Hyderabad Home
Buyer's Guide

Before looking at any project, get precise on three things: (1) configuration — 2BHK vs 3BHK vs 4BHK, and the minimum area you need (most families underestimate this); (2) possession timeline — are you happy waiting 3 years for under-construction, or do you need ready-to-move?; and (3) true budget — not just what you've planned to spend, but the all-in number including registration, GST, parking, club membership, and interior work. Most buyers underestimate total cost by 12–18%.

Every project launched after May 2017 must be registered with TSRERA (Telangana State RERA). Check the TSRERA website (rera.telangana.gov.in) before visiting a single site. A RERA registration does not mean the project is safe — it means it has been registered. What you're looking for: is the registration active or lapsed? Are the completion dates realistic? Has the developer had any complaints/orders filed against them? Do the declared layouts match what the salesperson is showing you?

Visit on a weekday and a weekend — the site experience differs significantly. On the first visit, focus on the apartment layout, views, ventilation, and the actual construction quality visible. On the second visit, check the surrounding area in detail: traffic at peak hours, distance to schools/hospitals, the social infrastructure under development. Pay attention to what the salesperson doesn't mention: what floor will your flat be on? What is the exact window view? Where is the podium parking entry?

This is the most skipped step and the most important one. Hire an independent advocate (not the developer's recommended advocate — they have a conflict of interest) to examine the land title. What you need to check: is the land freehold or leasehold? Is the land acquisition clear, or is there litigation? Are all government approvals in order (HMDA/GHMC layout approval, building plan sanction, environment clearance for large projects)? Is the developer the actual owner, or are there co-owners/investors with undisclosed claims?

Once legal due diligence passes, negotiate. Developers have 5–12% flexibility on price depending on the project's absorption rate, their cash flow needs, and the time of year (December and March-end are when developers offer the best prices). Negotiate on: price per sqft, free parking (₹5–8L value), club membership waiver (₹2–4L value), and construction-linked payment milestones. Get everything agreed in writing before signing the Agreement to Sell (ATS). Read the ATS carefully: check penalty clauses for delay, what counts as force majeure, and what your exit rights are.

Apply to 2–3 banks simultaneously to get comparative offers. Banks in India now offer very competitive rates — negotiate based on your credit score and salary. Key things: compare actual interest rates (not teaser rates), processing fees, prepayment penalty (most now charge zero), and part-payment conditions. The bank will also do its own legal check on the property — if the bank refuses to finance a particular project, treat that as a serious red flag even if you planned to pay cash.

Under-construction properties are registered via a Sale Agreement registered at the Sub-Registrar's office. For ready-to-move properties, the Sale Deed is registered directly. Registration charges in Telangana: Stamp Duty 4% + Registration Fee 0.5% of the property's guideline value (or actual price, whichever is higher). GST on under-construction properties: 5% of property value (for affordable housing: 1%). Before taking possession, do a thorough snagging inspection — document every defect in writing. Developers are obligated to fix structural defects for 5 years under RERA.