Pre-launch offers are common in Pune: a developer announces a project, quotes early prices and invites buyers before the project is registered with MahaRERA. Some buyers get a good deal; others lose money or wait years. This checklist explains what the law says, what can go wrong, and what to check before you pay anything.
This is general guidance, not legal advice; for a large purchase, have a lawyer read the documents.
In short: under RERA, a project that needs registration cannot be advertised, booked or sold until it is registered. Before paying any amount, get the MahaRERA number, check the promoter, plans, carpet areas and completion date on the MahaRERA site, and make sure everything you were promised is in the registered agreement.
What the law says
Section 3 of the Real Estate (Regulation and Development) Act requires most new projects to be registered with the state authority, MahaRERA in Maharashtra, before the promoter advertises, markets, books or sells any unit. Small projects (land up to 500 sq m, or up to eight apartments) can be exempt. Registration records the promoter, the approved plans, the carpet area of each unit and the proposed completion date, and requires most of buyers' payments to be kept for that project's construction.
What can go wrong before registration
- Plans, sizes or the number of floors change when approvals come through.
- The launch is delayed for months or years, with your money held.
- Prices or terms change at the formal launch.
- Refunds are slow or partial, because there is no registered agreement.
The checklist
- Get the MahaRERA number. If there is none, wait. Check it on the MahaRERA website with our MahaRERA checklist.
- Match the promoter. The company named in the registration should be the one you sign with.
- Check the plans and carpet area. The registered carpet area of your unit should match the agreement.
- Note the completion date. That is the date the promoter is answerable for.
- Read the agreement for sale. Prices, payment stages, parking and specifications should all be in it.
- Check the land. The survey number in the registration should match the 7/12 extract and the agreement.
- Pay by traceable means. Keep receipts that name the project and unit.
Pre-launch projects on Pune Homes
Some projects listed on Pune Homes have announced prices or plans ahead of registration. Each listing says what is and is not confirmed:
- Krisala Riverside, Wakad: 2 and 3 BHK homes, not yet registered; see our guide and price comparison.
- Codename Vybe, Sinhagad Road: 3 and 4 BHK plans released, not yet registered.
- 55 Twilight, Baner: studios marketed without a printed registration number.
For a wider view of Wakad, read our Wakad guide; Krisala Riverside's developer page is Krisala Developers.
Buying a pre-launch flat: frequently asked questions
Can a developer sell flats before RERA registration?
No. A project that needs registration cannot be advertised, booked or sold until it is registered.
Which projects are exempt from RERA registration?
Projects on land of up to 500 sq m, or with up to eight apartments, among a few other cases.
Should I pay to reserve a flat before registration?
It is safer not to. Wait for the registration and the agreement for sale.
How do I check a RERA registration?
Search the project or registration number on the MahaRERA website and check the promoter, plans and completion date.
Are pre-launch prices always cheaper?
Often, but not always, and they come with the risk of changes to plans, prices and timelines.
What should the agreement include?
The unit, carpet area, price, payment stages, completion date, parking and specifications.
