The Pune Home Buying Process, Step by Step: From Shortlist to Possession

Buying a flat is a long sequence of small decisions, and most costly mistakes come from doing them out of order. Here is the sequence we recommend, and why each step sits where it does.

Step 1: Set a total budget

Start with what you can comfortably afford in total, not just the flat price. Add registration and stamp duty, GST where applicable, parking, society and infrastructure charges, legal fees, interiors and a cash buffer. If you are taking a loan, work backwards from an EMI you can carry even if rates rise.

Step 2: Choose the area before the project

Commute, schools, hospitals and daily convenience are the things you cannot change after you buy. Decide where you need to be, then test the drive at peak hours. Our location guides for Baner, Bavdhan, Mahalunge, Bhugaon, Pashan, Wakad, Hinjewadi, Punawale and Pimple Nilakh describe connectivity and what each micro-market is like to live in.

Step 3: Shortlist three to five projects

Filter by configuration, RERA carpet area, developer record, possession date and amenities you will actually use. More than five projects makes comparison harder, not better. Use the Compare tool to line up your shortlist.

Step 4: Verify before you visit

Look up the project on the MahaRERA portal. Confirm the registration number, promoter name, registered completion date and that the registration is active. This takes a few minutes and filters out projects that should not be advertised at all.

Step 5: Visit the site and sales lounge

Go in person. See the location, the surroundings, the sample flat and the construction progress. Ask for the RERA carpet area of the exact unit, the payment schedule and a full cost sheet in writing. Our site visit checklist lists what to look at.

Step 6: Read the draft Agreement for Sale

Before paying a significant booking amount, ask for the draft Agreement for Sale. Check carpet area, price, payment schedule, possession date, amenities promised and the consequences of delay. Under Section 13 of the RERA Act, a promoter cannot take more than 10% of the cost as advance without a registered agreement.

Step 7: Arrange your loan

If you need a home loan, check whether your bank has approved the project and get a sanction letter before you commit. Banks usually disburse against construction progress, so your interest liability builds up gradually.

Step 8: Book, register and pay in stages

Pay the booking amount against a proper receipt, then execute and register the Agreement for Sale. Payments are normally linked to construction milestones. Pay through banking channels and keep every receipt and demand letter.

Step 9: Track construction

Ask for progress updates, and visit periodically. The promoter is required to keep the MahaRERA project page updated, so you can compare what is filed with what you see on site.

Step 10: Possession and conveyance

Ask for the Occupancy Certificate before you take possession, and inspect the flat against the agreement. Under the RERA Act, the conveyance deed is to be executed within three months of the Occupancy Certificate, and structural defects reported within five years of possession are the promoter's responsibility to fix.

A final word

None of these steps is difficult on its own. The discipline is in doing them in order and in writing. If you would like help shortlisting, arranging site visits or understanding a draft agreement, our team is happy to help.