✱ ABOUT THE COMPANY
Vittu Bharat Associates LLP is a real estate company at Bannanje, Udupi. We buy and sell property, verify title, arrange bank home loans, and run construction work across Udupi and Mangalore. Seven specialists do this work in one office, so a client speaks to the person who owns the answer.
✱ WHAT WE DO
Apartments, villas, commercial shops and plots in Udupi, Mangalore, Manipal and the wider coastal belt.
Title verification, encumbrance certificates, sale agreement drafting and registration. Done in house.
Bank documentation, eligibility working, and approval coordination with lenders across Karnataka.
3D floor plans, turnkey villa construction and interior execution through Rich Man Assets partners.
Tenant verification, lease agreements, rent collection and upkeep for owners who live elsewhere.
Sales partner for builder projects in coastal Karnataka, including Shanta Serendipity in Udupi.
Farm land, revenue land conversion and land banking. RTC, khata and zoning checked before any deal.
Project identity, digital and offline campaigns, and site level sales support for builders.
✱ THE TEAM
Three executive directors and three directors. Each name below is the person who handles that part of a deal.
Executive Director, Business Development
Commerce graduate. 15 years in sales and marketing, working closely with builders and real estate developers. Handles business development, client relationships, and market expansion for the firm.
Executive Director, Finance
MBA graduate. 15 years as a banker in the home loan division. Deep expertise in loan processing, eligibility, and financial advisory, with strong client relationships built over a career in Udupi.
Advocate, Executive Director, Legal
Advocate based in Udupi. 17 years of legal experience, including 9 years as legal advisor to Sai Radha Builders and Developers. Empanelled with major public and private sector banks for property and loan legal scrutiny.
Director
Over 10 years of experience in real estate sales and marketing, backed by deep market knowledge and strong networking across Udupi.
Director
Over 7 years of experience in real estate sales and marketing, leveraging an extensive property network across coastal Karnataka.
Director
Commerce graduate with 4 years of real estate sales experience, managing end to end client support from pre-sales to closing.
Director, Digital Marketing
Leads digital strategy, online campaigns, and brand visibility across platforms to connect buyers and sellers in coastal Karnataka.
✱ HOW WE WORK
Tell us the property type, budget and location. We call back the same business day. A person calls, not a recording.
Open the form3rd Floor, Sriram Building, Bannanje, Udupi. Monday to Saturday. Bring your papers and we read them with you.
Get directionsShortlist what interests you on our portal, then send an enquiry from that listing page.
Rich Man AssetsWe do not follow up with repeated sales calls. One call. Your decision.
✱ THE RULES THAT APPLY
These are the figures and rules we work with every day. They are published by the state and by lenders, not by us. Each one links to its source so you can check it yourself.
Stamp duty is 5 percent for property valued above 45 lakh, with lower slabs below that. The registration fee doubled from 1 percent to 2 percent with effect from 31 August 2025. Both are charged on the higher of your sale value or the government guidance value.
Source: Kaveri Online Services, Department of Stamps and Registration. Some guides still quote the old 1 percent fee, so check the calculator for your own deal before you pay.
Guidance value is the minimum value the Karnataka government fixes for land and buildings in an area. Other states call it circle rate. The sub-registrar uses it as the floor for stamp duty, so a deal cannot be registered below it. Banks also look at it when they value a property for a loan.
Source: Kaveri portal guidance value search and Karnataka IGR.
An encumbrance certificate lists every registered charge on a property. It is how you find a loan, a lien or an old sale that the seller did not mention. It can be pulled online from Kaveri for a small fee, 35 rupees for the first year and 10 rupees for each further year. We read 30 years of it before we let a client pay anything.
Source: Kaveri Online Services EC search.
All land in Karnataka is agricultural by default. Section 95 of the Karnataka Land Revenue Act, 1964 lets the Deputy Commissioner convert a parcel to non-agricultural use. That order is why people say DC conversion. Without it there is no khata, no building plan sanction, no bank loan and no legal construction. The rules changed again in September 2025 under the Karnataka Land Revenue Rules Amendment, with new paperwork and stiffer penalties.
Source: Karnataka Land Revenue Act, 1964, Section 95, applied through Bhoomi land records and the Karnataka Revenue Department.
Yes. Registration is required for projects where the land exceeds 500 square metres or there are more than eight units. K-RERA had registered more than 8,357 projects and 5,417 agents by 2026. Any buyer can search a project on the state portal without paying or logging in, and see the promoter, approved plans, timeline and any litigation. A builder must also carry the registration number in every advertisement. Do this before the site visit, not after.
Source: Karnataka RERA, under the Karnataka Real Estate Regulation and Development Rules, 2017.
As of August 2026 home loan rates start near 7 percent a year. Bank of Maharashtra and Central Bank of India were quoting from 7 percent, Bank of India from 7.10 percent, SBI from 7.25 percent, Karnataka Bank from 7.48 percent, ICICI from 7.55 percent, HDFC from 7.75 percent and Axis from 8 percent. Lenders keep their lowest rates for applicants with a credit score above 750. Women applicants usually get about 0.05 percent off.
Sources: Business Standard, 27 August 2026 and lender pages for SBI and HDFC. Rates move with the repo rate, so treat these as a starting point and not a quote. Checked 6 September 2026. Call us for the rate on the day you apply.
Residential and commercial property, freely. There is no cap on how many units and no RBI permission needed, as long as payment comes through NRE, NRO or normal banking channels. Agricultural land, plantation property and farmhouses cannot be bought at all. They can only be inherited. A breach can cost up to three times the transaction value, so the land classification in the record matters more than what anyone tells you on site.
Source: Foreign Exchange Management (Non-debt Instruments) Rules, 2019, Rule 24, read with FEMA Section 13.
In cents. One cent is 435.56 square feet, and prices in Udupi and Mangalore are usually quoted per cent. One guntha is 1,089 square feet, about 2.5 cents. A 30 by 40 site is 1,200 square feet, about 2.75 cents. Locally the word site means a residential plot. The two words mean the same thing.
Local measure in common use across Udupi and Dakshina Kannada.
✱ QUESTIONS
We are a real estate company at Bannanje, Udupi. We handle property buying and selling, legal title verification, bank home loans, construction and interiors, rental management, builder project sales, agricultural land advisory, and project branding across Udupi and Mangalore.
Udupi district and Dakshina Kannada district. In Udupi that includes Bannanje, Manipal, Udupi city, Brahmavar, Kundapur, Karkala, Hebri, Byndoor, Padubidri and Kaup. In Mangalore it includes Bejai, Kadri, Hampankatta, Kankanady, Mangaladevi, Surathkal, Mulky, Bantwal, Puttur and Sullia.
Yes. Advocate Deepa R Kotian leads it. She has 17 years in property law and is empanelled with leading banks, so lenders accept our title reports directly and do not run a second legal check.
No loan fee. Our income on a transaction comes from the builder or seller side. Loan enquiries are processed the same day and we come back with a bank shortlist within 24 hours.
Yes. We handle video consultation, digital document sharing, power of attorney drafting by our legal team, and coordination with the sub-registrar office, so the buyer does not have to travel. Payment is structured through NRE or NRO accounts.
Same business day for enquiries sent through the form. The office is open Monday to Saturday, 9am to 7pm.
Tell us what property, budget or service you have in mind. You will speak to the director who handles it.
3rd Floor, Sriram Building, Bannanje, Udupi 576101, Karnataka