Oversight of your site — the homeowner's agent for building a house in Bengaluru.
This is v1, not gospel. Treat every number as a placeholder for the real one you'll get from a pilot, and every open gap (Section 12) as a blocking task, not a footnote. When you and Vaseem change your minds on something here, that's the plan working — cross it out and move on.
Individual home building — an owner directly appointing an architect, contractor, carpenters, plumbers — is a real, large slice of Indian construction, and it runs on trust, hope, and WhatsApp threads. OverSite is the neutral, tech-enabled "trusted lieutenant" that gives the homeowner visibility, compliance guidance, and PMC oversight — without ever becoming their contractor.
Solving only tracking, or only compliance, doesn't close the trust gap. All four compound each other.
Vendors are hired on referrals with no neutral party to answer to when things go wrong.
Owner rarely knows real schedule vs. plan, real cost vs. budget, or what's done vs. pending.
Owner doesn't know if their land needs BBMP, BDA, or Panchayat approval — or what e-Khata, EC, CC, OC even mean.
Architect, contractor, carpenter, plumber, electrician are all sourced independently, with no one owning the journey.
We are the homeowner's agent, not their contractor. OverSite never becomes the general contractor or design-build firm — the owner always appoints and pays their own vendors.
Trust is earned by staying structurally on the owner's side. Fee logic, escrow design, and incentives should never quietly convert OverSite into an advocate for the vendor.
Every module works as an independent entry point. The four flagged BUILD FIRST are the trust wedge — the ones that need to be right before anything else earns attention.
This is the hardest-to-replicate module, and it's also where every existing competitor stops short.
| Jurisdiction | Who controls it | What it means for the owner |
|---|---|---|
| BDA Bangalore Development Authority | Approves layouts, not individual house construction | Even inside a BDA-approved layout, the house itself still needs individual plan approval from BBMP. |
| BBMP Bruhat Bengaluru Mahanagara Palike | Building plan approval, Khata (A & B), Occupancy Certificate, inside city limits | The primary path for most in-city plots — requires a licensed architect, e-Khata (mandatory since July 2025), and FAR/setback compliance via BPAMS. |
| Gram Panchayat outside BBMP limits | Governs fringe areas — Sarjapur, Hoskote, Devanahalli, Kanakapura outskirts | Higher risk: GP khata can mean loan rejection, resale difficulty, and OC denial if the area is later absorbed into BBMP — a disclosure the product must surface clearly, never bury. |
| Player | Model | Where they stop short |
|---|---|---|
| BuildNext, Prithu | Vertically-integrated design-build contractor with an app layer | They are the contractor — owner isn't appointing independent vendors, they're buying a build. |
| Brick&Bolt Bengaluru-founded, VC-backed | Neutral marketplace + escrow + tech-driven quality checks — closest peer model | Construction-phase only. No pre-construction land/legal due diligence, no specialty architect discovery, no loan tab. |
| BuildControl | B2B SaaS sold to contractors / PMCs for their own ops | Not homeowner-facing at all — no trust layer for the owner. |
| OverSite | Neutral platform + PMC, starting at land due diligence through to marketplace and loan tab | Goes earlier (land/legal) and wider (specialty architects, loans) than any of the above. |
6–10% of construction cost is the industry norm — and it's a net saving against the 15–20% overrun an unsupervised build typically eats.
| Tier | Trigger | Fee logic |
|---|---|---|
| Compliance-only | Owner just wants the land/legal/jurisdiction checklist done | Flat fee per checklist — low-ticket, high-volume funnel entry point |
| PMC — Standard | Owner already has an architect/contractor, wants oversight only | % of construction cost, lower end of the 6–10% band |
| PMC — Full Concierge | Owner wants vendor sourcing from our marketplace + full oversight + payment certification | % toward the higher end, reflecting sourcing + coordination + oversight combined |
| Category | Risk | Mitigation |
|---|---|---|
| Market / adoption | Owners won't pay a PMC fee before seeing value | Lead with the free/low-cost compliance checklist as the trust-building wedge |
| Execution / vendor quality | One bad marketplace recommendation damages trust irreversibly | Small, deeply-vetted founding vendor cohort; PMC oversight as a check even on our own picks |
| Regulatory / liability | Wrong compliance guidance creates real legal exposure | Legal review before any guidance ships; clear disclaimers; human-in-the-loop on edge cases |
| Incentive drift | Contractor-side commission alongside owner-side fees could bias us against the owner | Keep fee logic transparent; avoid stacking incentives that reward the vendor relationship over the owner's |
| Competitive | Brick&Bolt or a fast-follower extends upstream into compliance first | Move fast specifically on Modules 01–03 — that's the differentiation window |
| Financial | PMC fee collects in milestones over a 6–18 month build; platform cost is upfront | Model fee-collection timing explicitly against burn before over-building |
Before this is investor-ready or execution-ready, these are open — not footnotes, blocking tasks.
Actual CAC, PMC take-rate at scale, vendor-side economics, and a real financial projection — not built here since this was scoped as a strategy/product blueprint, not a financial plan. Worth a dedicated follow-up once pilot data exists.
Whether RERA applies to an individual homeowner building on their own plot in Karnataka (as opposed to a developer/promoter) is unresolved — get a definitive legal read before the product states anything as fact in-app.
Whether funds route through OverSite or are simply gated by our sign-off has real money-transmission and GST implications — needs a decision before Module 11 is built.
Annual BBMP/BDA/Panchayat individual building-plan approvals aren't cleanly published — likely needs an RTI request or industry-body data (CREDAI Bengaluru).
Legal entity, cap table, and how you and Vaseem split ownership and responsibility aren't addressed in this document.