Most buyers decide on a flat after one or two site visits. On those visits you are usually shown the sales office and a furnished sample flat, both designed to look their best. This checklist covers what to look at beyond them, so you can judge the project, the location and the deal before you pay a booking amount.
Before you go
- Check the RERA registration. Find the project on MahaRERA and note its registration number, promised completion date and the latest quarterly progress update. Our guide shows how to check a MahaRERA number.
- Shortlist on the map. Look at the project’s location, nearby schools, hospitals and metro stations, and other projects around it on the live map.
- Ask for the carpet area and price in advance. Get the RERA carpet area of the flats you are interested in and the all-inclusive price, so the visit is about checking, not just listening. See carpet vs built-up vs super built-up area.
- Plan two visits. One on a weekday at peak hours, one on a weekend. Traffic, noise and the feel of the area change a lot between the two.
On the way: the location
- Drive your daily route. Time the trip from the site to your office, your children’s school and the nearest main road at the hour you would actually travel.
- Look at the last kilometre. Is the approach road paved, wide enough for two cars and lit at night? A narrow internal road can matter more than distance from the highway.
- Notice what is next door. Open land nearby may be built on later. Check for nallahs, low-lying ground (ask how it fared in the last monsoon), highways, railway lines, industrial units and the airport flight path, particularly around Lohegaon.
- Check daily needs. Groceries, a pharmacy, a hospital and public transport within a short distance make a big difference to life after possession.
At the site: construction and quality
- Compare progress with the paperwork. If MahaRERA says the slabs are complete up to the 12th floor, you should see that on site. A large gap is an early warning of delay.
- Look at the work, not just the finished lobby. Ask to see an under-construction floor. Check the quality of plaster, wall lines and how the site is kept. A tidy, safe site usually reflects a well-run project.
- See the tower and floor you would buy. Your flat’s view, light and noise depend on the exact tower, floor and direction it faces. Ask to stand on that floor, or the closest one that is built.
- Check sunlight and ventilation. Note which direction the living room and bedrooms face, and whether the windows open onto another tower a few metres away.
- Ask about the building materials and fittings. Get the brands and specifications for flooring, windows, doors, plumbing and electrical fittings in writing, as part of the agreement.
The sample flat
- Ask what is not included. Sample flats often show false ceilings, wardrobes, modular kitchens, premium flooring and lighting that come at extra cost or not at all.
- Measure it. Carry a measuring tape, or use your phone. Compare the room sizes with the floor plan of the flat you would buy. Sample flats sometimes use smaller furniture or remove internal walls to feel larger.
- Check the actual layout. Your flat may be a mirror image, or a different unit type, from the sample. Confirm the exact unit number and its plan.
Water, power and parking
- Ask where the water will come from. Municipal supply, borewell or tankers? Many newer areas around Pune depend on tankers for years after possession, which adds to maintenance.
- Ask about power backup. Is backup for lifts, common areas and your flat included, and up to what load?
- Get parking in writing. Is the parking covered or open, and is a specific slot allotted? Check that the ramps and turning space suit the car you drive.
- Check the amenities’ status. Find out which amenities, like the clubhouse or pool, are built and which are planned for a later phase, and when.
Questions for the sales team
- What is the possession date in the agreement, and what is the completion date on MahaRERA?
- Which approvals are in place, and which are pending? (See our list of documents to check before buying a flat.)
- What is the payment plan, and is it linked to construction stages?
- What will the monthly maintenance be, and how much is collected in advance?
- Can I have the full cost sheet in writing, including GST, parking, floor rise, club membership, maintenance deposit, stamp duty and registration? Our guide to stamp duty and hidden costs lists what to look for.
After the visit
Put your notes into a simple table so you can compare projects side by side:
| Check | Project A | Project B |
|---|---|---|
| All-inclusive price ÷ RERA carpet area | ||
| Peak-hour travel time to work | ||
| Construction progress vs MahaRERA update | ||
| Possession date in agreement | ||
| Water source | ||
| Parking (covered / open, allotted?) | ||
| Monthly maintenance |
Don’t pay a booking amount on the day of the first visit, however good the “today only” offer sounds. Under RERA, a developer cannot take more than 10% of the price as an advance before a registered agreement for sale. If you are weighing an under-construction flat against a finished one, read ready-to-move vs under-construction flats.
FAQs
How many site visits should I make before booking?
At least two: one on a weekday at peak hours and one on a weekend. Visit again before signing the agreement if anything has changed.
Is the sample flat the same as the flat I will get?
Not always. The layout, sizes, fittings and furnishings can differ. Confirm the exact unit, its floor plan and the specifications in writing.
Should I visit during the monsoon?
If you can, yes. It shows how the approach road and the area handle heavy rain, and whether there is waterlogging nearby.
What should I carry on a site visit?
The project’s RERA number, a list of questions, a measuring tape (or a phone app), and your phone to take photos and note travel times.
This checklist is general information, not legal or financial advice. Verify project details on the official MahaRERA website and have the documents checked by a property lawyer before you pay.
Cover photo: STP, residential building construction and Mutha River clogged with water hyacinth as seen from Rajaram Bridge in Pune by DesiBoy101, CC BY-SA 4.0, via Wikimedia Commons. Cropped, with text added.