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Do not judge a Hyderabad flat by its advertised price per square foot. Before paying, obtain a cost sheet for the exact unit and reconcile every line with the project’s Telangana RERA record, your allotment letter and the Agreement for Sale. For each charge, require the amount, calculation basis, due date, one-time or recurring status, tax treatment and the contract clause or statutory rule that makes it payable. Treat “all-inclusive” as a claim to verify, not proof that government charges or later deposits are covered.
Start with the exact project, phase and apartment
A cost sheet is meaningful only when it identifies the apartment being sold. Ask for the project’s legal name, phase or tower, unit number, floor, configuration and the area used for pricing. A brochure may show a headline rate for an entire development while the sheet for your unit includes a floor premium, preferential-location charge or a different area measurement.
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Confirm the project and phase on the Telangana Real Estate Regulatory Authority (TGRERA) portal. Telangana RERA says a promoter cannot advertise, market, book, sell or offer a plot, apartment or building in a planning area in Telangana without registering the project, subject to the exemptions described by the regulator. The registration record is therefore a verification point, not merely a formality.
Compare the filed project information
TGRERA’s public project disclosures can include sanctioned and proposed plans, the stage-wise completion schedule, approvals obtained and pending, quarterly status updates and covered-parking information. Match those disclosures to the unit and promises in the sales presentation. Check that the tower, floor plans, amenities and parking arrangement you are being offered belong to the registered phase rather than another phase or a future proposal.
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- Record the TGRERA registration number and the phase to which your unit belongs.
- Compare the approved plan and stated apartment area with the plan shown by the salesperson.
- Check the filed completion schedule and approvals, especially when possession is a major reason for booking.
- Verify whether the parking described as covered, open, mechanised or exclusive matches the project disclosure and your documents.
Registration does not itself prove that every quoted charge is valid or that the unit will be delivered on a particular date. It gives you a public record against which the commercial promise can be tested.
Demand a unit-specific, itemised cost sheet
Request one written schedule for the exact apartment, not just a brochure rate or a verbal “total.” The sheet should begin with the base consideration and show how it was calculated. Ask whether the quoted area is carpet area, built-up area, saleable area or another metric, and use the same metric when comparing projects.
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Require the rate per stated area unit, the total area, floor and location adjustments, and the resulting base consideration. If a builder changes the area before the Agreement for Sale, ask how the price will be adjusted and which document controls. A lower rate on a larger saleable-area figure is not necessarily cheaper than a higher rate on a comparable carpet-area basis.
Additional builder-collected items
Ask the builder to list every amount outside base consideration. Typical prompts include the following, but none should be assumed to apply merely because it appears on a checklist:
- Infrastructure or development charges.
- Floor-rise, preferential-location or other PLC charges.
- Clubhouse, amenities or facility-access charges.
- Covered or other parking charges.
- Legal, documentation or administrative charges.
- Corpus or sinking-fund contribution.
- Advance maintenance or maintenance deposits.
- Any utility, meter, connection or handover amount.
For each line, write down whether it is a fixed amount or a formula, the rate and unit basis, the payment milestone, whether it is refundable, whether it recurs and the clause or rule supporting it. If the salesperson says an item is “included,” have the inclusion stated beside the item rather than relying on a presentation or phone message.
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Use a charge-control table
| Cost-sheet line | What to record | Question to ask |
|---|---|---|
| Base consideration | Area metric, area, rate and total | Which document fixes the area and adjustment method? |
| Floor-rise or PLC | Rate, floor/location and calculation | Is it one-time, and is it in the Agreement for Sale? |
| Amenities or clubhouse | Amount and facilities covered | Is access included for every allottee or sold separately? |
| Parking | Type, location, number and price | Is the same parking shown in the approved plan and allotment letter? |
| Corpus or sinking fund | Amount, recipient and timing | Is it refundable, transferable or held by the association? |
| Maintenance advance | Months covered and monthly rate | When does recurring maintenance begin and who receives it? |
| Infrastructure or other charges | Formula and supporting clause | What work or service does this payment fund? |
| Taxes and government fees | Separate tax and registration figures | Which current official rate and transaction basis were used? |
Reconcile three documents before you pay
The cost sheet should agree with the allotment letter and the Agreement for Sale. TGRERA’s forms listing includes an allotment-letter format for a flat, unit or apartment dated June 26, 2024, and an Agreement for Sale format dated May 20, 2019. Those formats help you identify the kind of information to expect; the executed documents for your unit and the rules in force for your transaction control the purchase.
Check identity and price
- Unit number, tower, floor, configuration and area must be identical in all documents.
- The base price and every separately priced item should appear in the agreement or in a schedule incorporated by reference.
- Payment milestones should match the construction-linked or other schedule you were given.
- Possession date, extension language and conditions for handover should not be weaker in the agreement than in the sales promise.
Check inclusions and exclusions
Look for a precise definition of what the consideration includes: apartment finishes, utility connections, common-area access, parking, amenities and taxes. An exclusion hidden in a footnote can turn an apparently low quote into a substantially higher commitment. Ask for a revised sheet if any amount appears only in a marketing presentation, handwritten note or message.
Check cancellation and refund terms
Identify the consequences of cancellation, delay in payment, failure to obtain finance and a builder’s inability to deliver. Note the date by which refunds are due, any permitted deductions and whether a “booking amount” is described differently in the allotment letter and the agreement.
Apply the Telangana RERA advance-payment limit
Telangana RERA states that a promoter cannot accept more than 10% of the apartment cost as an advance or application fee before first entering into and registering a written Agreement for Sale. Treat this as a booking-stage control: calculate 10% against the apartment cost stated for your unit, preserve the demand letter and receipt, and do not let a label such as expression-of-interest deposit or token amount obscure the substance of the payment.
Before transferring money, ask for the proposed agreement, the exact refund terms and the account details shown on the builder’s written demand. Do not rely on a promise that the agreement will be supplied after a larger payment.
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Separate builder charges, taxes and registration costs
Put amounts collected by the builder in one section of your worksheet and government payments in another. The cost sheet should state whether tax is added to a particular line or already included. It should also show the assumed registration and stamp-duty amounts separately from the builder’s consideration.
Do not treat default online rates as current law
A commercial Hyderabad cost calculator uses editable working estimates of 5% GST and 5.5% for registration plus stamp duty, while warning that rates vary. Those figures are not a definitive statutory answer for your transaction. Confirm the applicable tax treatment and Telangana registration and stamp-duty charges from current official sources, using the property type, transaction structure and date that apply to you.
Ask the builder to identify the calculation used for each tax-bearing line. Then independently verify the result before signing. A generic “taxes extra” statement is not enough when the tax treatment can differ by construction status, contract structure or the nature of the charge.
Understand the designated-account statement correctly
TGRERA’s FAQ says that collections for stamp duty, registration, society share money, maintenance deposits, corpus, infrastructure and parking are part of project cost for the designated-account requirement. This addresses how project funds are treated in the regulator’s account framework. It does not, by itself, establish that every listed amount is owed by every buyer, that a builder calculated it correctly or that it is payable at a particular milestone.
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Investigate “all-inclusive” and handover language
Ask the builder to define “all-inclusive” in writing. Have the statement identify whether it includes base consideration, floor or location premiums, amenities, parking, infrastructure, maintenance advance, corpus, GST, registration, stamp duty, legal fees and utility or handover charges. Require a revised total if any category is excluded.
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Read the handover section for amounts that appear late in the process. Common examples are advance maintenance, association or society contributions, meter deposits, documentation fees and balances triggered by occupation or possession. The fact that a charge is collected at handover does not make it part of the original price; it must still be identified and supported by the contract or applicable rule.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Compare builders on the same assumptions
When considering more than one project, compare the final estimated amount for the same configuration and area basis. Advertised per-square-foot rates alone conceal different parking, amenity, tax and maintenance assumptions.
| Comparison axis | How to normalize it |
|---|---|
| Unit and area | Use the same configuration and the same stated area metric. |
| Price | Show base consideration, then add each separately disclosed charge. |
| Timing | Mark every payment as booking-stage, construction-linked, possession-stage or recurring. |
| Parking and amenities | State what is included and price any extra space or access explicitly. |
| Statutory amounts | List taxes, stamp duty and registration separately and verify current rates. |
| Contract protection | Compare cancellation, refund, possession and delay provisions. |
| Project status | Check registration, approvals, filed schedule and agreement consistency. |
Use a “known,” “pending confirmation” and “excluded” column in your own worksheet. A missing number is not zero; record it as not stated until the builder supplies a written basis.
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- The sheet names a project but not the phase, tower or apartment.
- The area metric changes between the brochure, cost sheet and agreement.
- A large token payment is demanded before you receive a written Agreement for Sale.
- Parking is promised verbally but absent from the allotment letter or approved-plan information.
- “All-inclusive” is used without a list of included and excluded items.
- Charges are described as compulsory but have no amount, formula, due date or contractual clause.
- The builder refuses to separate government payments from its own collections.
- Possession or cancellation terms in the agreement differ from the sales presentation.
- The project or phase cannot be matched confidently to the TGRERA record.
Pause the payment and request corrected documents when any of these occurs. Keep dated copies of the quote, emails, receipts, advertisements and the version of the agreement you reviewed.
A practical pre-booking sequence
- Identify the unit. Write down the project, phase, tower, apartment, floor, configuration and area metric.
- Check TGRERA. Save the registration details and compare plans, approvals, schedule, quarterly status and parking information.
- Obtain the complete sheet. Require every builder-collected line, formula, due date, recurrence and refund rule in writing.
- Map the documents. Reconcile the sheet with the allotment letter and Agreement for Sale, including price, milestones, inclusions and possession terms.
- Split the total. Separate base price, builder charges, taxes and registration or stamp-duty payments.
- Verify rates. Confirm current official tax and registration treatment for the specific transaction rather than copying an online default.
- Check the 10% limit. Ensure the proposed advance or application fee before a registered agreement does not exceed the limit stated by Telangana RERA.
- Get an independent review. Have a property lawyer examine any disputed charge, unusual clause or mismatch before signing.
What to do when a charge remains unclear
Send a written request asking the builder to identify the contractual clause, statutory basis, calculation, recipient and due date. Ask whether the amount is refundable, transferable or recurring, and whether it changes if possession is delayed. Do not treat silence as acceptance.
If the issue concerns a possible violation of the Act, Rules or Regulations, Telangana RERA says an aggrieved person may complain. Assemble the cost sheet, allotment letter, agreement, payment demands, receipts and correspondence. A professional can assess the facts of your particular agreement; this checklist is not a legal or tax opinion.
Final decision rule
Book only when you can explain the total for your exact apartment line by line, tie each builder charge to the written contract, identify government payments separately, and find the project and phase in the TGRERA record. If a figure, inclusion, timing or refund term is still verbal, the cost sheet is not complete enough to support a commitment.
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