Karnataka RERA Ruling Changes What Homebuyers Can Expect From Project Amenities
Bengaluru, Karnataka, August 25, 2026: The Karnataka Real Estate Appellate Tribunal (KREAT) has set aside a Karnataka Real Estate Regulatory Authority (K-RERA) order in a dispute involving Sobha Sentosa, offering an important development for homebuyers concerned about changes to promised property specifications and amenities.
The dispute involved allegations that the promoter changed certain features shown in the approved plans, model flat and marketing material without obtaining written consent from buyers.
KREAT Sets Aside K-RERA Order
KREAT dismissed the homebuyers' appeal while allowing the promoter's appeal in the dispute.
The project had been sanctioned by the Greater Bengaluru Authority on March 4, 2022, based on its approved master plan, architectural layout and list of amenities. These details were also included in the project's promotional material.
Homebuyers Objected to Changes in Flat Design
The buyers alleged that changes were made to the originally shown specifications, including the design of the second and third bedrooms.
One major concern involved the replacement of French windows with double-partition ventilator windows. Homebuyers argued that the change affected natural light and ventilation inside the apartments.
They also raised objections to changes in landscaping, including the removal of features such as the Super Tree and gazebo that had appeared in the original project concept.
Promoter Said Most Buyers Approved the Changes
The promoter rejected the allegations and said around 82% of purchasers had approved the window changes.
It maintained that the revised windows complied with the approved plan and did not affect the structural integrity of the apartments.
The promoter also denied violations of RERA provisions and said delays caused by unforeseen circumstances had been communicated to homebuyers.
Homebuyers Raised Occupancy Certificate Concerns
The buyers also alleged that payments were demanded despite the project not having obtained its Occupancy Certificate (OC) and the Agreement for Sale not being registered as required under RERA.
They sought several remedies, including correction of the window design, registration of the Agreement for Sale, litigation costs, penalty, the First Preference Right to Lease and the Occupancy Certificate.
The promoter opposed demands for benefits beyond the terms of the Agreement for Sale.
Why This Ruling Matters for Homebuyers
The dispute highlights an important issue for buyers: what happens when a developer changes features or amenities that were shown when the property was sold.
Homebuyers should preserve brochures, model-flat specifications, approved plans, allotment documents and the Agreement for Sale because these documents can become important when disputes arise over promised features.
What Buyers Should Check Before Booking a Project
Before purchasing an under-construction property, buyers should compare:
- Approved project plans
- Amenities listed in RERA disclosures
- Brochures and marketing material
- Model-flat specifications
- Agreement for Sale
- Construction progress
- Occupancy Certificate status
Any material change in specifications or amenities should be carefully examined against the applicable RERA provisions and project documents.
Grihik Property Takeaway
The Sobha Sentosa dispute shows why homebuyers should not rely only on what they see in a model flat or advertisement.
Buyers should keep documentary proof of the features promised at the time of booking and check whether proposed changes are permitted under the approved plans and applicable RERA rules. This can provide stronger protection if the project's specifications change later.