Approvals
What to verify in a RERA registration before you book
A RERA number on a brochure proves registration, not delivery. Look the number up on the UP RERA portal yourself and read three things: the registered project boundary, the declared completion date, and the quarterly progress reports the promoter has filed against it.
If the promoter has revised the completion date more than once, or the last quarterly filing is old, treat the marketing timeline as optimistic. Also confirm that the specific tower, block or plot you are buying falls inside the registered phase — extensions launched later are often separate registrations.
Ask for the sanctioned plan, the allotment letter from the development authority and the builder-buyer agreement draft before you pay anything beyond a refundable token.
Title
Freehold, leasehold and what the authority lease actually means
Most apartment and commercial inventory in Noida sits on land leased from the development authority for 90 years, with the lease deed executed in the promoter’s name and sub-leased to you. That is normal and financeable — but it means transfer charges, lease rent status and no-objection certificates become part of every future sale.
Freehold plots and farmhouse land are simpler: the title transfers outright, subject to local land-use rules. The trade-off is that lending against plotted land is stricter than against a RERA-registered apartment.
Whichever you buy, ask for the chain of title, the latest lease-rent receipt or mutation record, and confirm there is no pending dues certificate outstanding against the unit.
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Commercial
What actually decides commercial rental yield
Four things move a commercial yield far more than the headline price: floor level, frontage, the anchor mix around the unit, and the lease structure you sign. A ground-floor shop facing a main circulation route and a third-floor unit in the same building are different assets at the same rate.
Look at the tenant profile already operating in the complex, the occupancy on your floor, and whether the developer controls a common maintenance and mix strategy. A half-let building drags rents down even when your own unit is well placed.
Always model yield on realistic rent net of maintenance and vacancy, not on assured-return promises.
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Industrial
UPSIDA approval and the checks that matter on industrial land
For industrial plots the approval file matters more than the render. Confirm the land is in an approved industrial area, that the layout plan is sanctioned, and that the permitted activity covers the manufacturing or storage you intend.
Then check the infrastructure that decides whether you can actually operate: internal road width for truck movement, sanctioned power load and the distance to the nearest substation, water source, drainage and effluent arrangements.
Finally, price the build-out. Land is usually the smaller half of the total cost once you add the shed, flooring, power connection and statutory clearances — budget for the whole project, not the plot.
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Construction
Construction cost per square foot: what moves the number
Two quotations for the same house can differ by a third without either being dishonest. The difference usually sits in specification — the grade of steel and cement, the structural design, the waterproofing system, and the brand list for tiles, sanitaryware, wiring and joinery.
Ask for the rate against a named specification sheet rather than a single per-square-foot figure, and check how built-up area is measured. Balconies, staircases, basements and terraces are counted differently by different contractors.
Then confirm what is excluded: statutory fees, boundary walls, external development, and interiors are frequently outside the headline rate.
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Timing
Ready-to-move or under-construction: the honest trade-off
Ready-to-move removes construction and possession risk, starts rent immediately, and lets you inspect the actual product rather than a render. You pay a premium for that certainty, and your choice is limited to what is left unsold.
Under-construction inventory is cheaper, offers staged payments that suit a stretched budget, and gives you a wider choice of unit and floor. In exchange you carry delivery risk for two to four years and pay interest on a home you cannot use.
The deciding question is rarely price. It is whether your money has a job to do now — living in or earning from the property — or whether it can wait.
New guides are added as regulations and market conditions change. If there is a question you want answered here, tell us and we will write it up.