Before Paying Token Money — 10 Things Every Buyer Must Check in 2026

Token money is the point of no return. Once you pay, walking away costs money and time. Here's what you must verify before writing that cheque.

The 10-Point Token Money Checklist

1. ✅ Verify RERA Registration

Get the RERA number and check it on your state's RERA portal yourself. Is it active? Does the possession date match what the sales team told you?

2. ✅ Builder Court Cases

Search the builder's name in consumer forum databases. Even 3-4 cases on a small builder is significant.

3. ✅ ED / NCLT Status

ED investigations and NCLT insolvency proceedings are public record. Search "[Builder name] ED probe" before deciding.

4. ✅ Title Verification

Get an encumbrance certificate for 30 years. Verify the builder owns or has development rights over the land.

5. ✅ Price vs Market Benchmark

A 20%+ premium over market is a negotiation opportunity — not something to accept blindly.

6. ✅ Bank Loan Approvals

If HDFC, SBI, ICICI have approved — strong signal. No bank approval is a red flag.

7. ✅ Construction Progress

Possession in 12 months but construction at 20%? That's a delay waiting to happen.

8. ✅ Hidden Costs

Listed price + stamp duty (5-7%) + registration (1%) + GST (5%) + PLC + parking + maintenance = 20-30% more than base price.

9. ✅ Builder Delivery Track Record

How many projects delivered? Average delay? Talk to residents of completed projects.

10. ✅ Exit Liquidity

Can you sell easily if needed? Check resale prices in the same sector.