
• Mangaluru: 2–4 months rent
Higher deposits mean fewer interested tenants but more committed ones. Set based on your city norm and the quality of your property. The deposit must be returned within 30 days of tenant vacating, subject to deductions for damages.
Agreements up to 11 months: Do not require mandatory registration. This is why most Indian rental agreements are 11 months — to avoid stamp duty. A notarised agreement is sufficient.
Agreements of 12 months or more: Must be registered at the sub-registrar's office under the Registration Act, 1908. Stamp duty of 1% of total rent for the term applies.
Recommendation: Always get a written agreement — even for 11-month unregistered leases. Verbal agreements offer no legal protection for either party.
Yes. Each listing is independent with its own preferences. For example, in a 4-flat building you can list:
• Flat 1: Veg only, family only — ORB-MYS-R-001
• Flat 2: Non-veg OK, IT professionals — ORB-MYS-R-002
• Flat 3: PG for girls, veg meals included — ORB-MYS-R-003
• Flat 4: Bachelor male, no pets — ORB-MYS-R-004
All linked to the same owner WhatsApp. You receive all enquiries in one place.
Yes, police verification is mandatory under Karnataka state law. The owner is legally required to get tenant details verified through the local police station.
How to do it: Visit your local police station within 24–48 hours of tenant moving in with tenant's Aadhaar, photo ID, and rental agreement. Many stations now have online forms.
Orbit Housing's tenant onboarding process includes identity verification (Aadhaar KYC) to make this easier. Verified tenants are flagged in their profile.
Here's the exact flow:
1. Tenant submits visit request (name, phone, preferred date/time)
2. Orbit team verifies tenant identity and intent
3. You receive a WhatsApp with tenant details + visit request
4. You confirm or suggest alternate timing
5. Tenant gets confirmation with your contact details
6. Site visit happens — Orbit tracks completion
7. Post-visit: both owner and tenant rate the experience
Average time from visit request to confirmed visit: under 4 hours.
Three ways to search:
1. Filter bar — Set operation (Rent/Buy/Lease), status (Existing/Upcoming), class (Residential/Commercial/Agricultural) and use the sidebar filters (budget slider, city zone, property class, amenities, landmarks)
2. PIN Code search — Type your target PIN code to see only properties in that exact area
3. AI Filter — Click "AI Filter — Tell Me What You Need" and describe your requirement in plain language: "2BHK east facing veg family flat in Vijayanagar under 15000"
Click on any property card to open the detail view. Scroll to the "Book Free Site Visit" panel on the right side. Enter your name, WhatsApp number, preferred date and time, and tenant type. Click "Confirm Visit".
You'll receive a WhatsApp confirmation within 2 hours. The visit itself is completely free — we do not charge any booking fee or deposit.
The Intel Matrix is Orbit Housing's 12-point property intelligence dashboard shown inside every property detail view. It covers:
🥗 Food Preference · 👤 Owner Type · 💧 Water Supply · ⚡ Power Backup
🅿️ Parking · 📶 Internet · 🛕 Puja Room · 🧭 Vastu Status
👮 Security · 🌿 Maintenance · 📋 Rental Agreement · 🚌 Commute Score
Each item is colour-coded green/amber/red based on the data, so you can instantly assess if a property meets your lifestyle needs without reading through paragraphs of description.
No. Orbit Housing charges zero brokerage to tenants. Traditional brokers charge 1 month's rent as brokerage — on a ₹15,000/month flat that's ₹15,000 gone before you even move in.
We are a direct owner-to-tenant platform. Our revenue comes from optional owner services (premium listing, Orbit Verified inspection, professional photos). Tenants always pay ₹0 to use Orbit Housing.
Yes. After a confirmed site visit, Orbit Housing facilitates direct WhatsApp communication between you and the owner. Negotiation of rent, deposit, maintenance, and move-in date happens directly.
Typical negotiation room: 5–10% on rent, sometimes more on deposit especially for long-term tenants (2+ years). Owners are generally open to reducing deposit for tenants who've shown verification documents upfront.
Standard documents for most owners in Karnataka:
• Aadhaar Card (mandatory — used for police verification)
• PAN Card
• Employment / Salary slip (last 3 months) — shows income stability
• Offer letter or company ID (if IT/company employee)
• Previous rental agreement (if any — shows rental history)
• Passport-size photos (2–4 copies)
Having these ready before the site visit dramatically increases your chances of getting the property — especially in competitive areas like Koramangala or Whitefield.
Before signing the rental agreement, verify:
🔌 All electrical points and switches work
💧 Water pressure in all taps (morning and evening)
🚿 Geyser, flush, drainage — all functional
🔒 All door locks and window latches work
❄️ AC units cool properly (if furnished)
📶 Test internet speed if WiFi is included
🅿️ Confirm your parking slot in writing
🏗️ Check for seepage, cracks, and damp walls
📋 Get an inventory list signed by owner for furnished properties
🧾 Get receipts for all advance payments
Yes. Click the heart (🤍) icon on any property card to save it to your favourites. Saved properties are highlighted in the listing grid for easy reference during the same session.
A full Comparison Tool is coming soon — it will let you select 2–3 properties and view them side by side with price, specs, Intel Matrix scores, and True Cost Engine output for buy properties.
Report it immediately to Orbit Housing via WhatsApp with your Property ID and specifics of the mismatch. We take misrepresentation very seriously.
Our process:
1. We contact the owner within 2 hours
2. Our field team re-inspects the property within 48 hours
3. If mismatch is confirmed — listing is suspended, owner account flagged, Orbit Verified badge removed
4. You are prioritised for alternative property matching at no extra effort
Orbit Verified properties have a 100% accuracy guarantee — what you see in the listing is what you visit.
If the property you're looking for isn't currently listed, submit a Tenant Requirement form. Our matching team will actively search our owner network and WhatsApp contacts for unlisted properties that match your criteria.
Include in your requirement: budget range, BHK size, preferred locality, PIN code, food preference, move-in date, and your tenant type. The more specific, the faster we can find a match.
WhatsApp us directly at our number with "I am looking for a property" and your details.
This is a nuanced area. The Constitution of India guarantees the right to non-discrimination, but rental of private property operates in a grey zone. In practice:
• Courts have generally upheld that owners of private residential property can set house rules including food policies, as it relates to property management within their premises
• Cooperative housing societies can enforce food policies through their bylaws
• There is no Karnataka-specific statute prohibiting food-based rental preferences
However, refusing tenancy on the grounds of religion, caste, or community is illegal under various anti-discrimination frameworks. Food preference as a proxy for religion is a legally contested area.
Orbit Housing allows owners to set food preferences as a lifestyle compatibility filter, not as a discriminatory tool.
In Vastu Shastra, facing direction refers to the direction of the main entrance / the direction you face when you walk out your main door:
🟢 North (Kubera) — Excellent. Associated with wealth and career growth
🟢 North-East (Ishan) — Best. Divine direction, ideal for puja room
🟢 East (Indra/Sunrise) — Ideal. Morning sunlight, positive energy
🟡 South-East (Agni) — Good for kitchen placement, acceptable for home
🔴 South (Yama) — Generally avoided for main door, though remedies exist
🟡 South-West (Niruthi) — Good for master bedroom placement
🟡 West (Varuna) — Acceptable, good for properties near water bodies
🟡 North-West (Vayu) — Good for guest rooms, acceptable for homes
Yes. In the Orbit Housing listings page:
• Use the AI Filter and type "east facing vastu compliant 2BHK" — it applies both filters simultaneously
• Each property card shows facing direction as a tag (e.g., "⬆️ East Facing")
• The property detail Intel Matrix shows Vastu compliance as one of 12 data points
Owners set these preferences when listing using our 8-point Vastu compass with direction-specific descriptions.
In Indian rental context, "bachelor" typically means a single working professional — not necessarily unmarried by legal definition. Orbit Housing separates this into:
• Bachelor (Male) — Single male professional or student
• Bachelor (Female) — Single female professional or student
• Working Couple — Two working professionals (married or unmarried)
• Family — Any household with children or multiple generations
• IT Professionals — Specifically for tech park employees
Owners can select multiple tenant types — e.g., "Family AND IT Professionals" to attract both segments.
Significantly, especially in Bengaluru where water scarcity is a serious issue. Typical rent premiums:
• 24hr BWSSB municipal water: +10–15% rent premium (most desirable)
• Municipal + Borewell backup: +8–12% premium
• Scheduled supply (4–6 hrs/day): Standard market rate
• Borewell only: -5–10% discount (seasonal risk, quality concerns)
In Mysuru, KUWFL supply is generally more reliable than Bengaluru's BWSSB, so the premium difference is smaller.
Yes. Use the AI Filter and type "2BHK with puja room" or "flat with separate puja room east facing." The AI extracts this preference and filters accordingly.
Puja rooms are listed as an amenity in the property detail view under "Flat / Unit Amenities." Properties with dedicated puja rooms display this in their amenities checklist with a 🛕 icon.
You can also look for properties tagged as "Vastu Compliant" as they tend to have dedicated puja spaces with the correct Vastu placement (ideally North-East corner).
Parking type and availability is one of the most under-discussed factors in Indian rentals. Here's the breakdown:
• Covered car parking: Commands ₹500–₹2,000/month extra in Bengaluru. Rare in older buildings.
• Open car parking: Usually included in rent, sometimes ₹200–₹500 extra
• 2-wheeler parking: Generally free and included
• No parking: Significant negative factor — filter this out if you own a vehicle
Always confirm: Is parking numbered/allocated to your flat? Is it included in rent or charged separately? Is it covered or open?
It's a two-sided preference. Some tenants prefer owners who live nearby (faster maintenance, more responsive to issues, generally better property upkeep). Others prefer owners who live elsewhere (more independence, less surveillance feeling).
Owner on-site tends to mean: Faster maintenance, stricter house rules, more restrictions on guests and timing, better security for the overall building.
Owner off-site tends to mean: More independence, rules enforced only through agreement, requires WhatsApp for all communication, maintenance may take longer.
Neither is inherently better — it's a lifestyle fit question. Orbit Housing lets both owners and tenants declare this preference.
Khata (ಖಾತಾ) is a Karnataka-specific property register maintained by the municipal body (BBMP in Bengaluru, CMC/TMC elsewhere). It's essentially the property's identity document with the municipality.
A-Khata means the property is:
✅ Fully regularised and approved by the municipal authority
✅ Eligible for bank home loans
✅ Eligible for building plan approval and construction permits
✅ Has access to all municipal services (water connection, drainage)
✅ Safe to buy — clear title, legal standing
Always prefer A-Khata properties unless you fully understand the risks of B-Khata.
B-Khata (also called E-Khata or revenue record) means the property is NOT fully regularised with the municipal body. It may have been built on revenue land, agricultural land, or violated building bylaws.
What you CANNOT do with B-Khata:
❌ Get a bank home loan (most banks refuse)
❌ Get building plan approval for construction
❌ Get a formal municipal water or drainage connection
❌ Sell easily (buyers are cautious)
Why people still buy B-Khata:
• Price is 30–50% lower than equivalent A-Khata property
• DC conversion to A-Khata is possible (but takes 2–10 years and costs money)
• Speculative investment if conversion succeeds
Our advice: Only buy B-Khata if you can pay cash (no loan needed), have a long investment horizon, and have consulted a property lawyer first. Orbit Housing marks B-Khata listings with a ⚠️ Risk flag.
DC Conversion (Deputy Commissioner Conversion) is the process of converting agricultural land to non-agricultural / residential use under Section 95 of the Karnataka Land Revenue Act.
Process: Owner applies to the DC office → land surveyed and verified → conversion order issued → Khata transferred to municipal body.
Timeline: Officially 90 days. In practice, 2–5 years is common, sometimes 10+ years or never (if rejected).
Cost: Conversion fees + Betterment charges + professional fees. Total varies from ₹50,000 to ₹5,00,000+ depending on land area and zone.
Risk: Application can be rejected if the land falls in a lake bed, forest, or other restricted zone. Never buy a property "pending DC conversion" without a lawyer's opinion.
RERA (Real Estate Regulatory Authority) is a central government act (2016) implemented by each state. Karnataka RERA (K-RERA) governs new residential and commercial projects above a certain size.
What RERA mandates for builders:
• Register the project before selling any unit
• Disclose all project details, approvals, and timelines publicly
• Maintain 70% of collections in a separate escrow account
• Deliver on time or pay interest to buyers for delays
• Fix structural defects reported within 5 years of possession
For buyers: Always verify the RERA registration number on the K-RERA website (rera.karnataka.gov.in) before paying any advance. Orbit Housing shows RERA numbers on applicable listings.
RTC (ಪಹಣಿ / Pahani) is Karnataka's primary land record document maintained by the village accountant. It shows:
• Survey number of the land
• Land classification (agricultural / converted / waste)
• Owner name and ownership fraction
• Area in acres/guntas
• Soil type and irrigation source
• Any encumbrances (government dues, loans)
When you need it: Buying agricultural land, buying a plot, verifying land ownership, DC conversion application. Not required for apartment purchases (use Sale Deed + Encumbrance Certificate instead).
Download your RTC free from landrecords.karnataka.gov.in
An Encumbrance Certificate (EC) from the Sub-Registrar's office shows all registered transactions on a property over a specified period. It reveals:
• Any existing mortgage or loan against the property
• Previous sale transactions
• Any legal claims or attachments
• Whether the current seller is actually the legal owner
Always get an EC for at least 30 years before buying any property. An EC with zero encumbrances (called a "Nil EC") confirms the property is free of dues and disputes. Cost: ₹200–₹500. Available at any Sub-Registrar office or Kaveri Online portal.
Karnataka stamp duty and registration rates (as of 2025):
Stamp Duty:
• Properties up to ₹20 lakh: 2%
• ₹20 lakh – ₹45 lakh: 3%
• Above ₹45 lakh: 5%
Registration Charge: 1% of property value (max ₹1 lakh in some categories)
BBMP Cess: 10% of stamp duty (additional)
Example on a ₹62L flat:
Stamp Duty (5%): ₹3,10,000
Cess (10% of stamp): ₹31,000
Registration (1%): ₹62,000
Total extra cost: ₹4,03,000
Orbit Housing's True Cost Engine calculates this automatically for every BUY property.
Khata Transfer is the process of moving the property's municipal record from the seller's name to the buyer's name after a sale. This is mandatory — you cannot pay property tax, get utility connections, or apply for building permits in your name without a Khata Transfer.
Timeline: 30–90 days from application submission to BBMP/CMC
Documents needed: Sale deed (registered copy), previous Khata extract, tax receipts, application form
Cost: ₹2,000–₹10,000 depending on property value and municipal body
Do this immediately after property registration — do not wait. Each month of delay means unpaid property tax remains in the previous owner's name.
Yes, NRIs can buy residential and commercial property in India under FEMA guidelines. Orbit Housing lists NRI-friendly properties with specific markers. Key rules:
✅ NRIs can buy residential and commercial property freely
✅ Payment must be made through NRE or NRO bank account (not foreign currency directly)
✅ Home loans available from Indian banks for NRIs
❌ NRIs cannot buy agricultural land, plantation, or farmland (unless inherited)
Contact us on WhatsApp for NRI property enquiries — we coordinate with NRI-specialist lawyers and banks for smooth transactions.
A Revenue Site is a plot formed from revenue land (agricultural land) that has NOT gone through proper DC conversion and municipal approval. It exists only in revenue records (RTC) but not in municipal records.
Risks of buying a Revenue Site:
❌ No building plan approval possible
❌ No bank loan
❌ Risk of government acquisition or demolition
❌ No municipal water or drainage connection
Some Revenue Sites are on the path to regularisation through ongoing government schemes (like the Karnataka government's periodic regularisation drives). But this is speculative — consult a property lawyer before buying. Always prefer approved layouts.
The True Cost Engine is Orbit Housing's unique calculator that shows the complete cost of buying or leasing a property — not just the listed price.
For a BUY property, TCE calculates:
• Base property price
• Stamp duty (2–5% in Karnataka)
• Registration charges (1%)
• BBMP/municipal cess
• GST (for under-construction properties: 5% for affordable, 12% for luxury)
= Total True Cost
Find the TCE panel in the bottom-right of any BUY property's detail view on Orbit Housing.
GST applies only to under-construction properties, not on ready-to-occupy or resale properties:
• Affordable housing (up to ₹45 lakh, ≤60 sqm carpet area): 1% GST
• Non-affordable residential: 5% GST (no ITC credit to builder)
• Commercial properties (under construction): 12% GST
Ready-to-occupy flats (received Occupancy Certificate): 0% GST. This is a key reason many buyers prefer ready properties — you avoid GST and can see exactly what you're buying.
EMI = [P × R × (1+R)^N] / [(1+R)^N - 1], where P = loan amount, R = monthly interest rate, N = number of months.
Quick reference table (at 8.5% p.a.):
• ₹30 lakh loan, 20 years: ≈ ₹26,100/month
• ₹50 lakh loan, 20 years: ≈ ₹43,400/month
• ₹75 lakh loan, 20 years: ≈ ₹65,100/month
• ₹1 cr loan, 20 years: ≈ ₹86,800/month
Most banks lend up to 80% of property value. You need 20% + stamp duty + registration as own funds. An EMI Calculator is coming to every Orbit Housing BUY property page soon.
For a ₹60 lakh flat, here's what you typically need as own funds:
• Down payment (20%): ₹12,00,000
• Stamp duty (5%): ₹3,00,000
• Registration (1%): ₹60,000
• BBMP cess (~10% of stamp): ₹30,000
• Interior/moving costs: ₹1,00,000–₹5,00,000
• Maintenance advance (2–3 months): ₹30,000–₹50,000
Total own funds needed: ₹17–22 lakh for a ₹60L flat. Plan accordingly — many first-time buyers underestimate the costs beyond the base price.
The security deposit is fully refundable at the end of the tenancy, subject to legitimate deductions. Standard deductible items:
✅ Deductible: Damage beyond normal wear and tear, broken fittings, unpaid rent/utility bills, repainting if the tenant painted walls a different colour, missing inventory items
❌ NOT deductible: Normal wear and tear (faded paint, minor scratches), routine maintenance, cleaning fees (unless property is left in extremely poor condition)
Always get a move-in inventory report signed by both parties. Photograph the condition of the property on day 1. This protects both owner and tenant from disputes.
Under the Karnataka Rent Control Act, rent cannot be increased during the lease term without tenant agreement. Standard practice:
• Annual increase: 5–10% per year, negotiated at the time of lease renewal
• Market in Bengaluru: 8–12% per year in high-demand areas (Koramangala, HSR, Whitefield)
• Market in Mysuru: 5–8% per year
The rental agreement should clearly state: initial rent, escalation clause (e.g., "rent shall increase by 10% on every annual renewal"), and the process for both parties to negotiate or exit.
In gated communities and apartment complexes, a separate maintenance charge is collected by the Residents Welfare Association (RWA) or apartment association. This covers:
• Common area electricity (lifts, lighting, pumps)
• Security guard salaries
• Cleaning and housekeeping of common areas
• Lift maintenance AMC
• Swimming pool and gym maintenance (if applicable)
• Sinking fund for future capital expenses
Typical ranges:
• Basic apartment (no amenities): ₹500–₹1,500/month
• Mid-range gated community: ₹1,500–₹3,500/month
• Premium complex with gym/pool: ₹4,000–₹10,000/month
Always clarify with the owner: Is maintenance included in the listed rent or charged separately?
Pre-launch is the phase before a builder officially registers a project with RERA and launches public sales. Prices at pre-launch are typically 15–25% below market rate — the risk premium for investing before approvals are complete.
Risks:
❌ RERA registration not done — no regulatory protection
❌ Approvals may be delayed or rejected
❌ Builder may not have clear land title yet
❌ No legal recourse if project is cancelled
Safe pre-launch investment requires:
✅ Builder has a strong track record (delivered 3+ projects on time)
✅ Land title is clear (get an advocate to verify)
✅ Only invest what you can afford to lose or wait 5+ years
✅ Pay via cheque/bank transfer — never cash
Orbit Housing marks pre-launch properties clearly. We only list developers with verified track records.
This is a critical legal point. Under the Karnataka Land Reforms Act, 1961, only agriculturalists (farmers) can purchase agricultural land in Karnataka. Non-farmers cannot directly buy agricultural land.
However, there are legal routes:
1. Become an agriculturalist — if you inherit agricultural land or if a family member is a farmer, you may qualify
2. Company route — Certain types of companies (agri-companies) can hold agricultural land
3. DC Conversion first — If the seller converts the land from agricultural to non-agricultural use first, non-farmers can then buy it
4. Lease model — Non-farmers can legally lease agricultural land and operate it as a farm
Orbit Housing's agricultural listings are tagged with their appropriate model (Buy / Lease). Always consult a property lawyer before any agri-land transaction.
Agricultural land lease in Karnataka is governed by the Karnataka Land Reforms Act. A farming lease agreement specifies:
• Annual lease amount (paid to landowner)
• Lease duration (typically 1–5 years, renewable)
• What crops/activities the lessee can conduct
• Water rights and irrigation access
• Who bears maintenance costs
• Profit sharing arrangement (if any)
The lease agreement should be notarised and registered for amounts above a certain threshold. The lessee bears farming costs; the landowner collects annual lease amount regardless of yield.
Farmland: Used for seasonal crop cultivation — rice, sugarcane, cotton, vegetables. Yield is seasonal. Higher water requirement. Soil fertility is key metric.
Horticultural land: Used for cultivation of fruits, vegetables, flowers, and spices. Higher value per acre than general farming. Requires more skill and investment.
Orchard: Established tree crops — mango, coconut, arecanut, banana, jackfruit. Trees are mature (5–15+ years old). Immediate yield from day 1 of lease. The "investment" in growing the trees has already been done.
Plantation: Large-scale cultivation of a single crop — coffee, tea, rubber, cardamom. Usually in specific geographic zones (coffee in Coorg, tea in Nilgiris etc.).
Based on data from Mysuru and Hunsur belt orchards on Orbit Housing:
2-acre mango orchard (80 guntas), 120 mature trees:
• Annual yield: 8–12 tonnes (Alphonso/Totapuri varieties)
• Market rate: ₹15,000–₹20,000 per tonne (farm gate)
• Gross revenue: ₹1,20,000–₹2,40,000/year
• Lease cost: ₹40,000–₹60,000/year
• Harvesting + transportation: ₹30,000–₹50,000/year
• Net profit: ₹30,000–₹1,40,000/year
Yield varies significantly by weather, irrigation, and tree health. Ask the owner for 3-year yield history before signing a lease.
Indian land measurement is regional and confusing. Here are Karnataka-specific conversions:
Karnataka standard:
• 1 Acre = 40 Guntas
• 1 Gunta = 1,089 sqft (approximately)
• 1 Acre = 43,560 sqft
• 1 Hectare = 2.47 Acres
South Indian "Cents" system:
• 1 Acre = 100 Cents
• 1 Cent = 435.6 sqft
Use the Land Calculator on Orbit Housing's listings page (click "Open Calculator" in the yellow bar) to convert instantly between Acres, Guntas, Hectares, and Cents.
Water source is the single most important factor for agricultural land value and productivity:
Canal / River Irrigation (Highest value):
• Reliable, consistent water supply from government canals
• Supports 2–3 crops per year
• Land value premium: 40–60% over rainfed land
• Crop options are unrestricted
Borewell Irrigation:
• Dependent on groundwater level (can fail in drought years)
• Borewell recharge cost: ₹2,000–₹5,000 per month electricity
• Supports 1–2 crops with good management
• Land value: 20–30% premium over rainfed
Rainfed / Dryland:
• Completely dependent on monsoon
• One crop per year maximum
• Lowest land value but lowest cost
• Suitable for drought-resistant crops: groundnut, jowar, sunflower
Before signing any agricultural land lease agreement, verify:
📄 RTC (Pahani) — Confirms owner name, survey number, land classification (must say "agricultural")
📄 Mutation Register (Hissabook) — Shows full ownership history
📄 Encumbrance Certificate (EC) — Confirms no loan or legal dispute on the land
📄 Survey Sketch — Confirms actual boundaries match what you're being shown
📄 Water right documents — If canal-irrigated, verify the water share entitlement
📄 Owner's ID and Aadhaar — Confirm you're dealing with the actual owner
All these documents are available through the village accountant, sub-registrar, or the Karnataka land records portal. Budget ₹10,000–₹25,000 for a property lawyer to do full due diligence before signing.
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