Before you sign.

A 15-point reality check every Indian property buyer should run before paying token money — compiled from 14 years of transactions across YEIDA, Yamuna Expressway, and Greater Noida.

By Vidastu Developers Guide · Pre-purchase audit 15 checks · ~4 hrs Free interactive checklist

Audit progress

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Tick what you've verified; bring the unticked items to your next call with us. Nothing here is stored anywhere but your own browser — your progress is saved locally so you can come back and pick up where you left off.

01 — LEGAL

RERA & compliance.

If a project doesn't exist on the UP-RERA portal, it cannot legally accept buyer money. Three checks — takes 15 minutes.

Project is RERA-registered 15 min

Search the project name on up-rera.in. Note the registration number, project status, builder name. If the project isn't there, walk away.

Channel partner is RERA-registered

Any agent representing a builder must have a RERA Agent registration. Ours is UPRERAAGT000309/01/2026. If the agent can't produce one, you have no legal recourse against them.

RERA quarterly updates are current

Every RERA-registered project must file quarterly construction-progress reports. Stale filings (>2 quarters behind) signal trouble.

02 — TITLE

Title & encumbrance.

Who actually owns the land? Has it been mortgaged or claimed? Three documents settle this.

30-year title chain Legal opinion

A clean chain of ownership from at least 30 years back. Any break or unregistered transfer = title defect. Pay ₹5,000–15,000 for a panel lawyer to certify this in writing — non-negotiable.

Encumbrance Certificate (last 15 years)

Pull the EC from the sub-registrar's office. It shows any mortgages, liens, or court attachments. Clean EC = no surprises at registry.

Mutation records match the seller's name

For YEIDA plots: the YEIDA allotment letter, possession letter, and lease deed should all carry the seller's name. For mismatches (e.g., inherited but not mutated), insist on cleanup before registry.

03 — APPROVALS

Approved plans & OC/CC.

Construction without sanctioned plans is illegal. For ready properties, the Occupancy / Completion Certificate is the key signal.

Sanctioned building plan on file

Builder must show approved layout from YEIDA / Greater Noida Authority / Noida Authority. Match the FAR (Floor Area Ratio) and setbacks against what's being constructed on site.

OC / CC issued (for ready property) Critical

For move-in-ready apartments, Occupancy Certificate (OC) and Completion Certificate (CC) are mandatory. Possession without OC means you can't legally occupy and may face demolition orders. No OC, no registry.

04 — ESCROW

RERA escrow.

RERA mandates that 70% of buyer funds for under-construction projects sit in a builder-side escrow, drawn down only against verified construction milestones.

Builder's escrow account number is on the RERA filing

Look for the bank, branch, and account number in the project's RERA registration document. Your token money receipt should reference this account.

Disbursal schedule is milestone-linked

Builder withdraws only against architect's + CA's certificate of construction-stage completion. If the builder demands lump-sum upfront beyond RERA-allowed installments, that's a red flag.

05 — BUILDER

Builder track record.

A builder is only as good as their last delivery. Two checks separate the disciplined ones from the over-promising ones.

At least 2 prior projects delivered on time

For first-time builders, demand a deeper guarantee or wait for project nearing OC. For Eldeco, Gaur, SKA — the three we represent — you can audit delivery history on their websites + RERA portal. Eldeco has delivered 270+ projects since 1985; Gaur has 70+; SKA has 18+.

No pending litigation against the builder

Search the National Company Law Tribunal (NCLT) for any insolvency filings, and consumer-court databases for buyer complaints. One or two consumer cases are normal at scale; an insolvency filing is a hard stop.

06 — SITE

Physical site inspection.

Photos lie. Construction-stage marketing material lies more. Walk the site — or have us walk it for you.

In-person or video walk-through done

Visit the actual plot / tower at the time of day you'd typically use it. NRIs — ask for a Vidastu video walk-through over WhatsApp. We do these in 30–60 minute slots with structured coverage (boundary, neighbours, access road, drainage, power, water, civic noise).

Vastu inspection (optional but recommended) ₹10,999

Pre-purchase Vastu inspection by our co-founder Shri Ravi Shankar Sharma. He'll flag structural issues even non-believers can use in price negotiation. Same-day written report.

07 — COST

Hidden charges.

The headline price is rarely the all-in cost. Two questions surface the rest.

All-in cost computed on paper

Base price + PLC (preferential location) + EDC/IDC + floor-rise + parking + club + GST + stamp duty + registration + maintenance security. Add 18–22% to the headline price on apartments; 7–10% on plots (stamp duty + registration only).

Exit cost & transferability checked

If you sell before possession, what's the builder's transfer fee? (Typically 2–5% of sale value.) For YEIDA plots, transfer requires fresh authority NOC — budget 4–6 weeks + ₹25,000-50,000 fees. Plan exit liquidity at purchase, not at sale.

Want us to run the audit for you?

We do this audit pro-bono on any property we represent (Eldeco, Gaur, SKA, Gulshan + our YEIDA plot shortlist) and at ₹10,999 flat for properties outside our portfolio (covers legal opinion, on-site visit, written report).

WhatsApp → +91 95404 45300 Email a brief →

Vidastu Developers Pvt. Ltd. · UP RERA Agent UPRERAAGT000309/01/2026 (Vidastu Advisory) — agent registration only; not a project developer registration. Verify every project independently on the UP-RERA portal before paying token money. This checklist is general guidance, not legal advice.