Pricing & packages

Under MahaRERA, carpet area is the net usable floor area excluding walls, balconies, and common spaces — but many builders still use super built-up area in their informal pricing conversations, which inflates the per-sq-ft figure by 20–35%. Before comparing two properties, always ask for the RERA-registered carpet area from the project's MahaRERA filing, not the brochure. We do this comparison as part of every shortlist delivery.

If the conveyance deed between the builder and the society hasn't been executed, the land technically remains in the builder's name — which creates exposure if the builder defaults on debt or faces insolvency proceedings. Many Mumbai buildings over 10 years old have this issue unresolved. Deemed Conveyance via the Registrar is a remedy, but it requires a functional, co-operative society to initiate it. We check conveyance status on every CHS resale assignment.

SRA (Slum Rehabilitation Authority) flats come with a lock-in period — typically 10 years from allotment — during which they cannot be sold or transferred. After the lock-in, the sale process involves SRA's NOC and specific document requirements that differ from standard CHS transfers. Buyers often don't realise the lock-in period may still be running on older SRA units listed for resale. Always verify the allotment date and current lock-in status before making an offer.

Stamp duty rates are consistent across both jurisdictions — both fall under Maharashtra's stamp duty schedule. The differences appear in the approval authority (MMRDA issues its own CCs, OCs, and building plans rather than MCGM), the ready-reckoner rates applicable, and the specific documents required for due diligence. A building plan approved by MMRDA must be verified against MMRDA records, not MCGM's DCDRS portal.

Beyond the price and possession date, focus on: the exact carpet area guarantee with a RERA-compliant definition, the penalty rate for delayed possession (standard is 5% per annum on amounts paid — verify it's not buried as a token amount), the specification list as an attached schedule, and the dispute resolution clause. Many builder agreements cap compensation at ₹5,000–₹10,000 per month for delays, which is commercially meaningless on a ₹1 Cr+ purchase.

Stamp duty is calculated on the higher of the agreement value or the ready-reckoner (ASR) rate — so even if you negotiate a price 15% below the ASR rate, you'll pay stamp duty on the full ASR value. This is a frequent surprise for distressed-sale buyers. We calculate your actual stamp duty liability against the current ASR schedule before you finalise your offer, so there are no registration-day surprises.

A lapsed RERA registration means the builder cannot collect further instalments legally and cannot advertise the project. Existing buyers retain their rights and can file complaints with MahaRERA for refund with interest, or seek a new promoter appointment via MahaRERA's intervention mechanism. However, enforcement timelines in Mumbai are long. The practical protection is to check the registration expiry date and renewal status before paying any instalment — especially on projects approaching their original completion date.

The Maharashtra IGR (Inspector General of Registration) portal publishes actual registered transaction values by property address — this is your ground truth, not the seller's claimed 'recent sale price.' We pull registered transaction data for the same building or comparable buildings in the micro-market within the last 6–12 months, giving you a defensible negotiation baseline. Sellers routinely quote prices 8–18% above the last registered comparable.