Pehla Ghar Kharidne Wale Hain? Ye 5 Mistakes Bilkul Mat Karna!

Sirf builder ke sundar brochure par mat jaiye. Hamesha RERA registration number check karein. Agar project RERA-approved hai, toh aapka paisa safe hai aur delivery timeline ki guarantee milti hai.

• Builder ko har project register karna padta hai.
• Builder apni marzi se plan change nahi kar sakta.
• Aapko wahi milega jo paper par dikhaya gaya hai.

2. Possession mein Dehri (Delay) ka Solution

Agar builder ghar dene mein late karta hai, toh RERA ke rules ke mutabik:

• Builder ko aapko interest (byaj) dena padega.
• Aap apna pura paisa refund maang sakte hain agar project bahut late ho raha ho.

3. Paise ka Sahi Istemal (Escrow Account)

Builder aapka paisa kisi dusre project mein nahi laga sakta. RERA ka rule hai ki project ka 70% paisa ek alag account mein rahega jo sirf usi building ke construction mein kharch hoga.

4. Carpet Area ki Clarity

Pahle builder “Super Built-up Area” bolkar dhoka dete the. RERA ke baad builder ko sirf Carpet Area (jitni jagah aapke istemal ki hai) ke hisaab se hi paisa lena hota hai.

5. 5 Saal ki Quality Guarantee

Agar ghar milne ke 5 saal ke andar building mein koi structural kharabi (jaise diwar fatna ya leakage) aati hai, toh builder ko use apne kharche par thik karke dena hoga.

Kaise Check Karein?

Har state ki apni RERA website hoti hai (jaise MahaRERA, UP RERA, Delhi RERA). Aapko bas builder ka Registration Number wahan search box mein daalna hai. Wahan aapko ye sab dikh jayega:

• Project ko milne wale saare approvals.
• Paisa kitna kharch hua aur kaam kitna baaki hai.
• Builder ka track record.

2. Hidden Costs ko Ignore Mat Karein💸

1. Service vs. Property

• Service (Under Construction): Jab aap aisa ghar kharidte hain jo abhi ban raha hai, toh GST Act ke mutabik builder aapke liye ghar bana raha hai. Iska matlab wo aapko ek service de raha hai, aur har service par GST lagta hai.
• Immovable Property (Ready-to-Move): Jab ghar poora ban jata hai aur builder ko authorities se Completion Certificate (CC) mil jata hai, tab wo “service” khatam ho jati hai. Uske baad wo ek “immovable property” (sthaavar sampatti) ban jati hai, jis par GST nahi, balki sirf Stamp Duty aur Registration lagta hai.
• One Nation, One Tax: GST se pahle kai saare chhupte hue tax lagte the jaise Service Tax, VAT, Excise Duty etc. GST ne in sabko hata kar ek simple system bana diya hai.

Kuch Zaroori Baatein:

• Stamp Duty & Registration: GST ke alawa aapko Stamp Duty aur Registration charges alag se dene hote hain (ye har state mein alag hote hain).
• ITC ka Benefit: 2019 ke baad se residential gharon par builders ko ITC milna band ho gaya hai, isliye ab wo aapse seedha 1% ya 5% charge karte hai.

🚇 Connectivity – Location ko powerful banata hai

Connectivity location ka extension hoti hai: Metro, highways, expressways, railway, airport access Office hubs, business districts tak travel time Daily commute easy ho jaata hai Achhi connectivity ek average location ko future hotspot bana sakti hai.

🔁 Dono ka balance samajhna zaroori

Prime location + strong connectivity = best investment (but expensive)

Emerging location + upcoming connectivity = high growth potential

Good location but poor connectivity = limited growth

Great connectivity but weak location = short-term benefit, long-term risk

📌 Simple rule:End-user (ghar rehne ke liye) → location + connectivity dono equally dekho

Investor → future connectivity + location development zyada important

💰 Investment (rent / resale ke liye)Connectivity 60% + Location 40% — kyun?

4. Home Loan Planning 🏦

Interest rates fluctuate karte rehte hain. Hamesha 2-3 banks se quote lein aur apna CIBIL score maintain rakhein taaki aapko best rates mil sakein.

1️⃣ Apni Financial Position Samjhein

• Monthly income (salary + other income)
• Existing EMIs / expenses
• Rule of thumb:
  👉 Home loan EMI ≤ 30–40% of monthly income

Example:
Income ₹1,00,000 → EMI safe range ₹30,000–40,000

2️⃣ Down Payment Ka Plan

• Banks usually 75–90% loan dete hain
• 10–25% down payment +
  Registration, stamp duty, interiors = extra cost

👉 Agar ₹80 lakh ka ghar hai:

• Loan: ~₹60–65 lakh
• Cash needed: ~₹15–20 lakh

3️⃣ Credit Score (CIBIL) Check Karein

• 750+ → best interest rate
• 700–749 → normal approval
• <700 → rate high ya rejection risk

👉 Loan lene se pehle:

• Credit card full payment
• Old loans close
• Late payments avoid karein

4️⃣ Right Loan Amount & Tenure Choose Karein

Tenure:

• 20–30 years → EMI kam
• 10–15 years → interest kam

👉 Best strategy:

• 25–30 yrs loan lo
• Jab income badhe → prepayment karo

5️⃣ Interest Rate Compare Karein

• Floating rate better hota hai long term
• Banks + NBFC compare karein

(Example: SBI, HDFC, ICICI, Axis, LIC Housing)

👉 Sirf interest nahi, processing fee + foreclosure rules bhi dekhein

6️⃣ EMI Calculator Use Karein

Check karein:

• EMI
• Total interest
• Prepayment ka effect

(Main aapke liye calculate bhi kar sakta hoon)

7️⃣ Emergency Fund Zaroor Rakhein

• 6–12 months EMI + expenses
• Job loss ya medical issue mein EMI pressure kam hoga

8️⃣ Tax Planning (Bonus Benefit)

• Section 80C → ₹1.5 lakh (principal)
• Section 24 → ₹2 lakh (interest)
• First-time buyers → extra benefit possible

9️⃣ Property Verification (Bahut Important)

Loan lene se pehle check karein:

• RERA registered
• Clear title
• Approved building plan
• Occupancy / completion certificate

🔑 Smart Home Loan Tips

✔ Salary account wale bank se rate negotiate karein
✔ Bonus/increment ka 50% prepayment mein daalein
✔ EMI increase option enable rakhein
✔ Insurance (loan protection) consider karein

5. Future Resale Value 📈

Aaj aap rehne ke liye le rahe hain, par kal ko agar bechna pade toh? Hamesha dekhiye ki area mein development ka kya scope hai.

1️⃣ Location sabse important hota hai

Future resale value ka 60–70% location par depend karta hai.

Check karein:

• Upcoming infrastructure: metro, highway, flyover, airport
• Schools, hospitals, malls, offices paas me hain ya nahi
• Area developing hai ya already saturated

👉 Tip: Jahan government projects announce hue hain, wahan future value badhne ke chances zyada hote hain.

2️⃣ Past price trend dekhiye

Pichhle 5–10 saal ka rate check karein:

• Price steadily badh raha hai ya stagnant hai?
• Sudden spike hua tha ya natural growth?

Annual Growth % = (Current Price – Old Price) ÷ Old Price × 100 ÷ Years

3️⃣ Supply vs Demand samjhiye

• Zyada projects launch ho rahe hain? → resale slow ho sakta hai
• Limited supply + high demand → price appreciation strong

Check:

• Kitne flats resale me available hain
• Rent demand kaisi hai (rent strong = resale strong)

4️⃣ Builder & Project Quality

Future buyer ye dekhta hai:

• Builder reputed hai ya nahi
• Construction quality
• Society maintenance, amenities

👉 Reputed builder = better resale liquidity

5️⃣ Connectivity & Job Market

• IT parks, industrial zones, business hubs paas me?
• Daily commute easy hai?

Jahan jobs aati hain, wahan property value badhti hai

6️⃣ Legal & Documentation clarity

• Clear title
• Approved layout
• OC / CC available

Legal issues = resale value down ⬇️

7️⃣ Rental Yield check karein

Agar property:

• Easily rent pe chali jaati hai
• Rent har 1–2 saal me badh raha hai

Toh resale buyers ko confidence milta hai.

8️⃣ Local brokers & actual deals se baat karein

Online price se zyada actual registry value important hoti hai.

Poochiye:

• Last 6 months me kaunse rate pe deals hui?
• Buyer ko sell hone me kitna time lag raha hai?

Short Formula (rough idea)

👉 Good location + infrastructure + demand + clean papers = strong future resale