An approval is a starting point, not a guarantee. Before you pay a substantial deposit or sign, verify the project’s planning and building records, land title, developer’s authority to sell, unit specifications, contract terms, completion approvals and defect process with the competent authority for the property’s address. Have an independent local property lawyer review the title and contract; approval names and legal effects differ by country, state and city.
This guide uses official examples from Singapore, India, England and Wales, and Australian jurisdictions. Treat those examples as illustrations of due diligence, not rules that automatically apply elsewhere.
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What does “newly approved” actually mean?
Sales teams may use “approved” to describe several different events: planning permission, sanctioned building plans, project registration, permission to market, a construction permit, or a completion or occupation certificate. Each answers a different question. A project can have permission to be marketed while construction is incomplete, or have planning approval while a particular unit’s title, financing and contract remain unsuitable.
Ask for the exact approval or registration number, issuing authority, issue date, approved scope, conditions, expiry date if applicable, and any later amendment. Search the authority’s own register or obtain written confirmation. Check separately whether:
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- the land has the required planning or zoning permission;
- building and engineering plans have been sanctioned;
- the development is registered for advertising, booking or sale;
- the developer holds the construction permits required for the current stage;
- any environmental, heritage, infrastructure or access consent is outstanding; and
- a completion, occupation or habitation approval will be required before lawful occupation or final payment.
Do not rely on a brochure badge, a screenshot or the phrase “government approved” without matching it to an official record for the exact project, phase, tower and unit.
Start with the authorities for the address
Create an authority map before comparing prices. The responsible bodies may be separate planning, building-control, land-registration and project-registration offices. Record the name of each authority, the search date, the record number and any conditions. Save a copy of the result and note whether it covers the whole development or only one phase.
India: check the state or Union Territory RERA record
India’s Ministry of Housing and Urban Affairs (MoHUA) explains that a covered project generally must be registered with the relevant state or Union Territory Real Estate Regulatory Authority before advertising, marketing, booking or sale, while also describing statutory exceptions. RERA is implemented through state and Union Territory authorities, so search the applicable local portal and the project’s registration details rather than accepting a “RERA approved” slogan. Read the current MoHUA RERA FAQ and the MoHUA RERA reform summary alongside the local authority’s record.
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The Indian materials also describe a project-account rule: 70% of amounts collected from homebuyers for a covered project must be maintained in a separate bank account, with withdrawals subject to specified certifications. That is an India-specific statutory framework, not a universal deposit guarantee; verify the current Act, rules and state or Union Territory implementation before relying on it.
Singapore: distinguish project information, TOP and defects
Singapore’s Urban Redevelopment Authority (URA) directs buyers to review housing-project and unit information at the show flat and explains that displayed plans, models and show units must accord with approved building plans under Singapore rules. URA also describes the Temporary Occupation Permit (TOP) milestone and the related progress payment process. These are Singapore-specific concepts. The current URA guidance is at Buying Property (page marked last updated 29 June 2026).
England and Wales: searches are part of conveyancing
The UK Government’s How to buy a home guide describes title checks and legal searches as part of the purchase process in England and Wales. The searches and documents you need depend on the local authority and property, so ask a conveyancer to identify the appropriate planning, drainage, environmental and other searches rather than importing a checklist from another jurisdiction.
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Australia: off-the-plan and apartment rules vary by state or territory
The ACT Government’s Buying off the plan guidance and Consumer Affairs Victoria’s apartment and unit checklist illustrate the additional issues that arise when buying before completion, including title restrictions, common property, lot entitlements and insurance. They are Victorian and Australian examples; ownership structures and disclosure duties differ elsewhere.
Verify the land, title and the seller’s right to sell
Have a local property lawyer inspect the official land or title register and trace the developer’s rights back to the registered owner. The central question is not whether the developer has a polished sales office, but whether it can lawfully create and transfer the particular interest you are buying.
Ask the lawyer to establish
- the registered owner and the exact parcel boundaries;
- the tenure, lease term or freehold status and any renewal conditions;
- mortgages, charges, liens, caveats or other financial encumbrances;
- easements, rights of way, utility corridors and access obligations;
- restrictive covenants, zoning limits and other title restrictions;
- pending litigation, acquisition notices or insolvency information where searchable;
- the developer’s authority to develop, market and transfer the specific unit; and
- the form of transfer, lease, strata or condominium title you will receive.
Where a landowner and developer are different entities, request the development or joint-venture agreement, power of attorney or other instrument that gives the developer development and sale rights. Ask how ownership, construction obligations and sale proceeds are allocated, and whether the landowner must consent to your transfer. The existence and names of these documents differ by legal system, so your lawyer should identify the documents that have legal effect locally.
Do not treat a project registration as proof that every title issue is clear. The UK guide’s reference to title and legal searches and Victoria’s checklist discussion of title restrictions support the general need for registry and legal checks, but neither creates a universal document list.
Match the approved plans to the exact flat
Obtain the approved site, layout and building plans, the project’s official disclosure or registration file, and the complete specification schedule. Compare them with the flat shown to you and with the draft contract. Mark every difference in writing.
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Compare these identifiers and measurements
- project phase, tower or block, building number and unit number;
- floor, orientation, window positions, balconies and external projections;
- the area definition: carpet, net internal, saleable, gross, balcony and common-area components;
- floor-to-ceiling heights, structural walls, columns, shafts and service risers;
- parking bay, storage cage and bicycle-space rights, including whether they are titled, licensed or merely allocated;
- fixtures, appliances, sanitaryware, doors, glazing, finishes and energy systems listed in the specification;
- common facilities such as lifts, gyms, gardens, pools, play areas and waste rooms; and
- access roads, utilities, landscaping and infrastructure shown on the approved site plan.
Label each item as approved, contractually promised, illustrative or subject to change. Ask what approval and notice procedure applies to a change, whether your consent is required, and what remedy exists if the change materially reduces area, outlook, amenity or value.
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Singapore’s URA specifically tells buyers to review project and unit information at the show flat and requires displayed plans, models and show units to accord with approved building plans under its rules. Elsewhere, the same practical comparison is prudent, but the legal remedy for an inaccurate model or plan depends on local law and your contract.
Read every booking and sale document before paying
Request a complete document pack in editable or searchable form, including the reservation form, draft sale-and-purchase agreement, specification and finishes schedule, plans, payment schedule, disclosure statement, homeowners’ or strata documents, and every document incorporated by reference. Never assume a salesperson’s email or verbal assurance overrides a signed clause.
Money and payment triggers
- How much is the reservation or booking fee, and when does it become non-refundable?
- Who holds the money: a regulated stakeholder, project account, escrow, solicitor or the developer?
- What event triggers each instalment: signing, foundation, structural frame, roof, services, practical completion or an official certificate?
- Can the developer demand payment before the stated milestone, and what evidence must it provide?
- Which taxes, registration charges, transfer fees, legal fees, utility-connection charges, service charges and reserve-fund contributions are payable, by whom and when?
- What happens if your mortgage is refused, valuation is lower than the price, or a lender requires a change?
Dates, delay and default
- Is the completion date a fixed date, an estimate or a long-stop date?
- What extensions are permitted for approvals, shortages, weather, utility delays or other force-majeure events?
- What interest, compensation or alternative accommodation is payable for delay?
- Can you terminate and recover the deposit if the long-stop date passes or an approval is refused?
- What remedies apply if you miss a payment, and is forfeiture automatic or subject to notice and cure?
Area, changes and cancellation
- How is final area measured, who certifies it and how is the price adjusted for an increase or reduction?
- Can the developer substitute materials, alter the layout, move amenities or change the building appearance?
- What notice, consultation, consent or refund right applies to a material variation?
- Which statements are expressly excluded as marketing illustrations?
- What dispute forum, governing law and complaint route apply?
Ask an independent local lawyer to explain waiver, unilateral-change, broad-delay and forfeiture clauses in plain language. A low booking fee is not protection if the contract allows an indefinite delay or makes every payment irrecoverable.
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A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11Singapore’s URA says developers provide mandatory project and unit information before taking a booking fee and describes the review of the sale-and-purchase agreement. India’s RERA materials describe project disclosures and the separate-account rule noted earlier. Neither framework should be presented as a global deposit standard.
Confirm completion and lawful occupation
For a completed flat, obtain the official completion, occupation or habitation certificate—or the local equivalent—and verify it with the issuing authority. Confirm that the permitted use includes residential occupation and that the constructed building and unit match the approved plans. Ask whether any conditions, phased approvals or outstanding works limit occupation.
For an under-construction purchase, list every approval still outstanding and tie each payment to objective evidence. Identify the milestone that permits handover, the certificate required before occupation, and the consequence if that certificate is delayed or refused. Marketing permission or sales registration does not establish that a finished building is safe or lawful to occupy.
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Singapore’s URA describes collection of a key payment after TOP and the related progress-payment stage. Use the terminology and legal sequence prescribed by the authority in your own location, not Singapore’s labels.
Inspect at handover and preserve defect rights
Arrange a systematic inspection before accepting possession or releasing the final payment, where local law and the contract allow. An independent building inspector can identify workmanship issues, but an inspection does not replace statutory approvals or a title review.
Handover checklist
- Compare room dimensions, doors, windows, finishes, fixtures and appliances with the signed specification.
- Test water pressure, drainage, hot water, heating or cooling, ventilation, electrical sockets, lighting, alarms, intercoms and internet provisions.
- Check leaks, damp, cracks, uneven floors, damaged glazing, poor seals, blocked drains and unsafe edges.
- Record meter readings, serial numbers, keys, access cards, remotes, manuals and warranties.
- Photograph every defect, incomplete item and safety concern with a date-stamped record.
- Inspect parking, storage, lifts, corridors, fire exits and other common areas relevant to your use.
Submit the defect list through the contractually required written channel and keep proof of delivery. Ask for the response deadline, repair sequence, access arrangements, escalation route and treatment of recurring defects. Find out whether common-area defects are reported by the owners’ association, management company or individual purchasers.
Singapore’s URA states that purchasers may report defects in the unit and housing project for rectification within the one-year defects liability period described on its page. Confirm the actual period, start date, exclusions and notice method where you are buying; a Singapore period is not a universal deadline.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Understand strata, condominium and shared-property obligations
A flat may give you exclusive rights to the unit while making you jointly responsible for roofs, façades, lifts, foundations, gardens, driveways, plant rooms and other common property. Read the title plan, bylaws, owners’ corporation or association documents and budget before committing.
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- annual or quarterly service charges and how they are calculated;
- reserve or sinking-fund balance and planned major works;
- insurance cover, deductibles and responsibility for excesses;
- lot or unit entitlements, voting rights and financial liability;
- management agreement, caretaker arrangements and termination rights;
- pet, letting, renovation, parking, smoking and short-term-rental restrictions;
- rights to use gyms, pools, gardens, visitor parking and other facilities; and
- special levies already approved or proposed.
Consumer Affairs Victoria explains that apartment title can include joint ownership of common property and identifies lot entitlements, liabilities and building insurance as matters buyers should examine. That is a Victorian example; the legal structure, terminology and liability formula differ by location.
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Investigate the surroundings and future changes
Visit at different times and on different days. Check walking routes, public transport, traffic, construction noise, refuse collection, flood or fire exposure, drainage, sunlight and mobile coverage. Search the planning authority for nearby applications, approved roads, schools, utilities, towers, industrial uses and infrastructure works. A promised view or quiet outlook is not secure if the neighbouring land can be developed.
Ask who will own and maintain access roads, landscaping, play areas and utilities after completion. Confirm whether the development is a single phase or part of a larger master plan and whether later phases can affect parking, construction noise, amenities or service charges.
Compare developments on the same decision axes
When choosing between projects, use verified documents rather than showroom impressions. Build a side-by-side record like this:
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1Fix the driver behind crashes, sound loss and screen glitches2Clear out junk files and repair common Windows errors3Scan for outdated or missing drivers - takes under a minute| Decision axis | What to record |
|---|---|
| Total cash cost | Price plus taxes, legal and registration charges, financing costs, connection fees, service charges and reserve-fund contributions. |
| Title and tenure | Verified owner, lease or freehold term, transfer form, encumbrances, easements and developer’s sale authority. |
| Usable area and layout | Contractual measurement basis, internal area, balconies, structural obstructions, orientation, parking and storage rights. |
| Approval status | Planning, building, project-registration and completion records, conditions, expiry dates and unresolved amendments. |
| Delivery risk | Construction stage, contractual completion and long-stop dates, extension rights and delay remedies. |
| Payment protection | Who holds deposits, project-account or escrow requirements, milestone evidence and refund rights. |
| Shared-property cost | Service-charge budget, reserve fund, insurance, management terms, lot entitlements and planned major works. |
| Location and planning context | Access, noise, hazards, nearby applications, infrastructure and future phases. |
| Eligibility and finance | Your lender’s valuation, income and residency rules, taxes, ownership limits and required approvals. |
Do not substitute a developer’s general reputation, glossy finishes or a show-flat model for unit-specific title, approval and contract evidence.
Red flags that justify pausing the purchase
- The seller will not provide an approval number, title documents or a complete contract before taking money.
- The authority register shows a different developer, phase, unit count or approved use.
- The landowner and seller differ, but no development or sale authority is disclosed.
- The contract permits unlimited delay, unilateral specification changes or automatic deposit forfeiture.
- The advertised area includes common areas without a clear measurement basis.
- Parking, storage or amenities appear in marketing material but not in the contract or title documents.
- A completion or occupation certificate is promised later while the seller requests final payment now.
- Pressure to sign immediately, pay to a personal account or waive legal review.
- Unexplained mortgages, litigation, access rights, restrictive covenants or special levies.
A red flag is a reason to obtain documents and advice, not proof of wrongdoing. Stop and escalate when the seller cannot reconcile the discrepancy in writing.
A purchase-order checklist
- Define the property. Record the address, phase, tower, unit, floor, area basis and every included right.
- Map the authorities. Identify planning, building-control, land/title and project-registration bodies for that address.
- Verify approvals directly. Match numbers, dates, scope, conditions, expiry and amendments to official records.
- Investigate title. Have a local lawyer check ownership, tenure, encumbrances, easements, restrictions, litigation and sale authority.
- Reconcile plans and promises. Compare approved plans, official disclosures, show-flat material and the specification schedule.
- Model the full cost. Include taxes, legal and registration charges, financing, connections, service charges and reserve funds.
- Review the contract. Resolve deposit handling, milestones, dates, changes, delay, default, cancellation, refunds, disputes and fees before signing.
- Check finance and eligibility. Obtain lender approval based on the actual unit and title, not only a developer’s indicative figure.
- Confirm completion evidence. Verify the local occupation or completion approval before lawful occupation or final payment.
- Inspect and document handover. Record defects, meters, keys and incomplete works, then submit notices through the required channel.
- Plan ownership. Read strata or condominium rules, budgets, insurance, reserve funds, restrictions and governance documents.
Questions to put in writing
- Which authority issued each approval, and can I verify the record independently?
- What exactly will I own: freehold, leasehold, strata lot, condominium unit or another interest?
- What is the legally defined area and how can the final measurement change the price?
- Which fixtures, appliances, parking spaces and amenities are binding contractual obligations?
- What money is refundable, who holds it and what event makes it non-refundable?
- What is the long-stop completion date and my remedy if it is missed?
- Which approvals remain outstanding, and what evidence permits occupation?
- How are defects reported, by what deadline and through which escalation route?
- What recurring charges, special levies and restrictions will apply after completion?
Keep the answers with the contract and title file. If an important promise is not written into a binding document, treat it as unprotected until your lawyer confirms otherwise.
When to walk away
Walk away—or pause until the issue is independently resolved—if title cannot be verified, the developer’s sale authority is unclear, approvals do not cover the advertised building or use, the contract makes delay and changes effectively unlimited, or the seller demands a substantial payment before supplying documents. A newly approved project can become a sound purchase only when the legal interest, physical product, payment risk and completion path are all evidenced for the exact flat you are buying.
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