New Launch Project Checklist: 10 Things to Verify Before Booking
New launch bookings move fast. The sales team is polished, the sample flat looks perfect, and there's usually a "limited period offer" nudging you to decide quickly. That pressure is exactly when buyers skip steps they'll regret later. Before any booking amount changes hands, run through this list first.
Booking a new launch flat safely comes down to verifying facts rather than trusting impressions. A careful pass through these ten checks protects both your money and your peace of mind.
Confirm RERA Registration on the Portal, Not the Brochure
This is non-negotiable. Every project above 500 square metres or eight units must carry a valid RERA number, and that number needs to be checked directly on your state's official RERA portal, never taken on faith from a brochure or sales pitch. The portal tells you the promised completion date, the promoter's track record, and whether litigation is pending—information no salesperson will volunteer unprompted.
Match the Brochure Layout Against the Approved Plan
Builders sometimes show renders that don't quite match what's officially sanctioned.
Cross-check the layout in the marketing material against the government-approved building plan uploaded on the RERA portal. If towers, unit counts or amenities differ between the two, that's an
unapproved modification and a genuine red flag.
Ask for Carpet Area, Not Super Built-Up Area
Under RERA, carpet area is the only legally valid measurement for pricing. Super built-up figures tend to be inflated by fifteen to twenty percent through shared corridors and common areas. Always get the carpet area in writing before comparing prices across projects, since two flats quoted at the same rate per square foot can differ meaningfully once you strip away the padding.
Dig Into the Builder's Delivery History
A polished sales office says nothing about whether a developer actually hands over keys on time. Look up how many of the builder's past projects were delivered on schedule versus delayed, and check for pending consumer complaints or ongoing litigation on the RERA portal. A pattern of delays in earlier projects is usually a strong predictor of what to expect this time around.
Check How Much You're Actually Being Asked to Pay Upfront
RERA caps the booking amount a promoter can collect before a registered Agreement for Sale is signed at ten percent of the total cost. If a builder is asking for twenty percent under a so-called "soft launch" offer, that request sits outside the law—however attractive the discount sounds.
Review the Full Cost Sheet, Not Just the Quoted Price
Base prices routinely exclude GST, stamp duty, registration, parking, clubhouse charges and maintenance deposits. Ask for an itemised cost sheet specific to your unit before booking, so the number in your head matches what you'll actually be paying across the full purchase.
Verify the Payment Schedule Is Tied to Construction
RERA mandates milestone-based payments for under-construction projects, meaning your instalments should track actual progress on site rather than an arbitrary builder timeline. A schedule that front-loads a large chunk of the cost at booking or foundation stage deserves a closer look before you sign anything.
Confirm Whether Funds Go Into an Escrow Account
Developers are required to deposit seventy percent of amounts collected from buyers into a separate escrow account, with withdrawals tied to certified construction progress. This exists precisely to stop your booking money from being diverted toward an entirely different project.
Check the Possession Date Stated in the Agreement
The date your sales agent mentions verbally and the date filed on the RERA portal are not always the same thing—and the portal date is the one that's legally binding. Make sure the Buyer Agreement explicitly states the possession date along with a clear compensation or exit clause in case that date is missed.
Look Beyond the Sample Flat at Actual Site Progress
A beautifully furnished sample flat proves nothing about the real construction underway elsewhere on site. Visit the actual site, compare visible progress against what's declared on the RERA portal, and if possible, speak to residents of the builder's earlier projects about how their handover experience actually went.
Summary
Booking a new launch flat safely comes down to verifying facts rather than trusting impressions. Confirm RERA registration directly on the state portal, insist on carpet area over inflated super built-up figures, and dig into the builder's delivery history before paying anything. Check that the booking amount, payment schedule and escrow deposits comply with RERA norms, and always cross-verify the possession date and site progress against official filings rather than sales team assurances. A careful pass through these ten checks protects both your money and your peace of mind.
