Before you go
At a glance, Before You Sign, Common Questions, IKAN India Essentials. 5 min read.
01At a glance
Key facts at a glance
The figures people ask us for first. Each one is explained in its chapter.
- Where you are moving
- Bengaluru, India's technology capital.
- Security deposit
- Six months' rent is standard in Bengaluru, higher than most Indian cities. Three to four months is achievable in a slower market.
- Standard lease
- An 11-month lease is standard, renewable each year.
- Move-in report
- Your move-in record is made in move.report and reaches you within 24 hours of check-in. You can comment on it for 24 hours from when you receive it. See a sample report.
02Before You Sign
What to watch out for
Bengaluru works well for most people, but it has a few problems that other city guides skip over. Knowing them before you arrive saves you time, money and stress.
Traffic is not a minor inconvenience
Bengaluru consistently tops global traffic congestion indices. A 15km commute can take 90 minutes at peak hour. This is not an exaggeration. Every single relocation decision, where to live, which school, should be made in light of traffic proximity. Get this wrong and you lose 3+ hours a day.
Six-month security deposit is the norm
Bengaluru's rental market typically asks for around 6 months' deposit upfront, on a ₹65,000/month apartment that's about ₹3.9 lakh locked away. This is higher than most Indian cities and catches some newcomers off guard. Budget for this separately from your moving costs. IKAN negotiates this down in most cases.
Water supply is not guaranteed
Bengaluru has a chronic water problem, Cauvery supply is rationed and borewells in many areas are depleting. Ask specifically about water source (Cauvery vs borewell), storage capacity, and tanker dependency before signing any lease. Some buildings charge ₹2,000 to 5,000/month extra for tanker water.
Flooding in low-lying areas
Several Bengaluru neighbourhoods flood severely during heavy monsoon rains, Bellandur, Varthur, Sarjapur stretch, and parts of Whitefield near lake catchments. Check the history of any building near a lake or low area. Ask neighbours directly, not the broker.
School admission timelines are brutal
NPS, Bishop Cotton, and top CBSE schools in Bengaluru fill their waitlists 12 to 18 months in advance. If you have children in school age, start the admission process the moment your posting is confirmed, not after you arrive. IKAN's school advisory service is invaluable here.
Power backup varies widely
BESCOM (electricity utility) supplies are generally reliable, but older standalone buildings can have frequent outages during peak summer or heavy monsoon. Gated communities with DG backup are significantly better. Verify the DG backup coverage (50% load vs 100%) before signing on any mid-rise or independent house.
Before You Sign the Lease · IKAN Checklist
1.Research: Verify building's water supply source. Check flood history. Check where you join the Outer Ring Road (ORR) and time the commute at peak hours by driving it yourself.
2.Shortlist: Shortlist 3 to 5 apartments. Check DG backup coverage. Verify society maintenance charges separately from rent.
3.Vet the building: Confirm BESCOM meter in landlord's name. Check for existing rent arrears or society dues. Verify property title if possible.
4.Negotiate: Push the deposit from 6 months toward 3 to 4 months. Negotiate 1 month rent-free for painting or wear. IKAN handles this professionally.
5.Sign: Aadhaar, PAN. IKAN helps negotiate and prepare your Lease. Register the agreement (mandatory in Karnataka for 12-month Leases).
03Common Questions
Common questions
The questions people ask us most, answered from this guide.
How much security deposit do landlords in Bengaluru ask for?
Six months' rent is standard in Bengaluru, higher than most Indian cities. Three to four months is achievable in a slower market. Your IKAN consultant negotiates it and gets the figure in writing before you sign.
What is the standard lease length in Bengaluru?
An 11-month lease is standard, renewable each year. Three IKAN reviewers check every clause before the lease reaches you.
Which are the best neighbourhoods in Bengaluru for a relocating family or professional?
This guide profiles 9 areas, and people ask us most about four of them. Indiranagar has cafés and tree-lined streets. Koramangala is India's startup address. Whitefield is the IT corridor, with its gated communities. HSR Layout is planned, walkable and good for families. The Where to live chapter helps you match a shortlist to your budget and commute.
How does the IKAN move-in inspection work?
On check-in day your consultant photographs every meter, key and fixture. The record is made in move.report and reaches you within 24 hours. You can comment on it for 24 hours from when you receive it, and then it is locked as your move-in baseline. That baseline is what protects your deposit at move-out.
04Go Deeper · IKAN India Essentials
Step by step guides for the paperwork
Each step in this guide has a matching IKAN India Essentials guide. It goes through the forms one by one, and it is the pack your consultant works from. Start with these five.
Renting Your Home
The playbook for a Leave & License (the standard Indian lease): deposits, clauses and registration.
Read the guide
Lease Registration & Stamp Duty
When a lease must be registered, what stamp duty costs and the Sub-Registrar step-by-step.
Read the guide
Rent & the TDS Rule
When higher rents make you, the tenant, deduct and deposit tax on the landlord's behalf.
Read the guide
Schools & Admissions
Curricula, timelines and the admissions paperwork, board by board.
Read the guide
Healthcare in India
Hospitals, insurance networks, pharmacies and everyday care.
Read the guide
Already moving with IKAN?
Your homes, dates and papers are in i-Navigate, IKAN's app for families. It opens with the email address your IKAN consultant has for you, then sends you a six digit code.
Open your move Not moving with IKAN yet? Write to relo@ikan.com and a consultant will reply.