Sample flats are designed to impress: bright lighting, compact furniture, fresh paint. A site visit is your chance to look past that and get the facts that decide whether a project is right for you. Take this list with you, write the answers down, and ask for the important ones in writing.
About the project
1. What is the RERA registration number, and what completion date is declared on RERA?
Good answer: a registration number you can check on the state RERA portal, and a declared date that matches what the sales team says. Worry if: registration is "in process", or the verbal possession date is much earlier than the RERA date.
2. Which phase or tower is this unit in, and how far along is its construction?
Different towers in the same project can be years apart. Ask to see the actual tower, not just the sample flat.
3. Which approvals are in place?
Ask about the sanctioned building plan, environmental clearance (for large projects) and fire NOC. A confident builder will show you copies.
About the unit
4. What is the carpet area of this exact unit?
Get it in writing and compare the price per sq ft of carpet area. See our guide on carpet vs super built-up area.
5. Which way does it face, and what will block the view later?
Ask what is planned on the empty plot next door. Today's open view could be a tower in three years.
6. What exactly is included in the specifications?
Flooring, kitchen platform, bathroom fittings, windows, electrical points, power backup capacity. "Premium fittings" means nothing until the brand and model are written down.
About the money
7. Can I have an all-inclusive cost sheet for this unit?
You want every charge listed: PLC, parking, club membership, maintenance deposit, utility connections and GST. See the real cost of buying a flat.
8. What is the payment plan, and what is linked to what?
In a construction-linked plan, each payment should be tied to a clear construction milestone, not to dates on a calendar.
9. Which banks have approved this project for home loans?
Approval by several major lenders is a useful (but not complete) sign that the project's legal paperwork has been reviewed.
About the builder and the future
10. Which of your earlier projects can I visit?
Visit a project the builder completed five or more years ago. Talk to residents about delays, construction quality and maintenance.
11. What will the monthly maintenance be, and when is the residents' association handed over?
High amenities often mean high maintenance. Ask how it is calculated per sq ft.
12. What happens if possession is delayed?
The answer should match your rights under RERA: interest for the delay, or a refund with interest if you withdraw. Be careful of agreements that try to limit these rights.
Do this on every visit: take photos of the sample flat and the construction site with the date visible, note the name of the person you spoke to, and ask for brochures and price sheets to be emailed to you, so you have a written record.
After the visit
- Check the RERA page, including quarterly updates and any complaints.
- Search for reviews of the builder's completed projects. Start with PropRaahi Reviews.
- Compare at least three projects on price per sq ft of carpet area.
- Get a lawyer to review the agreement for sale before you pay more than the booking amount.