A Homebuyer's Checklist Before Booking an Under-Construction Flat

Booking an under-construction flat means paying real money years ahead of getting the keys. A brochure and a smiling sales executive aren't due diligence — here's what is.

Documents to ask for

• RERA registration number, verified independently on the state portal
• Sanctioned building plan and layout approval from the local authority
• Title deed or a title-clear certificate for the land
• The current cost sheet, including all charges — not just the base price

Numbers to pin down before you pay anything

• Carpet area vs. super built-up area, and the loading factor between them
• All-in cost: base price, floor-rise, PLC, parking, club membership, GST and stamp duty
• Payment plan structure and what triggers each installment
• Possession date as stated in the RERA filing — not the verbal date a salesperson quotes

What to check on-site, not on paper

• Current construction stage against the payment plan you're being offered
• Actual distances to landmarks the brochure cites — drive them yourself
• Sample flat vs. the real unit's likely finish, if a sample flat is available
• How responsive the sales team is to direct, specific questions — a preview of post-booking service

None of this is unique to any one project. It's the same checklist worth running at Ambuja Utpalaa or anywhere else you're seriously considering — treat every number in every brochure, including ours, as a starting point to verify, not a final answer.