The launch cost sheet for Amorapolis Wing I in Dhanori gives two numbers for each home: the agreement value and a total about 12.5% higher. This explainer breaks down what sits between the two, what the sheet leaves out, and what it means for your loan and budget.
The figures are from the developer's Wing I cost sheet; the tax rates are the ones the sheet applies.
In short: on top of the agreement value, the sheet adds 7% stamp duty, 5% GST and ₹31,000 registration, taking the 698 sq ft 2 BHK from ₹68.39 lakh to ₹76.91 lakh and the 1,012 sq ft 3 BHK from ₹99.19 lakh to ₹1.11 crore. Maintenance deposits, legal and society charges and parking are not on the sheet.
The cost sheet, line by line
| Home | Agreement value | Stamp duty (7%) | GST (5%) | Registration | Total |
|---|---|---|---|---|---|
| 2 BHK, 698 sq ft | ₹68,39,000 | ₹4,78,730 | ₹3,41,950 | ₹31,000 | ₹76,90,680 |
| 2 BHK Grand, 825 sq ft | ₹80,85,000 | ₹5,65,950 | ₹4,04,250 | ₹31,000 | ₹90,86,200 |
| 3 BHK, 1,012 sq ft | ₹99,19,000 | ₹6,94,330 | ₹4,95,950 | ₹31,000 | ₹1,11,40,280 |
The agreement value works out to about ₹9,800 per sq ft for all three homes, and the all-in total to about ₹11,000 per sq ft.
What each line means
- Agreement value: the price in your sale agreement. This is the figure banks lend against and the base for stamp duty and GST.
- Stamp duty, 7%: paid to the state when the agreement is registered. The 7% the sheet uses is the rate generally charged in Pune's municipal areas, which includes surcharges on top of the basic duty.
- GST, 5%: charged on homes bought while under construction (homes with a completion certificate do not attract GST). It is paid with each instalment, not all at once.
- Registration, ₹31,000: the registration fee, capped at ₹30,000 in Maharashtra, plus handling charges.
What the sheet does not include
Ask the developer in writing about each of these before you compare Amorapolis with other projects:
- Advance maintenance and the society or corpus deposit
- Society formation, legal and documentation charges
- Car parking, and whether a covered or open space is included
- Electricity meter, water connection and any piped-gas deposits
In our experience these can add a few lakh rupees, so they matter when comparing quotes.
What it means for your home loan
Banks lend on the agreement value, and RBI rules cap the loan at 80% of the property value for loans between ₹30 lakh and ₹75 lakh and 75% above ₹75 lakh. Stamp duty and registration usually come from your own funds. For the 698 sq ft 2 BHK, that means a down payment of at least about ₹13.7 lakh plus about ₹5.1 lakh of stamp duty and registration, with GST paid along with the instalments. For the 3 BHK, the loan tops out around ₹75 lakh, so plan for about ₹24 to ₹25 lakh down plus about ₹7.3 lakh of stamp duty and registration. These are our estimates; your bank's offer decides.
Before you pay anything
Wing I's MahaRERA registration number and possession date are not on the cost sheet or the floor plan. The developer's page lists the earlier registrations as A Wing P52100018864, B Wing P52100018687, C Wing P52100021001, Phase 3 (Wings D and E) P52100026028 and Phase 4 (Wings F, G and H) P52100030009. Ask for Wing I's certificate, check it with our MahaRERA checklist, and make sure the payment schedule follows construction stages.
For the homes themselves, read our Amorapolis Wing I review and the 2 BHK vs 3 BHK comparison; for the area, our Dhanori locality guide. Nirman Greens lists its other projects on its developer page, and our QUE 101 review covers another new launch in Dhanori.
Amorapolis cost sheet: frequently asked questions
What is the all-inclusive price of a 2 BHK at Amorapolis?
₹76.91 lakh for the 698 sq ft 2 BHK and ₹90.86 lakh for the 825 sq ft 2 BHK Grand, including stamp duty, GST and registration.
What is the all-inclusive price of a 3 BHK?
₹1.11 crore (₹1,11,40,280) for the 1,012 sq ft 3 BHK, on an agreement value of ₹99.19 lakh.
How much GST is charged?
5% of the agreement value, as on most under-construction homes: ₹3.42 lakh on the 698 sq ft 2 BHK and ₹4.96 lakh on the 3 BHK.
How much is stamp duty?
7% of the agreement value: ₹4.79 lakh on the 698 sq ft 2 BHK and ₹6.94 lakh on the 3 BHK.
Does the total include parking and maintenance?
The cost sheet does not list them. Ask the developer for parking, maintenance deposit, society and legal charges in writing.
What is the price per sq ft at Amorapolis Wing I?
About ₹9,800 per sq ft in agreement value and about ₹11,000 per sq ft all in.
