Start hereBuying your first home in Delhi NCR, step by step
New to buying property in Delhi NCR? These guides take you through a purchase in the order you will meet each step: working out an all-in budget, getting a home loan sanctioned, vetting the builder and project on RERA, checking title and encumbrances, paying the booking amount, reading the builder-buyer agreement, paying stamp duty and registering, and taking possession with the occupancy certificate in hand. Each guide covers Noida, Greater Noida, Ghaziabad, Gurugram, Faridabad and Delhi, cites the official sources, and ends with a link to the next step. Read them in order, or jump to the step you have reached.
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A step-by-step guide to buying a flat in India, with a Delhi NCR focus. It covers budget, home loans, RERA checks, GST, TDS, stamp duty and possession, updated for October 2026.
On a ₹60 lakh under-construction flat in Noida, a male buyer pays about ₹67.8 lakh before furnishing once 5% GST, 7% stamp duty and 1% registration are added.
RBI loan-to-value caps mean a minimum down payment of 10%, 20% or 25% by loan size, and you must fund stamp duty and registration yourself.
Under RERA Section 13, a builder cannot take more than 10% of the flat's cost before a registered written agreement for sale.
How lenders judge income, FOIR, credit score and loan-to-value, how much loan your salary supports, which documents to keep ready, and the tax and PMAY position in October 2026.
Most lenders want total EMIs, including the new home loan, within roughly 40% to 60% of net income, so clearing small loans first can raise eligibility.
RBI caps loans at 90%, 80% or 75% of property value depending on loan size, and stamp duty and registration must come from your own money.
The RBI raised the repo rate to 5.50% on 7 October 2026, so ask each lender for a written quote showing the benchmark, spread and your rate.
A free, step-by-step method to vet an NCR developer before booking: RERA's five-year project disclosure, UP RERA's NCLT and de-registered lists, IBBI insolvency records, RERA orders and visits to delivered projects.
Read the promoter's RERA disclosure of projects launched in the past five years, which must cover status, delays, pending cases and pending payments.
Search every group company and project SPV name, since an insolvency or RERA order against a sister company is relevant to your builder.
Any appearance in UP RERA's de-registered, NCLT, abeyance or Section 8 lists, or a record of many recovery certificates, is a serious red flag.
How to check whether an NCR property carries a mortgage, case or unpaid dues: IGRSUP and khatauni in UP, jamabandi and NDC in Haryana, DORIS and the Revenue Department checklist in Delhi, CERSAI and RERA declarations.
In UP, search registered deeds and apply for a non-encumbrance certificate on IGRSUP, and check the khatauni's mortgage column for land.
In Haryana, check jamabandi and mutation records for land, and add municipal no dues certificates and HSVP or DTCP records for urban property.
Delhi offers free online searches of past registrations through DORIS, plus a checklist covering utility dues, banks and court cases.
How RERA Section 13 limits the booking amount to 10 percent before a registered agreement for sale, what an allotment letter or EOI really binds you to, and what NCR buyers should check before paying.
Under RERA Section 13, a builder may take no more than 10 percent of the unit's cost before a registered written agreement for sale.
In UP, an application or allotment letter signed before the registered agreement cannot be read to limit your rights under the agreement or the Act.
A 2026 HRERA Gurugram ruling held a provisional allotment did not create allottee status where the agreement was never executed, so push for prompt signing.
Possession dates, delay interest, forfeiture, carpet-area changes, parking and escalation: what the UP and Haryana RERA rules say, and what to check before you sign.
Under RERA Section 13, a builder cannot take more than 10% of the cost before signing and registering a written agreement for sale.
The agreement should state a calendar possession date, with extensions allowed only for genuine force majeure such as war, flood or earthquake.
Delay interest is SBI MCLR plus 1% in UP and SBI's highest MCLR plus 2% in Haryana, and the model makes the rate the same for buyer defaults.
Side-by-side 2026 stamp duty and registration rates for Delhi, Noida and Ghaziabad, Gurugram and Faridabad, and Bhiwadi, with concessions for women, Rajasthan's surcharges and a Rs 1 crore worked comparison.
In Delhi, UP, Haryana and Rajasthan, stamp duty is charged on the higher of the deed price and the guideline value, so check the circle rate before negotiating.
Men pay 6% in Delhi, 7% in UP and urban Haryana, and 6% in Rajasthan, while women pay 4% in Delhi and 5% in urban Haryana.
UP's July 2025 decision gives women a one percentage point concession on property up to Rs 1 crore, but guides differ on its application, so use the IGRSUP calculator.
A practical flat possession checklist for Delhi NCR buyers: a room-by-room snag list, the documents to collect, what not to sign, and how to use RERA's five-year defect liability after you move in.
See the occupancy certificate for your specific tower or wing before taking possession, and note RERA expects possession within two months of the OC.
Inspect in daylight with a second person, photograph every defect, and get a dated snag list signed by the builder's representative with deadlines for each fix.
Do not sign blank forms, perfect-condition statements or waiver clauses, and sign the possession letter last, after collecting documents and checking dues.
