Buying a property in Mangalore—a coastal city in Karnataka known for its real estate growth—requires careful attention to both general and location-specific factors. Here’s what you should know:
🧾 1. Verify Title and Legal Clearances
- Title Deed: Ensure the seller has a clear title. The property should not be under dispute.
- Encumbrance Certificate: Get this from the Sub-Registrar’s Office to confirm no legal dues.
- DC Conversion: For agricultural land, ensure DC conversion to non-agricultural use is done.
- Check RERA Registration: If it’s a new apartment or project, verify that it’s Karnataka RERA registered (https://rera.karnataka.gov.in).
📍 2. Location Matters in Mangalore
- Flood-Prone Areas: Avoid low-lying areas like parts of Kottara, Kulur, or areas close to the Nethravathi River during monsoon.
- Access to Infrastructure: Ensure good road connectivity, proximity to hospitals, schools, and markets.
- Popular Localities:
- Bejai, Kadri, Kankanady – central and well-connected
- Derebail, Mary Hill, Bondel – developing suburbs
- Surathkal – if working/studying at NITK or industrial zone
💸 3. Budget & Hidden Costs
- Market Rate: Compare rates with nearby properties via brokers or online portals.
- Registration Charges: In Karnataka, registration is 5.6% (stamp duty + cess) of the property value.
- Maintenance Fees: Ask about monthly maintenance, especially in apartments.
- Corpus Fund or One-Time Payments: Confirm all upfront costs with the builder or society.
🏗️ 4. Builder or Seller Background
- Reputation: Choose reputed builders like Mohtisham, Land Trades, Brigade, etc.
- Past Projects: Visit older projects to assess construction quality.
- Completion Timeline: For under-construction projects, get written commitment on possession date.
🛠️ 5. Construction & Amenities
- Soil & Foundation: Coastal regions have different soil types; check for solid construction.
- Parking: Ensure dedicated parking (covered/open) is included.
- Lift, Generator, Water Supply: Critical for multi-story apartments in Mangalore.
- Water Source: Confirm borewell + Mangalore City Corporation (MCC) water availability.
🌳 6. Future Growth & Resale Potential
- Check proximity to:
- Upcoming IT parks or industrial zones
- Highways like NH66 and NH75
- Mangalore International Airport (if frequent travel needed)
- Mangalore is expanding towards Kulur, Thokkottu, Bajpe—these offer good long-term ROI.
🧠 7. Cultural & Practical Considerations
- Language & Local Network: Knowing Konkani, Tulu, or Kannada helps in local dealings.
- Documentation Help: Hire a local real estate lawyer for documentation, especially if you’re an NRI or non-local buyer.
- Society Rules: Some housing societies in Mangalore may follow religious/cultural admission norms—check before buying.