Pune Home Buyer Checklist 2026 — 10 Steps Before You Sign Anything

Put together by Rachin Madan, MahaRERA Certified Independent Property Consultant, Pune (Reg. No: A031262401718)

Buying a home in Pune is one of the biggest decisions you’ll make. Most buyers focus on the flat — the size, the floor, the view. But there are 10 things that matter just as much, and skipping any of them can cost you lakhs or years of stress. This checklist covers every step.

✅ Step 1: Fix Your Budget Before You See Any Property

Don’t start with “what’s available” — start with “what can I actually afford.” Add up: down payment (typically 20–25%), stamp duty (5–6% in Maharashtra), registration (1%), GST if new launch (5%), home loan EMI comfort, and a 5% buffer for unexpected costs.

Rule of thumb: Your EMI should not exceed 40% of your monthly take-home income.

✅ Step 2: Check the RERA Registration

Every real estate project in Maharashtra must be registered under MahaRERA. Go to maharera.mahaonline.gov.in and search the project name. Check: registration status, expected possession date, builder’s track record on past projects, and number of units sold vs. booked.

Red flag: Unregistered project, or a builder with multiple delayed projects on RERA.

✅ Step 3: Verify the Land Title

Ask the developer for: 7/12 extract (Satbara Utara), NA (Non-Agricultural) conversion order, and title certificate from their legal team. Better: hire an independent lawyer (₹5,000–10,000) to verify before you pay any token amount.

✅ Step 4: Understand Carpet Area vs. Built-Up vs. Super Built-Up

Under MahaRERA, builders must quote prices on carpet area only. But many still quote super built-up (which includes walls, lobbies, common areas). The difference can be 20–35%. Always convert to carpet area before comparing two projects.

✅ Step 5: Visit the Site at Different Times

Visit once on a weekday morning and once on a weekend evening. Check: parking situation, water pressure (open a tap in the model flat), mobile signal, proximity to flyovers or industrial noise, and flooding or waterlogging history. Ask residents of adjacent/older phases — they’ll tell you things the salesperson won’t.

✅ Step 6: Read the Allotment Letter and Agreement Carefully

Before signing anything, check: possession date with penalty clause for delay, maintenance charges and how they’re calculated, what happens if you want to exit, floor plan with dimensions attached, and parking allocation (covered vs. open, fixed bay or first-come).

Never sign a blank allotment letter — some developers fill in details later.

✅ Step 7: Don’t Pay in Cash — Ever

All payments should be by cheque, NEFT, or demand draft — traceable and on record. Cash payments cannot be shown in your home loan application and create legal complications at registration. Any developer asking for cash above a small token is a red flag.

✅ Step 8: Compare Home Loan Offers From at Least 3 Lenders

Banks and HFCs offer different rates, processing fees, and flexibility on prepayment. Compare: interest rate (floating vs. fixed), processing fee, prepayment penalty, and technical approval of the project. Some projects are not approved by certain banks — know this before you fall in love with a flat.

✅ Step 9: Understand the Registration and Stamp Duty Process

In Maharashtra: Stamp duty = 5% (women buyers get 1% concession), Registration = 1% of agreement value. You must register within 4 months of signing. Bring: PAN card, Aadhaar, passport-size photos, and demand draft for stamp duty. The registration happens at the sub-registrar office in the property’s jurisdiction.

✅ Step 10: Work With an Independent Consultant — Not Just a Builder’s Agent

Builder sales teams are paid by the developer. Their job is to sell you that project. An independent MahaRERA certified consultant works for you — helps you compare options, negotiates on your behalf, checks legal compliance, and has no incentive to push any one project.

About This Checklist

This checklist was written by Rachin Madan, founder of Guiding Property, Pune. Rachin is a MahaRERA Certified Independent Property Consultant (Reg. No: A031262401718) with 5+ years of experience in Pune’s residential market. He has helped 100+ families buy homes in Amanora, Hadapsar, Kharadi, Magarpatta, and across Pune’s east corridor.