10 Questions to Ask Before Booking a New Property

Let us be honest. The moment you walk into a developer's sales office, the atmosphere is designed to make you want to buy. The sample flat looks stunning. The location sounds like it is minutes from everywhere. The offer they are showing you is apparently ending this weekend.

In India's new launch property market, most buyers focus on price, location, and amenities. Very few ask the questions that actually protect their money. And those questions are the ones that separate buyers who are happy at possession from those who spend years chasing a developer for their home.

Here are the 10 most important questions to ask before booking any new property.

Question 1: Is This Project Registered Under RERA?

This is the first and most non-negotiable question to ask before booking any new property in India.

Under the Real Estate Regulation and Development Act, every residential project above a certain size must be registered with the state RERA authority before the developer can advertise, market, or collect any booking amount. If a project is not RERA registered, the developer has no legal obligation to you as a buyer.

Ask for the RERA number and verify it on your state portal. It will show you the possession date, approved units, and escrow account details.

If the project is not registered or if the developer says registration is in process, do not pay anything until registration is confirmed and verifiable.

Question 2: What Is the Exact Possession Date as Per RERA?

This question has a very important qualifier: as per RERA. Not as per the brochure. Not the date the sales team mentions verbally.

The possession date declared in the RERA filing is the legally committed date. If the developer delays beyond this date, they are liable to pay you compensation at the SBI home loan rate plus 2% for every month of delay. That is your legal right under Section 18 of RERA.

Many developers show an optimistic date in marketing but a later date in the RERA filing. Always go by the RERA date, and check if the Builder-Buyer Agreement includes a grace period before penalties apply.

property.new tip: All projects listed on property.new include RERA registration details so you can verify the legally committed possession date before you even speak to the developer.

Question 3: What Is the Exact Carpet Area of My Unit?

Many customers are perplexed by this question, and some developers take advantage of this. The actual usable space in your apartment is the carpet area. Built-up area adds wall thickness. Super built-up area adds your share of lobbies, staircases, and common spaces.

Under RERA, developers can only charge you on the basis of carpet area. So if a developer is quoting you a price per square foot, make sure it is on carpet area, not super built-up area. The difference is significant. A flat with 1,200 square feet of super built-up area may have only 850 to 900 square feet of actual carpet area.

Ask for the carpet area in writing and confirm it matches the number in the RERA filing for your specific unit.

Question 4: What Is the Payment Plan and Are There Any Hidden Charges?

Know exactly how much you will be paying, when you will be paying, and what happens if you don't make a payment before you reserve a new property.

New properties typically offer three payment plans: construction-linked (safest, tied to actual work), time-linked (fixed intervals regardless of construction), and down payment (80 to 90 percent upfront for a discount).

Beyond the base price, ask specifically about GST at 5 percent for residential under-construction properties, or 12 percent if you are buying a commercial unit, stamp duty and registration charges which vary by state, maintenance deposit, parking charges, club membership fees, and any infrastructure development charges. These can add 15 to 25 percent to the stated price. A developer who is transparent about all-in costs before you book is almost always easier to deal with after you have paid.

Question 5: What Is the Developer's Track Record on Delivery?

You are about to hand over lakhs of rupees to a developer for a home you will not receive for 2 to 4 years. The single most important thing that determines whether you get your home on time is the developer's track record.

Ask for a list of previously delivered projects with original and actual possession dates. Verify independently. Search the developer on Google, check buyer reviews, and visit a delivered project if possible.

Check for any NCLT cases and look up their history on the state RERA portal where delays and complaints are recorded.

A developer who has consistently delivered on time in the past is significantly more likely to do so again.

Question 6: Who Owns the Land and Is the Title Clear?

This question catches many buyers off guard because they assume the developer owns the land they are building on. That is not always the case.

Some developers build on land they own outright. Others have a joint development agreement with a landowner, where the developer builds and shares units with the landowner in lieu of payment. Both are legal, but a joint development agreement adds complexity if disputes arise.

Ask to see the title deed or joint development agreement and confirm there are no encumbrances on the land.

Question 7: What Are the Cancellation and Refund Terms?

Life is unpredictable and you need to know what happens to your money if circumstances change.

Under RERA, deductions on cancellation must be reasonable. The Builder-Buyer Agreement will specify the exact percentage, typically 10 to 15 percent of the amount paid.

If the developer delays beyond the RERA date, you have the right to withdraw and receive a full refund with interest. Make sure the Builder-Buyer Agreement reflects this.

Question 8: What Does the Maintenance Charge Cover?

This is a question most buyers skip, and then regret.

Before booking, ask exactly what the monthly maintenance charge covers and what is billed separately.

Maintenance typically covers common area electricity, security, and housekeeping. Pool, gym, and water charges are often billed separately.

Also ask who manages the society after possession and when charges are expected to increase.

Question 9: Which Specific Floor and Unit Are You Booking?

Many buyers book without confirming the exact unit number, floor, tower, and direction. Price and experience vary significantly across units.

Ask for your specific unit on the floor plan. Confirm the direction it faces. Ask what is currently around the project at that orientation, because a lovely open view today might become another building in 3 years. Get the unit details in writing in the allotment letter before or at the time of booking.

Question 10: Is This Project on Your Bank's Approved List?

If you are taking a home loan to fund your new property purchase, this question could save you a significant headache.

Banks maintain a list of approved projects and developers they are willing to lend against. If your project is not on your preferred bank's approved list, you may struggle to get a loan, or you may be forced to borrow from a lender offering a higher interest rate.

Confirm the project is approved by at least 2 major banks. If a developer cannot name any, investigate further.

Prior to making a reservation, getting pre-approved for a house loan enables you move quickly and reveals your specific budget.

One More Thing Before You Book

These 10 questions will take you about 30 to 45 minutes to go through with a developer.

A developer who welcomes these questions and answers them clearly and specifically is a developer you can do business with. A developer who gets defensive, vague, or pushes you to just trust them and book today is telling you something important about how they will behave once your money is in their account.

If you are still searching, property.new lists only RERA-verified new launch projects across India's top cities. Browse listings, compare localities with Estate IQ, and book a free site visit in two clicks without a broker.

The right developer will not mind your questions. In fact, the right developer will have answers ready before you even ask.

Frequently Asked Questions

Q1. Can a developer refuse to answer these questions before booking?

A developer cannot legally refuse to share RERA registration details, possession date, or carpet area information. These are your rights under RERA. If a developer refuses or is evasive on these points, that is a strong reason to look at other projects.

Q2. How much booking amount is safe to pay for a new property?

Under RERA, a developer cannot ask you to pay more than 10 percent of the total property cost before signing and registering the Builder-Buyer Agreement. If a developer asks for more than 10 percent upfront before the agreement is signed, that is a RERA violation.

Q3. What is the Builder-Buyer Agreement and when should I sign it?

The Builder-Buyer Agreement is the primary legal contract between you and the developer. Under RERA, it must be signed and registered before the developer accepts more than 10 percent of the property cost from you. Read every clause carefully, or have a lawyer review it, before you sign.

Q4. What happens if the developer changes the floor plan after I book?

Under RERA, a developer cannot make any changes to the approved plans or specifications of a project without the written consent of at least two-thirds of the buyers in that project. If a developer makes changes unilaterally, you have the right to exit the project with a full refund.

Q5. Is property.new only for new launch properties?

Yes. property.new is India's only platform dedicated exclusively to new launch and pre-launch residential properties. Every listing is a fresh project with verified RERA details, sourced directly from the developer, with no resale listings mixed in.