15 Questions Every Buyer Should Ask Before Booking a Flat in Pune

Most people walk into a real estate site visit with one question in their head: can I afford this?

That's understandable. But in Pune's residential market—where a 3 BHK in Punawale or Wakad now easily crosses ₹1 crore—affordability is only the starting point. The questions you ask after that are what separate buyers who make great decisions from those who spend years dealing with delayed possession, carpet area disputes, and unexpected costs.

I've been advising homebuyers in Pune for over a decade. I've sat in hundreds of site visit conversations. And the pattern is always the same: buyers who come prepared with the right questions leave with better deals, better projects, and far fewer regrets. Buyers who rely on the sales team to tell them what matters miss things that cost them—sometimes lakhs, sometimes years.

This article gives you fifteen questions. Not fifteen generic tips—fifteen specific, field-tested questions that you should ask verbally, get written answers for, and verify independently before you pay a single rupee of booking amount. Each question comes with an explanation of why it matters, what a good answer looks like, what a red flag sounds like, and how to verify the answer yourself.

Use this as a conversation guide on your next site visit. Use it whether you're a first-time buyer, a family relocating from another city, an IT professional choosing between Hinjewadi corridor projects, or an NRI evaluating from abroad. The questions work in every context.

How to use this guide: Print or save this article. Bring it to your site visit. Ask every question. Note the answers. Verify independently. Do not book until all 15 are answered in writing.

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Quick Reference: 15 Questions at a Glance

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Question 1: Is the Project RERA Registered — and Is the Registration Currently Valid?

— The First Filter. Non-Negotiable. —

This is the foundation. Before you visit the sample flat, before you look at the floor plan, before you ask anything else—check RERA registration. In Maharashtra, every residential project with more than 8 units or more than 500 sq metres of development area must be registered with MahaRERA. A project without valid registration is operating outside the law, and you have no legal protection as a buyer.

The reason I put "currently valid" in the question is important. A project can be RERA-registered but have an expired or lapsed registration. Some buyers check for the registration number and stop there. You need to verify the status on the portal—it should say "Valid," not "Lapsed" or "Revoked."

What to Ask the Sales Team

• What is the RERA registration number for this project?
• What is the registered possession date on MahaRERA?
• Has the registration been extended? If so, how many times?

How to Verify Independently

Visit maharera.mahaonline.gov.in → Projects → search by project name or RERA number. Check: Status (must say 'Valid'), registered completion date, promoter name matches, and whether any complaints have been filed against the project.

✅ Right answer: RERA number provided immediately, status confirmed Valid on the portal, completion date matches what the sales team states.

🚩 Red flag: "We are in the process of registering" / "Pre-launch discount available before RERA" / Registration found on portal but status shows Lapsed or Revised multiple times.

> Insider tip: Under RERA 2.0 (launched March 2026), digital dashboards now allow buyers to track construction progress, fund utilisation, and approval status in real time. Ask the sales team to show you the project's live dashboard on the MahaRERA portal.

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Question 2: What Is the Exact RERA Carpet Area of My Unit?

— The Question That Tells You What You're Actually Buying —

This is where most buyers get confused—and where some builders still create confusion, even post-RERA. Super built-up area, built-up area, and carpet area are three very different numbers. You live in the carpet area. The rest is walls, corridors, lobbies, and common spaces that you pay for but do not inhabit.

Under RERA, all builders are legally required to quote and price apartments based on carpet area. But in conversations and informal marketing materials, the super built-up figure still appears. A flat marketed as "1,350 sq ft" in super built-up terms may have a RERA carpet area of only 890 sq ft. That gap—460 sq ft—is roughly the size of a second bedroom. It changes the per-sq-ft cost calculation entirely.

What to Ask

• What is the RERA carpet area of this specific unit, in square feet?
• Can you show me the carpet area figure on the MahaRERA portal for this project?
• What is the carpet area as a percentage of the total priced area?

The Calculation That Matters

Always calculate: Total price ÷ RERA carpet area = your true per-sq-ft cost. Do this for every project you compare. Two projects priced identically can have a ₹1,000–1,500/sq ft difference in true carpet area cost, which on a ₹1 crore flat means ₹8–12 lakh of invisible difference.

✅ Right answer: Sales executive pulls up the RERA portal and shows you the carpet area figure—or provides the RERA-registered floor plan which includes dimensions.

🚩 Red flag: "The size is 1,200 sq ft" without specifying which area type. Or: "Carpet area will be confirmed at agreement stage." The carpet area must be declared on RERA before any booking.

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Question 3: What Is the Total All-In Cost — Not Just the Base Price?

— The Price on the Hoarding Is Never the Price You Pay —

This is the question that produces the biggest gap between expectation and reality in Pune's residential market. A buyer sees ₹78 lakh on the hoarding, budgets accordingly, and discovers after booking that the actual all-in cost is ₹92–95 lakh. By then, the booking amount is paid and the emotional commitment is made.

In Pune's market, the additional charges beyond base price are not trivial. They can add 15–22% to the headline figure. Here's a breakdown:

What to Ask

• Can you give me a complete cost sheet—all charges, not just base price?
• Is parking included in the base price, or charged separately?
• What is the GST rate applicable to this project?
• What are the estimated stamp duty and registration charges for this unit?
• What is the maintenance deposit amount?

✅ Right answer: A written cost sheet—sometimes called a 'payment schedule' or 'final price breakup'—that itemises every charge. Any builder confident in their project will provide this on request.

🚩 Red flag: "We'll share that at the time of agreement" / "Parking is extra but we haven't finalised the charges." Vague cost communication at the site visit stage is a strong warning sign.

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Question 4: What Is the Payment Plan — and Is It Construction-Linked?

— This One Question Can Save You Lakhs If the Builder Delays —

Payment plans in Pune's residential market come in two main forms: construction-linked plans (CLP) and time-linked plans (TLP). The difference matters enormously if a project is delayed—which, statistically, a majority of Pune projects have been at some point.

In a construction-linked plan, you pay each instalment only when a specific construction milestone is achieved—foundation complete, first slab, third floor slab, finishing stage, possession. If the builder slows down or pauses construction, you don't pay. Your financial exposure is always proportional to physical progress.

In a time-linked plan, you pay on a fixed calendar schedule regardless of whether construction has progressed. If the builder takes a year off between the third and fifth floor, you continue paying on schedule. You are essentially financing the builder's cash flow regardless of delivery.

What to Ask

• Is this a construction-linked or time-linked payment plan?
• What are the specific milestones that trigger each payment instalment?
• If I have a home loan, will the bank disburse against these milestones?
• Is there a subvention scheme, and what are the exact terms if the builder delays possession?

> Insider tip: Under RERA Section 13, a builder cannot collect more than 10% of the agreement value as advance before a registered sale agreement is executed. If a builder asks for more than 10% before agreement—walk away.

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Question 5: What Is the Builder's Track Record on Possession Timelines?

— Past Performance Is Your Only Reliable Predictor —

Every builder will tell you that this project will be delivered on time. That is not useful information. What is useful is whether they have delivered past projects on time. The MahaRERA portal gives you this data, project by project, and it takes 15 minutes to compile a picture of a builder's actual delivery record.

Look up the builder's company name on maharera.mahaonline.gov.in. You will see every registered project, the original completion date, the revised completion date, and the current status. A builder with a consistent pattern of extending possession dates by 12–18 months on past projects will almost certainly repeat that behaviour.

What to Ask

• Can you give me a list of your last five completed projects and their possession dates?
• Did those projects receive Occupancy Certificates within 6 months of possession?
• Have any MahaRERA complaints been filed against your company on past projects?

How to Research Independently

• Search builder name on MahaRERA → Projects → filter by 'Completed'
• Compare 'Original Completion Date' vs 'Revised Completion Date' across multiple projects
• Visit 1–2 completed projects. Speak to residents in person about quality, society handover, and OC experience
• Search "(Builder Name) MahaRERA complaint" or "(Builder Name) delay" in news archives

🚩 Red flag: Builder deflects the question / Cannot name three completed projects / MahaRERA shows multiple possession date extensions on past projects / Residents report OC delays of 12+ months.

For a benchmark of what a transparent builder profile looks like: See how Infinity Evana, Punawale is positioned on builder transparency

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Question 6: Have the Builder's Completed Projects Received Occupancy Certificates?

— The Document That Makes Your Flat Legally Habitable —

The Occupancy Certificate (OC) is issued by PMC or PCMC after inspecting the completed building and confirming it was built per the sanctioned plan and is safe for habitation. It is the single most important document between construction completion and your moving in.

Without OC, you cannot legally connect water and electricity connections in your own name, you cannot apply for a home loan on resale, and the property's legal status is uncertain. Yet many builders in Pune have given 'possession'—physical keys—without OC in hand, sometimes by months, sometimes by years.

Under MahaRERA's rules, a builder cannot compel buyers to take possession without OC. But in practice, buyers who are eager to move in accept possession without it—and then face downstream complications.

What to Ask

• Do all your completed projects have Occupancy Certificates? Can you share the OC numbers?
• What is the estimated time gap between possession and OC for your recent projects?
• Does this project's RERA registration include the OC as a delivery condition?

How to Verify

• Ask the builder to show OC documents for a completed project during the site visit
• Visit a completed project by the same builder and speak to the society—ask if OC has been received
• Check the PCMC or PMC portal for building completion certificates linked to the builder's past addresses

✅ Right answer: Builder shows OC copies for recent completed projects. OC was received within 3–6 months of possession. No gap between key handover and OC.

🚩 Red flag: "OC is under process" in a project that has been 'possessed' for 2+ years. Residents living without valid OC is a legal risk for the entire society.

> Insider tip: You are legally entitled under MahaRERA to refuse possession and continue earning interest compensation from the builder until OC is provided. Do not accept keys without OC being available—once you accept physical possession, proving you did so under pressure becomes extremely difficult.

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Question 7: Who Owns the Land — and Is the Title Clean?

— A Beautiful Building on Disputed Land Is a Time Bomb —

Land title disputes are one of the leading causes of project stalling and buyer distress in Pune. A developer may have purchased land from multiple sellers, with portions under dispute. Or the land may have agricultural zoning that hasn't been properly converted to residential use. Or the title chain may have a gap—a missing document from a transaction decades ago—that creates ownership uncertainty.

None of this is visible from the sample flat or the brochure. It requires a legal opinion on the title chain—which is exactly why hiring a property lawyer for ₹15,000–25,000 before booking is one of the best investments you'll make in this transaction.

What to Ask

• Can I see the title document for the land on which this project is being built?
• Is the land use zoning confirmed as residential under the PMRDA / PMC development plan?
• Is there any agricultural land conversion pending? Has NA (Non-Agricultural) order been received?
• Are there any encumbrances, mortgages, or charges registered against this land?
• Is the land owned entirely by the developer, or is it a joint development with a landowner?

How to Verify

Commission an independent title search through a Pune-based property lawyer. This involves searching the Sub-Registrar's records for the property. The report will identify gaps in the ownership chain, any mortgages registered against the land, and pending legal disputes. Cost: ₹5,000–15,000 for the title search report.

⚠️ Watch out: Joint Development Agreements (JDA)—where the builder has partnered with a landowner rather than purchasing the land outright—require extra scrutiny. Verify that the JDA gives the builder authority to sell units to third parties, and that the landowner has signed off on the specific unit you are booking.

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Question 8: What Are the Exact Maintenance Charges, and What Do They Cover?

— The Cost You Pay Every Month for the Next 30 Years —

Maintenance charges are invisible at the time of booking and very visible once you take possession. In Pune's mid-premium residential projects, maintenance charges range from ₹3 per sq ft per month to ₹9 per sq ft per month. On a 1,200 sq ft flat, that's the difference between ₹3,600 and ₹10,800 per month—or ₹43,200 to ₹1,29,600 per year.

Over a 10-year holding period, this difference—indexed to annual inflation—can easily cross ₹15–20 lakh in absolute rupee terms. Most buyers who focused only on EMI during the booking stage are surprised by this when society invoices start arriving.

What to Ask

• What is the maintenance charge per sq ft per month for this project?
• Is maintenance charged on carpet area or super built-up area?
• What does the maintenance charge cover—security, housekeeping, power backup, landscaping?
• What are the charges for power backup usage—is it included or metered?
• Who manages the society after possession—the builder, or an independent property management company?
• When does society handover to residents happen—and what is the handover process?

> Insider tip: Maintenance charged on carpet area is fairer to buyers than super built-up area charging. Clarify this before booking—it is a legitimate negotiation point, and the basis of charge should be stated in the sale agreement.

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Question 9: Which Amenities Are Committed in the RERA Filing vs 'Planned'?

— The Clubhouse You See in the Brochure May Not Exist in the Agreement —

Amenity promises are where developer marketing and legal commitments diverge most dramatically. A brochure may show a rooftop infinity pool, a 10,000 sq ft clubhouse, a co-working lounge, a yoga pavilion, and a children's splash zone. But what matters legally is only what appears in the RERA-registered project filing—the AOP (Amenities and Obligations Plan).

Amenities described as 'proposed,' 'planned,' or 'subject to society approval' in the RERA filing carry no binding obligation on the builder. You are paying for what is committed—and you need to know exactly what that is.

What to Ask

• Can you show me the amenities listed in the RERA project filing—not the brochure?
• For each amenity shown in the sample flat or brochure, is it committed in Phase 1 or is it planned for a later phase?
• What is the exact size of the clubhouse committed in RERA—and is the pool included?
• Are any amenities shared with another wing or phase of the project?

How to Verify

On the MahaRERA portal, download the project's AOP document. This lists every amenity the builder is legally committed to deliver, along with the delivery timeline. Cross-reference this against the brochure line by line.

⚠️ Watch out: Amenities that appear in the brochure but not in the AOP have no legal enforceability. If an amenity is important to you—say, the swimming pool—make sure it appears by name in the RERA filing before you book.

For a project where amenity commitments are clearly documented: View Unique Que 154 project specifications

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Question 10: What Is the Floor Plan Efficiency — and Can I See the Actual Dimensions?

— The Floor Plan Is the Truth. The Sample Flat Is the Marketing. —

Sample flats are styled by interior designers. The furniture is custom-built at a slightly smaller scale to make rooms feel larger. The lighting is professional. The balcony has carefully chosen plants. None of this tells you how the actual flat will feel when you live in it.

The floor plan does. Specifically, the dimensions on the RERA-registered floor plan tell you whether the master bedroom will fit a king bed and a wardrobe with walking space, whether the living room will accommodate a sofa set and a dining table for six, and whether the kitchen is functional or a corridor.

What to Ask

• Can I see the RERA-registered floor plan with dimensions for my specific unit?
• What is the carpet area breakdown by room—bedroom sizes, living room, kitchen?
• What is the carpet-to-super-built-up ratio for this project? (Above 70% is efficient)
• Is the balcony area usable, or is it a token 30 sq ft ledge?
• Where does natural light enter in this unit—which direction does it face?

What a Good Floor Plan Looks Like

> Insider tip: Ask specifically for the floor plan of your unit number—not a generic representative plan. Layouts vary within a project by wing and floor, and corner units, middle units, and end units have meaningfully different dimensions.

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Question 11: What Is the Possession Date on RERA — and What Compensation Do I Get If It Slips?

— The Date That Changes Your Financial Plan —

Your possession date is not the date the sales team mentions in conversation. It is the date registered on MahaRERA. That is the legally binding commitment. And if the builder misses it, MahaRERA provides a specific remedy: the builder must pay you interest on the amount you have paid, at the SBI MCLR + 2% rate, for every month of delay.

In practice, collecting this interest requires filing a complaint with MahaRERA and sometimes pursuing the matter further. But the legal right exists, and knowing it strengthens your negotiating position—both before booking and, if necessary, after delay.

What to Ask

• What is the possession date registered on MahaRERA for this project?
• Has this possession date been extended before—and by how long?
• What compensation do I receive if possession is delayed, and how is it calculated?
• What is the difference clause in the sale agreement for delay—does it match RERA's compensation standard?
• If I have taken a home loan, what happens to my EMI liability during the delay period?

Understanding Delay Compensation

Under MahaRERA, if a builder delays possession beyond the registered date, you are entitled to: interest at SBI MCLR + 2% per annum on the amount paid. On a payment of ₹70 lakh, at approximately 10.5% per annum, that's ₹7.35 lakh per year of delay. This is your legal right—ensure the sale agreement does not contain clauses that reduce or waive it.

🚩 Red flag: Sale agreement contains a 'force majeure' clause so broadly defined that it effectively removes builder accountability for delays. Have your lawyer review every such clause before signing.

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Question 12: What Is the Location Actually Like — On a Weekday Morning, Not in a Video?

— The Question That Can Only Be Answered by Being There —

A drone video of a project shows you the building and the landscaping. It does not show you the 40-minute traffic jam on the approach road at 8:45 AM on a Tuesday. It does not show you the truck depot across the compound wall that starts loading at 5 AM. It does not show you the 300-metre unpaved last-mile road that becomes a river in July monsoon.

There is no substitute for visiting the site on a weekday, during peak hours, and physically walking the neighbourhood. This is especially important for IT professionals choosing between projects in the Hinjewadi corridor—where micro-location differences of 2 km can mean 15–20 minutes of additional daily commute.

What to Ask the Sales Team

• What is the approach road condition—is it paved and part of the PMC / PCMC road network?
• What is on each side of the project—compound wall abuts what?
• Is there any commercial or industrial activity within 500 metres?
• Which direction do the flats in Tower A / B / C face?
• Is the project in a flood-prone or low-lying area?

Your Site Visit Checklist

• [ ] Visit on a weekday between 8:00–9:30 AM—experience the actual commute
• [ ] Walk the perimeter of the project site—check all four sides
• [ ] Drive to the nearest school, hospital, and grocery store
• [ ] Check road condition during or just after monsoon (visit photos online, or ask residents)
• [ ] Note sunlight direction for your specific unit and floor
• [ ] Speak to residents of any adjacent completed society
• [ ] Check distance to the nearest metro station and time it actually takes on foot

For NRIs evaluating from abroad: ask your consultant to record a 15-minute walkaround video on a weekday morning—building perimeter, approach road, neighbourhood within 500 metres. This video will tell you more than any developer presentation.

To evaluate a well-located Punawale project designed for the IT professional commute: Infinity Evana, Punawale—location in the Hinjewadi-Wakad corridor

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Question 13: What Is the Rental Demand Like in This Micro-Market Right Now?

— Relevant for Investors — and More Useful Than You'd Think for End-Users —

End-users often skip this question. They shouldn't. Rental demand is a proxy for location quality. An area with consistently strong rental demand from working professionals has something going for it—good connectivity, social infrastructure, and employment proximity. Those same factors drive resale liquidity when you eventually want to exit.

For investors—especially NRIs buying in Pune without planning to live there immediately—this is the most financially consequential question on this list. Vacancy periods and rental rates directly determine your effective yield and carrying cost.

What to Ask the Sales Team

• What is the current average rental rate for a 2 BHK and 3 BHK in this locality?
• What is the typical vacancy period between tenants—weeks or months?
• Who is the primary tenant profile—IT professionals, families, students?
• Do you have a rental management programme post-possession?

How to Verify Independently

• Check NoBroker, 99acres, and MagicBricks for active listings in the locality—note how long they've been live
• Speak to 2–3 local brokers about actual rental rates achieved (not asking rates)
• Estimate gross yield: Annual rent ÷ property price. For the Hinjewadi corridor, 3.5–5.5% is realistic

For an investment-grade project in Pune's highest-demand IT corridor: Unique Que 154, Punawale—investor-profile 3 BHK homes

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Question 14: Is There Any Pending Litigation or Complaint Against the Builder or This Project?

— The Question That Feels Awkward to Ask — And Is Therefore Essential —

Most buyers feel uncomfortable asking about litigation directly. The sales team may deflect or dismiss it. Ask anyway. And then verify independently—because this question cannot be answered by the developer alone.

Litigation against a builder can take several forms: complaints filed by buyers on MahaRERA for delays or misrepresentation; court cases related to land title disputes; cases filed by contractors or vendors for non-payment; or municipal authority notices for deviation from sanctioned plans.

A single litigation case doesn't research-wise mean the project is bad. Context matters. But undisclosed litigation—particularly on land title—is a serious red flag.

How to Research

• MahaRERA portal → search project name → look for 'Complaints' tab
• Search "(Builder Name) MahaRERA" and "(Builder Name) complaint Pune" in Google News
• Ask your property lawyer to do a court record search for the builder's company name
• Ask the builder directly: "Have any MahaRERA complaints been filed against your company in the last 5 years?"—note whether the answer is forthcoming or evasive
• Check if the project has received all required approvals: environment clearance (if applicable), building plan sanction, commencement certificate

✅ Right answer: Builder discloses any past complaints, explains their resolution, and the RERA portal search returns no active unresolved cases for the current project.

🚩 Red flag: Builder becomes defensive or evasive / MahaRERA shows multiple active complaints from buyers / News search returns reports of stalled projects or legal disputes under the same company name.

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Question 15: What Does the Registered Sale Agreement Say About My Rights?

— The Most Important Document You Will Sign in This Transaction —

The registered sale agreement is the legal contract that defines your relationship with the builder from booking to possession. Everything you have been told verbally—possession date, carpet area, amenities, payment plan, penalty clauses—must appear in this document. If it is not in the agreement, it is not enforceable.

Most buyers sign the sale agreement after a brief review, sometimes under time pressure from the sales team ("The price increase happens next week"). This is the single biggest procedural mistake in residential real estate. Have an independent property lawyer review the agreement before you sign. This typically costs ₹15,000–25,000 and takes 2–3 working days. It is not optional.

What to Ask For

• A copy of the draft sale agreement at least one week before the signing date
• The agreement must specify: RERA carpet area, possession date, payment milestones, delay compensation clause, and list of committed amenities
• Confirmation that delay compensation matches the MahaRERA standard (MCLR + 2%)
• The agreement must not contain a 'force majeure' clause so broad it removes all builder accountability for delays

Key Clauses to Review with Your Lawyer

• [ ] Carpet area stated in numbers—not range or 'approximately'
• [ ] Possession date in agreement matches RERA portal date exactly
• [ ] Delay compensation: minimum MCLR + 2% per annum, no monthly cap
• [ ] Alteration clause: builder cannot change specifications without buyer consent
• [ ] Maintenance charges—rate, basis (carpet or super built-up), and duration of fixed rate
• [ ] Dispute resolution clause—check that MahaRERA forum is available, not only arbitration
• [ ] Cancellation clause—terms and refund timeline if you need to exit
• [ ] Parking allocation—specific spot assigned, not 'one car park' generically

> Insider tip: Under RERA Section 14(2), no material change to sanctioned plans or specifications can be made without each individual buyer's written consent. If this right is diluted or waived in the sale agreement, flag it to your lawyer immediately.

⚠️ Watch out: "We'll send you the draft agreement after booking." Any builder who won't share the draft agreement before you pay the booking amount is asking you to commit without knowing the terms. This is unacceptable—and avoidable.

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The TSS Global Pre-Booking Master Checklist

Bring this to your next site visit. Do not book until every item is checked.

Before the Site Visit

• [ ] Look up the project on MahaRERA—confirm registration is Valid
• [ ] Note the RERA possession date and whether it has been extended
• [ ] Search the builder's company name on MahaRERA—review past project delivery records
• [ ] Search for news about the builder (delays, litigation, buyer disputes)
• [ ] Shortlist 2–3 projects for genuine comparison—do not fall in love before comparing

At the Site Visit

• [ ] Ask for RERA carpet area in writing—do not accept super built-up figures
• [ ] Request a full cost sheet—all charges including GST, stamp duty, parking, maintenance deposit
• [ ] Confirm payment plan type—construction-linked preferred
• [ ] Ask about OC history on past projects—ask to see an OC copy
• [ ] Ask to see the AOP on MahaRERA—which amenities are legally committed
• [ ] Ask about maintenance charge rate and what it covers
• [ ] Request the draft sale agreement
• [ ] Walk the entire site perimeter—check all adjacent land uses

After the Site Visit

• [ ] Commission a title search through an independent property lawyer (₹5,000–15,000)
• [ ] Have your lawyer review the draft sale agreement clause by clause
• [ ] Independently verify rental rates in the locality with 2–3 local brokers
• [ ] Visit a completed project by the same builder—speak to 2–3 residents
• [ ] Calculate true per-sq-ft cost on carpet area basis across all shortlisted projects
• [ ] Calculate total all-in cost and verify against your complete financial plan
• [ ] Verify home loan eligibility with your bank for this specific project

Before Signing

• [ ] Lawyer has reviewed and approved the sale agreement
• [ ] All verbal commitments by sales team appear in writing in the agreement
• [ ] Possession date in agreement matches RERA portal
• [ ] Delay compensation clause is fair and enforceable
• [ ] You are paying no more than 10% as advance before the registered agreement

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Frequently Asked Questions

1. When is the right time to book a flat in Pune—new launch or ready possession?

Both have merit. New launch projects offer 15–25% lower pricing but carry a 3–4 year construction period. Ready-possession flats have no construction risk and no GST, but are priced higher. If your timeline allows, a new launch from a credible builder in a strong corridor is typically the better financial decision.

2. What is the maximum advance I should pay before a registered sale agreement?

Under RERA Section 13, a builder cannot collect more than 10% of the agreement value as advance before a registered sale agreement is executed. Do not pay beyond this limit for any reason.

3. Is it safe to buy a flat in Pune without a property lawyer?

Technically possible, but not recommended. A property lawyer costs ₹15,000–30,000 and can catch title issues, unfair agreement clauses, and approval gaps that could cost you many times that amount. Think of it as mandatory insurance.

4. What is the difference between PMC and PCMC in Pune—does it affect my purchase?

PMC (Pune Municipal Corporation) covers areas like Baner, Kothrud, Kharadi. PCMC (Pimpri-Chinchwad Municipal Corporation) covers Wakad, Punawale, Tathawade, Pimpri, Chinchwad. PCMC areas generally have lower property tax and slightly lower registration charges. Both have their own development plans and building approval processes.

5. How do I check if a Pune project has received its Occupancy Certificate?

Ask the builder to show the OC document. For completed projects, you can also verify through the PMC or PCMC portal. Visit the project and ask residents directly—they will know whether OC has been received and whether individual utility connections have been transferred to owner names.

6. What happens if the builder delays possession by more than 6 months?

You have two options under MahaRERA: claim interest at MCLR + 2% per annum for the delay period, or exit the project and claim a full refund with interest. Filing a complaint with MahaRERA is the formal route. Most builders resolve claims through negotiation before formal proceedings.

7. Is Punawale a good location to buy a flat near Hinjewadi IT Park?

Yes—Punawale is increasingly considered the best value proposition in the Hinjewadi corridor. It falls under PCMC, offers the lowest entry price of the three major micro-markets (Punawale, Wakad, Hinjewadi), is within 5–7 km of Hinjewadi Phase 1, and has seen approximately 32% price appreciation over three years. Projects like Unique Que 154 and Infinity Evana offer well-specified 2 BHK and 3 BHK configurations in this corridor.

8. Can NRIs buy under-construction flats in Pune?

Yes. NRIs can purchase residential property in India under FEMA guidelines. Payments must be routed through NRE or NRO banking accounts. Repatriation of sale proceeds is permitted subject to applicable rules. NRIs are eligible for home loans from Indian banks for Pune properties.

9. What is a construction-linked payment plan and why is it safer?

A construction-linked plan ties your payment instalments to physical construction milestones (foundation, each floor slab, finishing, possession). You pay only when actual progress is made. This protects you against paying ahead of construction—unlike a time-linked plan, which runs on a calendar regardless of site activity.

10. How important is the carpet-to-super-built-up ratio?

Very important. A ratio above 70% means the flat is well-planned—most of what you're paying for is usable space. A ratio below 65% means a significant portion of your cost goes to shared spaces and construction elements. Always compare this ratio across shortlisted projects alongside the per-sq-ft carpet area price.

11. What is the MahaRERA portal and how do I use it?

MahaRERA (maharera.mahaonline.gov.in) is Maharashtra's real estate regulatory authority portal. You can use it to verify project registration status, check registered possession dates, view filed amenity commitments, search builder history across projects, and file complaints if needed. Every Pune homebuyer should spend 20 minutes on this portal before any site visit.

12. Are pre-launch projects legal in Maharashtra?

Under RERA, a developer cannot legally accept bookings or collect money before RERA registration is complete. 'Pre-launch discounts' offered before registration are technically illegal. State RERA authorities have explicitly warned buyers against such schemes. If a developer offers a pre-launch deal, verify that RERA registration is at least in process—and do not pay any money until the registration number is issued and verified.

13. What should I check about a builder's track record before booking?

Search the builder on MahaRERA and compare original vs revised completion dates across their past projects. Visit 1–2 completed projects and speak to residents about quality, OC timing, and society formation. Search news archives for any litigation or buyer complaints. A consistent pattern of 12–18 month delays across multiple past projects is a strong predictor of future behaviour.

14. What is a joint development agreement and how does it affect buyers?

In a JDA, the developer partners with a landowner rather than buying the land outright. The developer builds on the landowner's land in exchange for a share of units or revenue. Buyers need to verify that the JDA grants the developer full authority to sell units to third parties, and that the landowner has signed off on the specific unit being purchased.

15. Should I invest in Punawale or Wakad in 2026?

For capital appreciation with a lower entry price, Punawale offers stronger risk-adjusted returns. For an established market with mature social infrastructure and the highest liquidity, Wakad is the choice. Both benefit from the same employment corridor and Metro Line 3. The right answer depends on your budget and investment horizon.

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People Also Ask

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• What are the total hidden costs when buying a flat in Pune?
• How do I check builder RERA complaints in Maharashtra?
• What is the difference between possession date and OC date?
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• Which areas near Hinjewadi are best for buying flats?
• What is the RERA carpet area definition?
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• Is Punawale under PMC or PCMC?
• How do I verify land title before buying a flat?
• What happens if a builder does not get OC on time?
• Which bank gives the best home loan in Pune?
• Is 2026 a good time to buy flat in Pune?
• What is society formation charge in a new project?
• How many questions should I ask before booking a flat?

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Conclusion: The Most Expensive Silence Is a Question You Didn't Ask

In over a decade of advising Pune homebuyers, the pattern of regret is remarkably consistent. Buyers who felt rushed, buyers who trusted the sales pitch over their own due diligence, buyers who were too polite to push back on vague answers—these are the buyers who come back two or three years later with problems.

The buyers who come back satisfied are the ones who asked uncomfortable questions, got written answers, had a lawyer review their agreement, visited the site twice, and walked away from projects that couldn't answer basic questions clearly. They weren't the most sophisticated buyers. They were simply the most disciplined ones.

These fifteen questions aren't a formality. They're a filter. A builder who has a good project, a clean title, a strong track record, and a fair agreement will have clear, confident, documented answers to all fifteen. A builder who hedges, deflects, or defers—on any of the non-negotiables—is telling you something important.

Listen to what they tell you. And if you need help navigating this process for projects in Pune's western corridor—Punawale, Wakad, Hinjewadi—TSS Global is here to give you the unfiltered picture.

Ready to apply this framework to a real project? Evaluate Infinity Evana—a RERA-registered project in Punawale

Or compare with another well-documented option in the Hinjewadi corridor: Explore Unique Que 154, Punawale—investor and family-grade 3 BHK homes

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Published by TSS Global | tssglobal.in | Pune Real Estate Consultants | June 2026