Buying an under-construction flat in Gurgaon can offer newer designs, choice of unit and staged payments, but it also means relying on the developer to deliver as promised. The possession dates, payment plan and agreement checks you make before booking are your main protection.
This guide explains how to check possession dates, which agreement clauses matter most and how to manage the risks. It is general information; have your lawyer review the agreement before you sign.
Booking an under-construction flat?
Tell us the project and we will help you review timelines and agreement terms, usually within one working day.
Possession dates: three to compare
| Source | What it tells you |
|---|---|
| Sales promise | What the sales team says, often optimistic |
| RERA completion date | The date the developer declared to the regulator |
| Agreement possession date | The date written into the builder-buyer agreement |
The RERA date and the agreement date matter most. Check that they are consistent, and note any grace period in the agreement.
Checking progress
Visit the site, compare progress with the developer’s periodic updates on the RERA portal, and ask how many towers are complete. Talk to other buyers if possible.
Key agreement clauses
- Carpet area and how changes are handled
- Specifications and finishes
- Possession date and any grace period
- Delay compensation or interest
- Payment plan and how demands link to construction
- Cancellation and refund terms
- Parking allotment
- Maintenance and handover terms
- Defect liability after possession
Delay compensation
RERA provides for remedies when possession is delayed, such as interest for the delay period or the option to withdraw with refund and interest, subject to the rules and orders of the authority. Read how the agreement handles delays and get legal advice if delays occur.
Read the delay clause
Ask us to highlight possession, delay and cancellation clauses in the agreement you have been given.
Payment plans
Construction-linked plans tie payments to stages, which reduces the money at risk if work slows. Plans with larger payments at possession may cost more overall. Check which stages trigger each demand and keep records of every payment.
Carpet area changes
The final carpet area can differ slightly from what was agreed. Check how the agreement handles increases or decreases and the price adjustment.
Defect liability
RERA requires developers to fix structural and workmanship defects reported within a set period after possession. Report defects promptly in writing.
Home loans for under-construction flats
Banks disburse in stages and you may pay pre-EMI interest. Confirm that your bank has approved the project. See our guide on ready vs under-construction with a home loan.
Developer track record
Check the developer’s earlier projects for delivery timelines, quality and how they handled delays. See our guide to evaluating a builder’s track record.
Questions to ask the developer
- What is the RERA completion date?
- What possession date and grace period are in the agreement?
- How are delays compensated?
- How do payment demands link to construction?
- What is the defect liability period?
Red flags
- Possession dates in the agreement later than sales promises
- Payment demands ahead of visible progress
- Vague specifications
- One-sided cancellation terms
- No recent progress updates on the RERA portal
Who this guide suits
It suits anyone booking an under-construction flat in Gurgaon.
Keeping records
Keep copies of the agreement, receipts, demand letters, progress photos and all correspondence. These help if disputes arise.
Site visits during construction
Visit the site at different stages, take photos and compare with the payment demands you receive. If progress seems slower than demands suggest, ask the developer for an explanation in writing.
Changes to plans
Developers may need approvals to change plans after booking. Under RERA, significant changes generally require buyers’ consent. Read the agreement’s clauses on plan changes carefully.
Transferring an under-construction flat
If you might sell before possession, check the agreement’s terms and charges for transferring your booking. Some developers charge transfer fees or restrict transfers.
Handover inspection
At possession, inspect the flat carefully, list defects in writing and ask for them to be fixed before or soon after handover. Check that measurements, fittings and finishes match the agreement.
Insurance during construction
Ask whether the developer insures the project during construction, and arrange your own home insurance once you take possession.
Possession letter and conveyance
At handover, you should receive a possession letter. The conveyance deed, which completes legal ownership, is registered after the OC. Ask for a timeline for both.
Talking to other buyers
Other buyers in the project often share updates, demand letters and concerns. Joining their group can help you stay informed.
Read more
Explore our guides to verifying Haryana RERA registration, verifying carpet area and the property booking amount checklist. Our under-construction luxury properties page lists current projects.
How we help
Tell us the project and unit you like. We will help you review RERA timelines, the payment plan and key agreement clauses, and flag questions for your lawyer before you book.
Review an under-construction purchase
Share the project and unit you like. We will help you review RERA timelines, the payment plan and key agreement clauses before booking.
Frequently asked questions
Which possession date matters most?
The RERA completion date and the date in the builder-buyer agreement.
How do I check construction progress?
Visit the site and compare with the developer's updates on the RERA portal.
What clauses should I read carefully?
Carpet area, specifications, possession date, delay compensation, payment plan, cancellation, parking and defect liability.
What happens if possession is delayed?
RERA provides remedies such as interest or withdrawal with refund, subject to the rules. Get legal advice.
What is a construction-linked plan?
A plan where payments are tied to construction stages.
Can the carpet area change?
Slightly. Check how the agreement handles changes and price adjustments.
What is defect liability?
The developer's obligation to fix defects reported within a set period after possession.
Do banks lend on under-construction flats?
Yes, for approved projects, with staged disbursement.
What are red flags?
Inconsistent dates, early payment demands, vague specifications and one-sided terms.
Can you help review the agreement?
Yes. We highlight key clauses for your lawyer's review.
Can the developer change the plans after I book?
Significant changes generally need buyers' consent under RERA. Read the agreement's clauses.
Can I sell before possession?
Often, subject to the agreement's transfer terms and any fees.
What should I check at handover?
Defects, measurements, fittings and finishes against the agreement.
Is the project insured during construction?
Ask the developer. Arrange your own insurance after possession.
Should I visit the site regularly?
Yes. Regular visits and photos help you track progress against payment demands.
When is the conveyance deed signed for a new flat?
Usually after the OC, at or after possession. Ask for a timeline.
What documents do I get at possession?
A possession letter, keys, manuals and later the registered conveyance deed.
Related guides
- How to Check Property Title and Ownership Before Buying a Gurgaon Apartment
- Documents to Check Before Buying a Resale Flat in Gurgaon
- Homebuyer Checklist for Evaluating a Builder's Track Record in Gurgaon
- Find a Gurgaon Apartment Based on Your Workplace, Budget and Family Requirements
- Serviced Apartments vs Residential Flats for Rent in Gurgaon: Which Fits Your Stay?