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For homebuyers · NRIs · property investors

Read every clause of your Karnataka property, before you sign.

PropertyRisk reads sale deeds, encumbrance certificates, RTC, mutation extracts, khata and tax receipts in 5 languages — then cross-checks every detail against live records on Bhoomi, BBMP eAasthi and eSwathu. The issues a non-expert would miss are surfaced with the exact clause they came from.

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15 cases on every new account · No card required

app.propertyrisk.in/cases/PR-2026-0427
Case PR-2026-0427
Site No. 42, Hennur, Bengaluru
Verified across Bhoomi · BBMP eAasthi · eSwathu
Risk score
58
Medium
Findings by severity
12
High3
Medium5
Low4
Ownership chain (1992 → today)
3 transfers · continuous
Krishnegowda
1992
Suresh K.
2005
Rohit M.
2014
Current
2023
EC-04Mortgage entry: 2018 — discharge not recorded
RTC-02Crop pattern mismatch with khata land-use
KH-09Owner name spelling differs across 2 docs

What you actually worry about at 11pm

  • "Is the title clear over 30 years?" — A single break in the ownership chain can leave you in litigation for years.
  • "Is this an A-Khata or B-Khata?" — Banks won't lend on B-Khata. You may not find out until your home loan is rejected.
  • "Does the EC really cover 30 years?" — Many buyers are shown a partial 13-year EC that hides earlier registered mortgages.
  • "Was the land properly converted from agricultural?" — Missing 79A/79B endorsement or DC conversion order makes the sale legally fragile.
  • "Is there a registered loan I don't know about?" — A hypothecation note from 2017 can derail your purchase in 2026.

What PropertyRisk actually does for you

Not a chatbot. A real document pipeline that combines AI document understanding, 24 Karnataka-specific risk rules, and live government portal cross-checks on every case.

Reads every clause
Multipage PDFs, scanned or typed, in English, Kannada, Hindi, Tamil and Telugu — including handwritten endorsements and stamp impressions. 23 Karnataka document schemas covering everything from sale deed to Vamsha Vruksha.
Cross-checks live records
On every case, PropertyRisk fetches your survey number's RTC from Bhoomi, your BBMP PID's e-Khata from eAasthi, and your village panchayat's Form 9 / 11B from eSwathu — and reconciles every value against your uploaded documents.
Runs 24 Karnataka risk rules
Title chain consistency, mutation continuity, A vs B-Khata, Section 79A/79B, Suraj Lamp / GPA flags, conversion-order checks, encumbrance verification, stamp-duty alignment — and every finding cites the exact source clause.
Auditable findings
Every flag in the report links back to the specific page and clause it came from. You see what the AI saw, where it saw it, and why it called it a risk. No black box.
Multilingual OCR
Most pan-India tools quietly fail on Kannada / Hindi documents. PropertyRisk handles regional-script scans and stamp impressions natively — no need to ask the seller for English-translated copies.
Optional lawyer-verified report
For high-stakes purchases, route the AI report to a partner property advocate who reviews and signs it. Same advocate-grade signoff a panel review provides — with the AI doing the document grunt-work first.

When to run a PropertyRisk check

Five moments in a property purchase where running a fresh case saves you the most money.

  1. 01

    Before paying token advance

    Run a free pre-screen on the documents the seller / agent has shared. Cheap insurance against committing money to a property with an obvious deal-breaker.

  2. 02

    Before applying for a home loan

    Banks will reject the loan if the property is B-Khata, has a registered encumbrance, or fails 79A/79B. Surface those issues before the bank does.

  3. 03

    Before engaging a panel advocate

    Only engage the advocate on properties that pass automated checks. Save the advocate's hours (and your fees) for properties that actually merit deep legal review.

  4. 04

    Before signing the sale agreement

    Final cross-check before the registered agreement to sell. The cost of finding a defect at this stage is much smaller than after registration.

  5. 05

    When buying remotely as an NRI

    The same evidence an advocate in Bengaluru would see — without flying down. Auditable PDF report you can share with family or your bank.

“But ChatGPT can read my documents too”

It can. Here's the part it can't do.

If you upload your sale deed to ChatGPT or Gemini, you'll get a reasonable summary. What you won't get is the part that actually verifies your property: live cross-checks against Bhoomi, BBMP eAasthi, and eSwathu (the AI tools can't log into government portals or solve their CAPTCHAs); handwritten-Kannada OCR (regional script support is weak); the 24 Karnataka-specific rules you'd have to know to ask about (B-Khata, Section 79A/79B, Suraj Lamp, mutation continuity, conversion-order completeness); and the cross-reconciliation of 12 documents against each other.

The gap that matters most

Generic AI doesn't know what to ask about. If you don't know to ask “is this an A-Khata or B-Khata?”, ChatGPT won't volunteer it. If you don't know to verify the Section 79A/79B endorsement, ChatGPT won't flag its absence. PropertyRisk runs every Karnataka rule every time, by default — without you needing to be a property expert first.

Use ChatGPT to brainstorm questions about your property. Use PropertyRisk to actually verify it. They aren't competitors — they're complements with different jobs.

Common questions buyers ask

The things that come up at the kitchen table every time someone buys their first Karnataka property.

I'm buying my first property. What documents should I actually collect?+

At minimum: the seller's sale deed (and the mother deed they bought it under), a 30-year encumbrance certificate (EC), the latest RTC / Pahani if the land has agricultural origin, the khata certificate (verify it's A-Khata not B-Khata if you're taking a bank loan), the latest property tax receipt, and any conversion order if the land was originally agricultural. Section 79A/79B endorsement is mandatory for non-agriculturist buyers of certain land. Upload everything you have to PropertyRisk and we'll tell you what else to ask the seller for.

What's the difference between A-Khata and B-Khata, and why does it matter?+

A-Khata means the property has been regularised by BBMP — banks lend on it, you can construct on it, you can apply for water and sanction. B-Khata means the property is in BBMP's secondary register: it's been recognised but not regularised — banks won't lend on it, building plan sanction is harder, and the property has lower resale value. A B-Khata classification is a yellow flag for any buyer planning to take a loan; a deal-breaker for many.

Is a 13-year encumbrance certificate enough?+

No. The market practice for Karnataka property is a 30-year EC search. A 13-year EC misses earlier transactions like older mortgages that were never released, partition deeds, gifts, and settlements that affect the title chain. Most experienced advocates and panel valuers insist on 30 years for properties of consequence.

What is Section 79A / 79B of the Karnataka Land Reforms Act?+

Section 79A and 79B restrict who can buy agricultural land in Karnataka — historically you needed to be an agriculturist or have annual income below a threshold. Even after the 2020 amendment relaxed some rules, many transactions still require an endorsement that the buyer is eligible. PropertyRisk flags missing 79A/79B endorsement on any agricultural-origin land.

I'm an NRI buying property remotely. How do I verify everything from abroad?+

PropertyRisk runs entirely from your phone or laptop. Upload the documents your family / agent shares with you; our AI extracts every clause and cross-checks it against live Bhoomi RTC, BBMP eAasthi and eSwathu records — the same government databases an advocate in Bengaluru would query. You see the same evidence your Indian counterpart would see, with timestamps for every fetch.

What is the Suraj Lamp ruling and why does it matter?+

The Suraj Lamp & Industries vs State of Haryana judgment (2011) held that property cannot be transferred via General Power of Attorney (GPA) plus Sale Agreement plus Will — only a registered sale deed transfers title. Many sellers in Karnataka still try to transfer plots via GPA to avoid stamp duty. Buying via GPA leaves the buyer with no real title; PropertyRisk flags any document chain that relies on GPA transfers.

Can I share the report with my advocate?+

Yes — every report is downloadable as a PDF and as a structured Excel file. Advocates routinely use PropertyRisk's report as a starting point for their legal opinion: the document grunt-work is done, and they can focus on legal interpretation. For high-stakes purchases we also offer a lawyer-verified upgrade where a partner property advocate reviews and signs the AI report directly.

Read your first property in minutes

Sign up, upload the sale deed and EC, and let PropertyRisk do the document grunt-work. No card required.

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