S
Suresh Sharma
posted on 9 MayBudget finalized, loan pre-approved – now stuck on Sohna sectors.
Budget finalized, loan pre-approved – now stuck on which sector to pick in Sohna. Honestly, I'm a first-time investor looking at a 2BHK around ₹1.5 Cr in Sector 74A, maybe an Emaar project. Heard negotiation is tough with big builders. How much can one realistically shave off the quoted price? Is 5-7% possible or am I dreaming? Also, trying to map out the total costs. Property price + stamp duty + registration + PLC + parking. Are there any other hidden charges that pop up closer to possession? My parents keep saying 'builder bharosa nahi hota'.
#sohna#first-time-buyer#investor#negotiation#hidden-costs
Comments
Currently, Gurugram market mein prices already quite high hain, especially for established builders. Sohna mein bhi kaafi appreciation ho chuka hai. 1.5 Cr for 2BHK in 74A sounds about right, maybe slightly on the higher side. Don't expect huge discounts unless you're buying multiple units.
Negotiation depends a lot on the project's sales velocity. If it's selling fast, forget discounts. If it's slow, you might get 2-3% max. Beyond property price + stamp duty + registration + PLC + parking, also factor in club membership charges, IFMS (Interest Free Maintenance Security), power backup charges, and sometimes even a 'fit-out' charge if you plan interiors. Did you check their RERA completion date? Builders often delay, and that costs you rent.
Completely agree with the RERA date point. My friend booked a flat in Baliawas and the RERA date was 2022, still no possession. They keep sending updates saying 'due to unforeseen circumstances'. This is where 'builder bharosa nahi hota' comes in. Always have a contingency plan for rent if you're relying on the possession date.
RERA date toh dekhna hi chahiye. But even then, they can apply for extensions. Best to visit the site and see actual construction progress. If it's 70-80% done, then delays might be minimal. Below 50%, be prepared for 1-2 years delay.
Sohna 74A is decent, good potential for long term. Emaar ka quality theek hi hota hai.
Totally get your parents' point, 'builder bharosa nahi hota' is so true! My friend booked in Badshahpur and got hit with a huge 'maintenance advance' right before possession. They never mentioned it upfront. So yes, hidden charges are definitely a thing. Ask for a full breakdown in writing, not just a verbal one.
Maintenance advance is a big one! Builder use interest-free funds ke liye use karte hain.
Exactly! Mere saath bhi yahi hua. DLF project mein, Baharampur Naya ke paas. Possession ke time pata chala ki electricity connection charges and water connection charges bhi alag se dene hain. It was almost 2 lakhs extra that wasn't clear in the initial agreement. Always ask for a 'total cost sheet' not just a 'price list'.
Bhai, 5-7% discount Emaar jaise bade builder se? Thoda mushkil lag raha hai. Maine bhi try kiya tha ek Emaar project mein Airport Road side, मुश्किल से 2% mila tha, aur woh bhi last minute mein. Sohna mein shayad thoda scope ho but don't keep too high hopes. They usually have fixed pricing unless it's a distress sale or some festive offer. What they *might* offer are some 'freebies' like modular kitchen or ACs, but that's not really a price cut.
Sahi keh rahe ho. Discounts are rare. But sometimes they give payment plans with deferred payments which can be better than a small discount. Check for those options too.
Haan bhai, Emaar ka toh fixed rate hi hota hai mostly. My uncle got 1% on a project near Basai.