CHECKLIST FOR HOME BUYERS-END USERS ONLY

1. First Calculate that How much you will end up paying from your Pocket. the all inclusive price quoted by Builder can be 10-15% less.
BSP+All charges by builder incl. Parking, power back up, IFMS, External Dev. charges, Meter charges, Club membership, etc etc.
Now add 5% extra area on you Super Area as when possession time, the builder will casually tell you that your 1500 sq.ft area is now 1600 sq.ft..and guess what NO increase in carpet area...so be prepared.
Add service charges...approx 2.5-3%...add registry charges, and another miscellaneous charges of approx. 25,000. Add all together and you will get you POCKET PRICE...This is essential for people on tight budget.

2. As the builder if he has got allotment for land he is selling, if Not..when..he will get it. Has the builder also taken loan to pay for the land..in case he has done it..there will be a tri partite agreement

3. Are good banks like HDFC, ICICI, Financing on downpayment, if yes..you are more or less safe in terms of land allotment for builder.

4. Have a copy of Master plan of the area with you..even though the govt. may change the master plan...but at least a "may" factor is there
Avoid projects which share boundry or are opposite:
Police stations, Hospitals, Sewage area, Dumping Grounds, School , Colleges, Major commerical Hubs, Shopping Malls, Villages, Huge Drains, Low income housing societies made by govt, Sector markets, Govt.offices, factories (this is a big problem in ghaziabad - Crossing republik has smokin factories across the road..with wind...all the buildings will get air pollution),
Power station, High tension wires, railway tracks, Graveyards, Places of worship, wine and beer shops, Bus Terminals, Right on expressway (it should at least have service lanes..so thats not a problem in Noida expressway)

5. If Metro nearby...avoid buying a project which is within 500-600 mtrs from the metro station. Best is to be around 600-1000 mtrs away from Metro station. This is to avoid the mad rush around ur complex, auto rickshaws, hawkers, illegal parkings and lines of cars

6. Preferred locations are..locations which share boundry or are opposite..Golf courses, five star hotels, master plan green park areas (avoid forest areas..as it means that they cannot be landscaped..and you may have monkey menace and dirt), Even IT Parks are O.K, If nothing ..then even next to plots will be o.k as at least you will not have a huge building staring at your face all the time

7. Ask for a list of completed projects of a builder..commercial or residentail..not so important...one just needs to visit them and see the quality of construction. Talk to maintenance staff there..they will tell you best about seepage and fitting problems...as they do the repair work.
NO BUILDER IS SAFE in India...and even the BEST can fool you...its a risk which is there..and it will always be there...you have to take it...No choice.
After 2 years dont be surpirsed that a top or favourite builder has most complaints on completion and a small builder delivered a gemstone.

8. Get details as to who is the Contractor for work in the project and who is the architect. Pls remember that contruction is sub contracted mostly.

9. If your project has many "For Future Development" areas around..ask about them...its not possible that a builder has NO idea what he intends to build there...If you are buying a low rise and next to it is "Future development" area..in which the builder plans multistoried...then your dream house will suddenly feel dwarfed...and not to forget the constrcution related pollution one will suffer for at least 3 years.

10. No builder will give you important details like which brand modular kitchen, fitiings ,tiles, wiring they will use...Pls notice its clearly written...XXX Brand OR Equivalent..now that "Equivalent" will come from China..so its best to go for a Raw flat..untill unless you are getting a really great offer. its best to get a raw flat...and get it done as per ur specs before you shift

11. Piped gas, CCTV System, etc are common these days...u may not get piped gas immediately but if they have made provision for it...its ok

12. The maintenance of appartments done after possession is often poor and done by useless labours..Once a project is completed..its forgotten by builder....the guards are nearly all useless. Its best to have provision for video doors ..if they are not providing..get the wiring done

13. If you have a balcony in your bedroom and no provision for split a.c then you will use half of ur balcony for that window a.c. Thats why split a.c provision is must. Nowadays builders provide both

14. DONOT get fooled by statements like 70% open...5 acre park....the simplest way to know is "HOW MANY APPARTMENTS IN ON ACRE OF PROJECT"...Heres how you calculate...If Total area of project is 10 acres and you have 5 towers..with 4 appartments on each floor and 25 stories high building..it measn one building will have 100 appts...so total 5 buildings will have 500 appts..meaning 500 appts in 10 acres...meaning 50 appats per acre. Now this is an open project.In my opinion (may vary from person to person)
Less than 40 appartments per acre...Premium project..very expensive
Between 40 to 60 – Good open area...ideal..as it shud be within reach
More than 70 – Average open area
More than 100 – Its way too crowded

15. If you have a tight budget you will have to compromise on density...in that case opt for a higher floor....between 6 to 10 is good enough...this is my personal opinion though...Simply becoz..its the bombay like situation then in high density areas..more open on top...


16. A project may have excellent facilities but less space..and a project may have average facilities but lots of space...go or a spacious one...as a supermarket, coffee shop, saloon, chemist can open anytime..it dpeends how pro active ur RWA will be...but one can NEVER get more space..Real estate in its most Raw form is Land...

17. Be fully aware that maintenance cost will be minimum Rs.1.50 per sq feet per month and the Bill for Power back up used is entirely different. Its per unit charges may be around Rs.10-12 Per unit..compared to Rs.4 of govt.
Power back up is NOT free. More the facilities..more the maintenance charges
A premium project may charge as high as Rs.2.50 psf per month..plus service charges

18. If you are planning to buy in Greater Noida new sectors (so called Noida extension), be fully aware that you will have an area which will be very dense. Construction will contnue around you for at least 7-8 years. These sectors of greater noida donot enjoy the openness of greater noida nor the Service industry boom of Noida..but are very smartly located. Noida expressway will benefit from Metro along it from sector 93 onwards to pari chowk..but for everything they either have to head to greater noida...or noida main sectors. And going from one side of expressway to another isnt smooth either.
This area will also witness massive construction but due to open layout...the constrcution related issues will be less
Also IF I REPEAT IF..Jaypee takes over the expressway and tolls it..then where the exits will be (if any at all)..is another question..there may be None also...no one knows..but then too many ifs to this subject.

19. If they are claiming to be Earthquake resistant...ask who will certify it and till what level they are planning to make. A building can be safe for 4 richter scale. 5 richter scale. 6 richter scale..The higher the better

20. Penalty clause is ONLY for BUYER...if you delay in payment..he will charge interest..but even if the builder delays possession by 2 years..nothing will b paid..they have it all under control..remember they have a team of lawyers...NOT YOU.So if a builder says 3 years..be prepared for 4 years...simple.


TO END :

Reviews of property you see from so called experts on T.V and read in paper are PAID for. Media is on sale in this country.Be careful

Brokers and Builders will always show as if they are doing you a favour by selling you an appartment..All flats are either sold out or only last few garbage locations left.They want booking cheques asap. Some will even say that we will shift you in a better location LATER on...please for Gods sake..dont fall for these traps


If you are seriuos about a project... calls to brokers wont work...You may have to visit them to show that you are seriuos...suddenly inventories will start coming..NEVER compromise on location..unless they are willing to give you a huge discount


Brochures are to Lure Buyers....The "White firangi" familes and "Western names"...photos copied and pasted from internet...Please dont start dreaming looking at them..

Never issue a cheque to anyone unless you have the company’s application form filled with Unit No. and super area clearly mentioned

DO YOUR OWN RESEARCH...AT GROUND LEVEL...GIVE YOURSELF SOME TIME..YOUR HARD EARNED MONEY DESERVES SO MUCH...

Property is Never bought knowing where it is Today but by knowing where it will be tomorrow. A modular kitchen, wood work, electrical fittings can all be bought in 2-3 lakhs easily....but NEVER the location..NEVER the space...

Keep it simple and keep it Real
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  • Zohaib

    Very informative. Good input . Would certainly, help newbies like me.
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  • Zohaib : Brilliant. The best post i have seen in the last few months. This should be made a sticky.
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  • Wonderful research.

    Very much informative article
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  • Completely agree
    Few things that u cannot change
    1) Location
    2) Carpet area
    3) Open area in the project ...

    Rest can be taken care off if u have money latter on ...
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  • Very informative indeed............thanks

    I share few which based on my i learning in course of buying.

    1. During pre-launch a builder will assign different towers to different agents/ channel partners. The agent of a particular tower will do everything to misguide a buyer to buy in his tower only by saying....other towers are fully booked, not yet opened etc...Always talk to 3-4 channel partners to know the truth.

    2. Until you are sure that the builder has land, never book. Do not hesitate to ask for documents.

    3. Never sign a BBA till builder has (a) possession of land, (b) has obtained approval of plans and (c) project has become bankable.

    4. While booking under any plan, make sure that after 10%, further payments are to be made only after signing of BBA and subject to (3) above. Remember after 40% payment, agent gets paid his commission & will vanish, builder gets upper hand and he will make you run after him.

    5. Mention every possible detail (rates, tower number, flat number, payment plan etc.) in booking form yourself. Do not leave these to agents. Retain a copy.

    6. Analyze layout plan, cluster plan and floor plans very carefully. Calculate loading. Compare with other projects. Do this before zeroing a project and bargaining for rates. Get clarity on items like parking, no of floors, flats per floor, lifts etc.

    7. Never trust any builder, agent....they are all cheats...only difference is in degree...Compare what they say and what they have written in printed materials. Preserve these documents till you sign BBA.

    8. AFAP, form a group...collective wisdom is any day better to get best deal.
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  • Future development markings

    Great post I must say! Regarding your point #9, "future development" markings in the project is very nasty thing... We booked a flat in 10 acre area society and were told there would be around 600 flats, but now they have launched more towers and flat density would increase to 1000 flats :(
    But I think, every other builder in Noida is doing that nowadays... As authority increases FAR, builder would buy it and make huge tower (20-30 story) in a very small piece of land kept for future development and utilize the increased FAR for the entire land...
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  • Great post Zohaib.

    Regarding Low density flat, You mean to say builder not utilizing full FAR or minimum flat size of 3000 sqft ?

    So if a 5 acre project which might have 1500 1000 sqft flat can also have 3000 sqft only 500 flat and same FAR utilization.
    I don't think any builder is so generous that he will not utilize full FAR.

    Also in 1000 sqft flat on average 4 people will live and if 3000 sqft flat 4 people only live. (You may add one servant, but he will not use facilities).

    So I feel low density is luxary and won't come below 1 crore in NOIDA.

    100% agree with your checklist but Kaas.... NOIDA me ek aisa project hota jo above checklist fullfil kerta and budget me hota....

    Keep writing and give your reviews about most successful projects of NOIDA like

    LB, LP, PAN Oasis, Amrapali Sapphire, Few Sec 50 project, LOGIX 137.
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  • Many Thanks

    Thank you all for your encouraging posts and fresh inputs

    I just wanted to bring to attention to all buyers (End users) to Never forget the Basics....I am noticing that most of the builders are focussing on freebies and stuff which really doesnt matter. Jacuzzi, wood work, modular kitchen, free transportation to metro, doctor on call, supermarket, chemist, restaurant, etc etc etc...
    Its all available at 50% discount in your nearest Mall.
    What you can never get is Location, space and an environment where you can live peacefully.

    I would encourage all members to kindly give more input on Basics..and if even one buyer can benefit from it...it will be Great
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  • Originally Posted by chandra2034
    Great post Zohaib.

    Regarding Low density flat, You mean to say builder not utilizing full FAR or minimum flat size of 3000 sqft ?

    So if a 5 acre project which might have 1500 1000 sqft flat can also have 3000 sqft only 500 flat and same FAR utilization.
    I don't think any builder is so generous that he will not utilize full FAR.

    Also in 1000 sqft flat on average 4 people will live and if 3000 sqft flat 4 people only live. (You may add one servant, but he will not use facilities).

    So I feel low density is luxary and won't come below 1 crore in NOIDA.

    100% agree with your checklist but Kaas.... NOIDA me ek aisa project hota jo above checklist fullfil kerta and budget me hota....

    Keep writing and give your reviews about most successful projects of NOIDA like

    LB, LP, PAN Oasis, Amrapali Sapphire, Few Sec 50 project, LOGIX 137.



    Thanks for ur encouraging post...By low density I "Simply" Mean No. of appartments in an acre, without getting into technicalities..because trying to calculate the number of persons living would be "too much"..as i know families with 3 adults in a 4 bedroom flat and also heard about nearly 8 in a 4 bedroom flat. So simply if in a 10 acre project there are 500-600 appartments..its o.k...but if its less than 400 then Voila....we have a splendid project...ofcourse...expensive to hoga hi.

    I am having a gut feeling that now the middle income group segment is over supplied in Noida expressway as well as Greater Noida New sectors (so called noida extension)...by Diwali or max by new year..when people get bonuses and like to spend...A few premium projects will come for sure...I am certain....Baaki as i said before my friend...budget hai to compromise to hota hi hai...10 out of 10 nahin to 9 or 8 out of 10 to milega hi....
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  • Current FAR in Noida is 2.5.

    If a builder goes for low density (FAR of about 1.25), the prorata cost increase will be about Rs. 700-1000 PSF.

    I do not how many will be willing to pay Rs. 1K higher for low density.

    A builder with 10-15 acre land may take a plundge and plan such a low density project.
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  • Originally Posted by RoyalMax
    Current FAR in Noida is 2.5.

    If a builder goes for low density (FAR of about 1.25), the prorata cost increase will be about Rs. 700-1000 PSF.

    I do not how many will be willing to pay Rs. 1K higher for low density.

    A builder with 10-15 acre land may take a plundge and plan such a low density project.



    It does work..depends on market sentiment. Way back in 2003-04, when real estate market was coming up well... few friends of mine bought appt in Nri city Greater noida, when Greater noida was literally empty...In a 10 acre appartment project they have just 300 odd appartments..they were all sold out in 8-10 months time, even though they were priced at par with noida projects.I saw the project from inside last year and its splendidly Open, like a Green resort.

    I am looking for something like that to come up on Noida expressway..or even Greater noida new sectors (so called noida extension)
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  • Request to all buyers...please read this THREAD carefully and add from you experience so it benefits the buyers
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  • This is really helpful for someone like me who is still looking for a good flat :)
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  • Originally Posted by bippin
    This is really helpful for someone like me who is still looking for a good flat :)


    I wish you all the best in you search, just give some seriuos ground time to your search..and since its your money..dont let other decide for you
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  • NRI City

    Hi Zohalib,

    Reading your posts, I am seriously reconsidering my booking (in Hyde Park, 78). Do you have an idea about rates in NRI city now (both plots and flats)? I feel it might be a good deal if around 3500/sqft as:

    1. The location is far from Noida sec 57 where I work, but that is the problem for me only. Not for the rest members of my family.
    2. Ass you said only 30 flats/acre. Great!
    3. Saving on rent.
    4. No risks!
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