10 Things to Check Before Buying a Flat in India

1. Match the project, phase and seller

Record the exact project name, phase, tower and unit. Match the promoter or seller’s legal name across the cost sheet, official records and draft agreement. A familiar marketing brand does not tell you which entity will sign the contract. For resale, establish the owner’s authority to sell and who must consent.

2. Check the applicable RERA record

Use the relevant state authority rather than a search-result snippet. Search with the registration number and compare the project identity, location and promoter. If the project is being sold in phases, check the phase you are buying. Ask an independent professional to examine a claimed registration exemption. Registration alone is not an assurance that every purchase risk is resolved.

India Code — Real Estate (Regulation and Development) Act, 2016

3. Have title and approvals reviewed

Ask your lawyer for a transaction-specific document list and a written explanation of unresolved issues. Title, land rights, permissions and seller authority cannot be established from a brochure. Do not assume that a lender’s willingness to finance another unit is a substitute for your own legal review.

4. Understand the unit and area definition

Match the unit on the plan to the unit in the agreement. Compare the same area measure across options; avoid dividing one seller’s price by carpet area and another’s by a different advertised area. Check balconies, parking, specifications and which items are exclusive or shared. Get material clarifications in writing.

5. Obtain an all-in cost sheet

Ask for an itemised dated quote with inclusions, exclusions, taxes where applicable, deposits and the payment schedule. Add transaction charges, loan costs, furnishing and a cash reserve to your own budget. A manageable headline price may still create an unaffordable cash requirement at a particular milestone.

6. Read the loan terms

Compare the lender’s repayment terms, applicable charges and conditions. The RBI’s Key Facts Statement framework is a useful reference for eligible retail loans. Understand what can change and what you owe before assuming a promotional rate describes the full cost. Ask the lender about disbursement conditions for this project and borrower.

Reserve Bank of India — Key Facts Statement for Loans & Advances

7. Read possession and cancellation provisions

Check the proposed agreement’s delivery obligations, cancellation process, refund conditions, specifications and remedies. Do not rely on a verbal statement that “all money is refundable”. Have a lawyer explain provisions you do not understand before paying. Keep the written sales commitments alongside the contract and identify any inconsistency.

8. Visit the site and surrounding streets

Visit at commuting hours and, if possible, after dark or in conditions that reveal drainage and access problems. Examine noise, walking routes, nearby services and the actual approach road. Distinguish an operational amenity from a planned one. For a completed flat, arrange a suitable inspection and record defects and outstanding work.

9. Understand the cost of living there

Ask about maintenance, utilities, association obligations, parking rules and likely fit-out work. Review applicable completion or occupancy records and handover documentation for the property type. For resale, investigate outstanding dues and transfer procedures. Do not let a furnished show flat stand in for a review of the actual unit.

10. Close the unanswered questions before booking

Create a simple register: question, document requested, person responsible and answer date. A missing approval, inconsistent unit detail or unclear refund term should remain visible until resolved. Sales pressure is not evidence. Save receipts and signed documents in a place you control.

PropAstro can help organise your property questions and compare the context of shortlisted homes. It cannot certify title or guarantee an outcome. Start with the project name, location, budget and what concerns you most.