Property Guidance

Expert advice for CIDCO, MHADA, RERA-approved builders, and resale properties — stay compliant, avoid pitfalls, and make informed decisions.

CIDCO property guidance

CIDCO (City and Industrial Development Corporation) offers plotted development, flats, and commercial properties across Navi Mumbai & nearby nodes. Follow these authoritative steps for hassle-free allotment.

Process

Register on CIDCO's official portal & check upcoming schemes.
Submit online application with eligibility documents during the notified window.
Pay earnest money deposit (EMD) / application fee via online mode.
Participate in computerised draw / allotment process based on merit/reservation.
Receive allotment letter → Execute lease agreement & pay requisite premium.
Physical possession after completion of infrastructure & registration of conveyance deed.

Documents required

PAN Card & Aadhaar (linked mobile) – identity & biometric verification.
Residence proof (latest utility bill / passport / bank statement).
Income proof (ITR for last 3 years / Form 16) for income-based schemes.
Caste certificate / domicile (if applying under reserved category).
Demand Draft / online payment receipt of application money.
Stamp paper for agreement & registration affidavits.

Charges & Cost breakdown

Application Fee (non-refundable) – approx ₹500 to ₹2,000 depending on scheme.
Premium / base price per sq.ft. (CIDCO zone dependent).
Stamp duty (5% to 6% of property value) + Registration fee (1%).
Development charges, infrastructure tax, and GST (if applicable on commercial).
Legal & documentation charges (advocate verification approx ₹5k-10k).

Expert insight

Many MHADA applicants miss document deadlines. Pre-verify your income group threshold; re-sale after 5 years is generally allowed only with occupancy certificate.

MHADA property guidance

Maharashtra Housing Area Development Authority conducts lotteries for affordable housing across Mumbai, Pune, Nagpur, etc. Stay updated on income groups (EWS, LIG, MIG, HIG).

Process

Check MHADA board’s advertisement for upcoming lottery (usually twice a year).
Online registration on MHADA website with accurate income category selection.
Payment of registration fee (varies by category: ₹1,000 – ₹5,000).
Document verification at notified facilitation centers (original + self-attested).
Lottery draw published on website → provisional allotment letter issued.
Payment of 20% of property cost within 30 days, rest as per schedule, possession after completion.

Documents required

Maharashtra domicile certificate (compulsory for most schemes).
Income certificate from competent authority or salary slips (last 6 months).
Ration card / Voter ID as proof of residence.
Bank account passbook (cancelled cheque) for refund/EMI.
Affidavit confirming no residential property in same municipal area (self-declaration).

Charges & Cost breakdown

Registration fee + lottery processing (non-refundable).
Cost of flat: highly subsidised – e.g., EWS flats from ₹15 lakhs to ₹40 lakhs approx.
Stamp duty (5% of ready reckoner rate) and registration charges.
Maintenance deposit (approx ₹20k-₹50k depending on project).
Goods & Services Tax (GST) – 1% for affordable housing under RERA.

Expert insight

Many MHADA applicants miss document deadlines. Pre-verify your income group threshold; re-sale after 5 years is generally allowed only with occupancy certificate.

Builder ( RERA approved ) property

RERA registration ensures transparency, timely delivery, and standardised builder-buyer agreements. Always choose projects with valid RERA number & quarterly updates.

Process

Shortlist RERA-registered projects → verify on MahaRERA website for litigation status.
Site visit + check approved layout, carpet area, amenities as per brochure.
Booking via application form + token amount (usually 5-10% of property cost).
Sign RERA-compliant agreement (schedule of completion, payment plan, penalty clause).
Construction-linked payment plan (recommended) or subvention plan.
Final possession after OC (Occupancy Certificate) & registration of sale deed.

Documents required

KYC (Aadhar, PAN, passport-size photos) of all co-applicants.
Income proof & loan sanction letter (if financed).
RERA registration certificate of project (displayed on site).
Allotment letter, payment receipt, builder-buyer agreement.
Undertaking regarding no deviation from approved plans.

Charges & Cost breakdown

Booking amount (refundable subject to cooling-off period).
GST @ 5% for under-construction property (without ITC) or 1% for affordable housing.
Stamp duty & registration – varies state-wise (Maharashtra: 5-6% + surcharge).
Car parking charges (if separate), club house development fees, maintenance deposit.
Legal due diligence fee (recommended third-party advocate check).

RERA advantage

Builder cannot alter approved plans without 2/3rd buyer consent. Delays entitle buyer to interest penalty. Always insist on registered agreement.

Resale Society / Bungalow

Buying resale property offers immediate possession, established neighbourhood, but requires rigorous title verification and society NOCs. Our guidance helps you mitigate risks.

Process

Property search + legal title search (last 30 years’ chain of ownership).
Negotiate final price & sign MOU / Token receipt (earnest deposit 1-2%).
Apply for home loan (if required) – bank conducts technical & legal valuation.
Draft & execute agreement for sale (includes payment schedule, possession date).
Obtain NOC from society / housing association (transfer fees, no dues certificate).
Register sale deed at sub-registrar office, pay stamp duty, get mutation done.

Documents required

Original sale deed + chain of previous agreements (parent documents).
Encumbrance certificate (EC) for last 30 years from sub-registrar.
Property tax paid receipts & latest assessment.
Society share certificate, share transfer form, & maintenance bill records.
No Objection Certificate from society / builder (if applicable).
Approved building plan (for bungalow) & occupancy certificate.

Charges & Cost breakdown

Stamp duty (on ready reckoner or agreement value, whichever higher) + registration fees.
Brokerage / intermediary fee (typically 1-2% of deal value).
Society transfer charges (₹5k-₹25k) + share transfer fees.
Legal & advocate due diligence (approx ₹10k-₹20k).
Capital gains tax liability for seller – buyer may need TDS compliance (1% on sale value > ₹50 lakh).

Critical due diligence

Verify if property is under any litigation, bank attachment, or illegal extension. Obtain an Encumbrance certificate and cross-check with local municipal records.