Pune Property Buying Guide 2026: Token Money Dene Se Pehle 7 Zaroori Checks

Token money ek casual handshake nahi hai. Pune ke real estate market mein ₹1-5 lakh ka token payment tumhe ek transaction mein lock kar deta hai bina kisi legal verification ke. Builders urgency, limited-time pricing, aur launch day pressure use karte hain tumhara token lene ke liye — sochne ka time diye bina.

Token dene se pehle yeh 7 checks compulsory hain.

Check 1: MahaRERA Registration — Non-Negotiable

Builder se MahaRERA registration number maango. Format: Pune ke liye P521XXXXXXX. Khud verify karo maharera.mahaonline.gov.in pe — builder ke screenshot pe trust mat karo. Confirm karo ki registration Active hai, Lapsed ya Revoked nahi. Expiry date bhi note karo.

Check 2: Land Ka Title

Zameen ka malak kaun hai? Kai Pune projects converted agricultural land pe bane hain, joint development arrangements pe, ya disputed titles pe. 7/12 extract (satbara utara) maango aur ek property lawyer se last 30 saal ki title chain verify karwao. Clear title sab se important hai — bina iske tumhara flat ka koi legal base nahi.

Check 3: Approvals aur Sanctions

RERA registration aur construction approval ek nahi hain. Project RERA registered ho sakta hai lekin abhi bhi Pune Municipal Corporation (PMC) ya PMRDA ka building approval pending ho. Specifically poochho: Building plan PMC/PMRDA se approved hai? Layout approved hai? Building permission mili hai?

Check 4: Builder Ka Past Track Record

MahaRERA pe builder name search karo aur unke saare registered projects dekho — sirf woh nahi jo woh tumhe bech rahe hain. Pattern matter karta hai: jo builder 3 out of 5 projects mein delay kar chuka hai woh fir bhi delay karega.

Check 5: True Cost — Headline Price Nahi

Advertised price per sqft almost kabhi actual cost nahi hota. Add karo:

• Stamp duty: Maharashtra mein 5% + registration 1%
• GST: Under-construction ke liye 5% of base price
• PLC charges: 2-5% (preferred floor/view ke liye)
• Parking: ₹3-8 lakhs typically
• Club membership + maintenance deposit

Total true cost typically 15-25% higher hota hai headline price se. Pune mein ₹1-2 Cr segment mein yeh ₹20-35 lakhs extra ho sakta hai.

Check 6: Possession Date vs Realistic Completion

MahaRERA pe declared possession date check karo. Kya builder ne already ek extension le li hai? Current construction completion percentage kya hai? Pune mein average delay 18-24 months hai under-construction projects mein. Isko rent calculations mein factor karo.

Check 7: Court Cases aur Legal Disputes

Clean RERA wale project mein bhi serious legal issues ho sakte hain. Builder ka naam check karo indiankanoon.org pe aur NCDRC database mein. ED ya NCLT proceedings bhi search karo. Kuch Kharadi-area developers ke proceedings the jo buyers ne baad mein pata kiya — payment ke baad.