Pune’s housing market has changed pace in 2026. Sales dipped about 15% in April–June compared with last year, while new launches rose (Anarock via Business Standard). For buyers, that means more choice and better negotiating room. It also means more projects to judge carefully.
An under-construction flat usually costs less than a ready one and lets you pay in stages. But you are buying a promise, not a finished home. These ten checks help you tell a strong promise from a weak one.
1. Verify the MahaRERA registration
Every project above 500 sq m or 8 units must be registered with MahaRERA. Search the project on the MahaRERA portal and check:
The completion date the developer has committed to
Quarterly progress updates and architect/engineer certificates
Approved plans, number of floors and units
Any complaints filed against the project or developer
Every ad must also carry the RERA number and QR code. No registration means no booking, however attractive the offer.
2. Study the developer’s track record
A developer’s past delivery is the best predictor of your possession date. Ask how many projects they have handed over, and how close to the promised date. Visit a completed project and speak to residents about build quality and maintenance.
3. Check land title and approvals
Ask for the title report, the commencement certificate from PCMC or PMRDA, and environmental clearance where applicable. Confirm the land is free of disputes and that any existing bank loan on it is disclosed. Most of these documents are uploaded on the RERA page.
4. Understand the payment plan
Under RERA Section 13, a developer cannot take more than 10% of the flat cost before the Agreement for Sale is registered. Prefer a construction-linked plan, where each payment is tied to a stage such as plinth, slab or brickwork. Avoid plans that ask for large sums before work is visible.
5. Read the Agreement for Sale line by line
This document decides your rights. Make sure it clearly states: RERA carpet area of the flat (not super built-up area), possession date and the penalty for delay, specifications (flooring, fittings, doors, windows, electricals), parking allotted and its type, and all charges and their due dates.
MahaRERA prescribes a model format. Any clause that differs from it should be explained to you in writing.
6. Know your rights if possession is delayed
Under RERA Section 18, if the flat is not handed over on time, you can choose: Exit (a full refund of what you paid, with interest) or Stay (interest for every month of delay until possession). The rate is SBI’s highest lending rate (MCLR) plus 2%, roughly 11% a year today.
7. Confirm structural defect cover
Under RERA, the developer is responsible for rectifying structural defects and certain defects in workmanship, quality, or services reported within 5 years from the date of possession, without any additional cost to the homebuyer. Read more about what RERA actually protects you from.
8. Check bank approvals for the project
Projects approved by major banks have already passed a legal and technical check. Ask which banks have approved the project. Also understand pre-EMI (interest only during construction) versus full EMI, and plan your cash flow for both rent and loan if you live on rent today.
9. Calculate the full cost, not just the base price
The price per sq ft is only part of the bill. Add: GST (5% on under-construction homes, 1% if affordable category, none on ready homes with OC); stamp duty approximately 6–7% depending on buyer’s gender; registration fee up to ₹30,000 in PCMC limits; parking, club membership, maintenance deposit, legal and society formation charges. Ask for a complete cost sheet before you pay the booking amount.
10. Visit the site, twice
Match actual progress with what RERA updates show. Visit once on a weekday and once in the evening. Check the approach road, water supply source, drainage, and real travel time to your office, school or the nearest metro station.
FAQs
Is it safe to buy an under-construction flat in Pune? Yes, if the project is RERA-registered and the developer has a strong delivery record. RERA’s escrow rule requires 70% of buyers’ money to be kept in a separate account for that project.
How much should I pay at booking? No more than 10% of the flat cost before the Agreement for Sale is registered.
What if the developer delays possession? You can take a refund with interest or continue and receive monthly interest for the delay. Complaints can be filed online with MahaRERA.
At Legacy Lifespaces, every project is MahaRERA-registered, with approvals and progress open for you to check. With 37+ projects delivered since 2007, we welcome every question on this list. Explore our Punawale, Rahatani, Hinjewadi and Pimple Saudagar projects or talk to our team to plan a site visit.