The short answer
A complete step-by-step guide to booking Eldeco Echoes of Eden — from initial enquiry to registry. As of July 2026, booking is direct (no separate EOI), and current availability is Caelum tower only (Haven and Elysian are fully booked; 2 BHK sold out). KYC documents, RERA verification, loan sanction milestones and the 30:40:30 payment plan, explained in order.
First-time homebuyers sometimes treat “booking a flat” as one action. In reality, booking Eldeco Echoes of Eden is an 8-step sequence — each with its own document list, cheque/RTGS amount, and RERA checkpoint.
This guide walks you through all eight, in order, with the amounts and timelines you should expect. Read this before you pay the booking amount. There is no separate EOI stage as of July 2026 — booking goes straight to the direct booking amount (up to 10% of BSP, Sec-13 statutory cap).
Quick reference
Step 1 — Initial enquiry (no EOI)
Initial enquiry
Payment: None. This is a zero-commitment stage.
What you do: Share basic KYC (name, phone, email, city, loose budget band, preferred configuration). As of July 2026, there is no separate Expression of Interest (EOI) step at Eldeco EOE — this enquiry leads straight to a site visit and, if you proceed, direct booking.
Why it matters: Current availability is Caelum tower only (Haven and Elysian are fully booked), so the difference between a high-floor park-facing corner unit and a lower non-corner unit within Caelum is decided at this stage. Earlier enquiry means a better pick within what remains.
Step 2 — Site visit & unit shortlist
Site visit
Payment: None.
What you review: Master plan, tower layout, floor plans, sample unit (if ready), clubhouse plan, and the approved RERA brochure. Also walk the sector to understand orientation, road access, and neighbouring plots. Current availability is in Caelum tower only.
Output: A shortlist of 2–3 units across floor and configuration within Caelum (3/4 BHK — 2 BHK is sold out).
Step 3 — Direct booking, 10% of BSP (no EOI)
Booking amount — paid directly
Payment: Up to 10% of BSP (the Sec-13(1) statutory cap for under-construction bookings), paid directly — there is no separate EOI or token step at Eldeco EOE. For a 3 BHK+2T (1,550 sq.ft) at current BSP ₹1.45 Cr, this is ~₹14.5 lakh. Payable by cheque or RTGS in favour of the developer-specified escrow account. Never pay to an individual or channel partner personal account.
What you get: Unit-specific allotment letter with tower (Caelum), floor, unit number, carpet area, and initial cost sheet.
RERA checkpoint: Before paying, verify the project on the UP RERA portal (rera.up.gov.in) using UPRERAPRJ125342/02/2026. Confirm the developer is registered and the project is in “Ongoing” status.
Step 4 — Execute the RERA Agreement for Sale (AFS)
Agreement for Sale — the real contract
Payment: Within 90 days, top up to 30% of BSP, plus stamp duty on the AFS (nominal — actual sale-deed stamp duty is at registry stage).
What it is: The RERA-mandated binding contract between you and Eldeco. It specifies unit details, total cost, payment plan, possession date, defect liability, and cancellation terms.
Why this step is non-negotiable: Under RERA, any builder collecting more than 10% without executing a registered AFS is in violation. Do not make any payment beyond 10% without AFS. Read the AFS carefully — particularly the possession date (a RERA-bound commitment) and the force-majeure clause.
Step 5 — Home loan application & sanction
Loan sanction
Payment: Bank processing fees (varies, typically 0.25–0.5% of loan amount).
Timeline: 7–14 days from application to sanction letter for a salaried profile. NRI and self-employed files take 2–3 weeks.
What you submit: Salary slips (3 months), Form 16 (2 years), bank statements (6 months), PAN, Aadhaar, property papers (builder provides), allotment letter, AFS.
Tip: Apply with 2 banks in parallel. Compare sanction letters on rate, tenure, processing fee, and part-prepayment terms. For a full bank-by-bank breakdown, read our Home Loan Guide for Yamuna Expressway 2026.
Step 6 — Follow the 30:40:30 construction-linked plan
Payment milestones
The 30:40:30 structure at EOE:
| Phase | % of BSP | Trigger event | Typical window |
|---|---|---|---|
| Booking | 10% | At AFS execution | Day 0 |
| Within booking phase | 20% | Before construction starts / on allotment | 30–60 days |
| Construction phase | 40% | Slab-wise / milestone-linked | Spread 18–30 months |
| Final / possession | 30% | At OC/CC & handover | At possession |
The 30:40:30 plan is construction-linked, meaning the developer invoices only when a RERA-linked milestone is achieved. If you’re on a home loan, the bank disburses in tranches matching these milestones — so your EMI actually starts on the partial disbursed amount, not the full loan, during the construction phase. This is a big cash-flow advantage over 20:80 or front-loaded plans.
Step 7 — Possession, OC & handover
Possession handover
Payment: Final 30% + stamp duty & registration charges (see Step 8).
What to verify: Occupancy Certificate (OC), Completion Certificate (CC), no objections from authority, IBMS corpus paid, and a snag-list walkthrough with the builder before you sign the handover letter. Read our full Possession & Construction Status Guide for the checklist.
Defect liability: Per RERA, the builder is liable for structural defects for 5 years from possession. Record and report defects in writing within the first year for the fastest resolution.
Step 8 — Sale deed registration & mutation
Registry
Payment: Stamp duty (7% in UP for men, 6% for women) + registration charge (1%) on the agreement value. On a ₹1.45 Cr unit at the current BSP, that’s roughly ₹10.2–11.6 lakh.
Where: Sub-registrar office with jurisdiction over Sector 22D, along with the builder’s authorised representative.
Post-registry: Apply for mutation in revenue records — this legally transfers ownership recognition. Keep the original registered sale deed and mutation order in a bank locker.
Whose move is it? Reading the silence between steps
Most anxiety in a booking is not about a step going wrong — it is about not knowing whose court the file sits in while nothing seems to happen. Here is the whole track reduced to one question: whose move is it right now?
Stage → whose move
Buyers who transact through our desk get this track as a private written page for their own deal — whose move it is, which documents are actually on file, and what has been paid — updated as each step completes and never used to rush anyone. It exists so the quiet weeks between a booking and a registry are readable instead of worrying. Buying a YEIDA plot rather than an apartment? The equivalent track, step by step, is in our YEIDA lease deed & registry guide.
Complete document checklist
What you will need (resident Indian)
Additional for NRI / OCI buyers
If you’re an NRI, our full NRI Investment Guide covers FEMA, tax, TDS, and repatriation in depth.
“Any ask to pay more than 10% before a signed AFS is a RERA violation, full stop.”
Red flags to watch for
- Any ask to pay more than 10% before signed AFS. This is a RERA violation, full stop.
- Cheque/RTGS to a personal account. All payments must go to the developer’s RERA-registered escrow account — not the channel partner’s account, not a promoter’s account.
- Verbal possession-date commitments that don’t match the RERA portal. The RERA-registered date is the legally binding one. Everything else is marketing.
- Missing cost-sheet items. Ensure your cost sheet explicitly breaks out GST, IBMS, club fees, power backup, parking, stamp duty, and registration. “All-in” numbers without a breakup hide the actual obligation.