Serenopolis in Tathawade has two sets of prices: base prices of ₹80.62 lakh for a 2 BHK and ₹97.75 lakh for a 3 BHK, and all-inclusive figures of about ₹90.61 lakh and ₹1.09 crore. This guide explains the gap, what is usually in it, and how to compare Serenopolis with other projects fairly.
Prices are those supplied for the project; tax rates are general Maharashtra rules, so confirm them with the developer's cost sheet.
In short: the all-inclusive price is about 11.5% to 12.5% above the base price. On a home under construction that gap usually covers 5% GST, stamp duty of about 7% in Pune's urban areas and registration. Compare projects on the same basis, and ask what the "all-inclusive" figure leaves out.
The prices
| Home | Size | Base price | All inclusive | Base per sq ft |
|---|---|---|---|---|
| 2 BHK | 757 sq ft | ₹80.62 lakh | About ₹90.61 lakh | ₹10,650 |
| 2 BHK | 779 sq ft | On request | On request | – |
| 3 BHK | 921 sq ft | ₹97.75 lakh | About ₹1.09 crore | ₹10,610 |
The base rate is almost the same for both types, so the 3 BHK costs about ₹17 lakh more for 164 sq ft more space. The 779 sq ft 2 BHK has no published price; at the same rate it would sit a little above the 757 sq ft home, but ask for a written quote.
What the gap usually covers
- GST: 5% on homes bought under construction, paid with each instalment.
- Stamp duty: generally 7% in Pune's municipal areas, paid when the agreement is registered.
- Registration: 1% of the value, capped at ₹30,000.
On the 2 BHK, 5% GST and 7% stamp duty on ₹80.62 lakh come to about ₹9.7 lakh, plus ₹30,000 registration, which takes it to about ₹90.6 lakh. That matches the all-inclusive figure, so it probably covers taxes and registration but not much else. That is our reading, not the developer's breakdown.
What may not be included
- Advance maintenance and the society or corpus deposit
- Society formation and legal charges
- Car parking, if it is allotted separately
- Electricity, water and piped-gas connection charges
Ask for these in writing before you compare Serenopolis with a project quoted on a different basis.
Paying for it
Banks lend on the base (agreement) value. RBI rules cap a home loan at 80% of the value for loans of ₹30 to ₹75 lakh and 75% above that. On the 2 BHK that means at least about ₹16 lakh down; on the 3 BHK, where the loan tops out around ₹75 lakh, about ₹23 lakh. Stamp duty and registration come on top, from your own funds. These are illustrations; your bank's offer decides.
Is it good value?
At about ₹10,600 to ₹10,650 per sq ft base, Serenopolis sits in the range of newer launches around Tathawade and Wakad, by our reading of the market; compare carefully, because projects quote carpet areas differently. For the project itself, read our Serenopolis review, and for the amenities, our amenities and specifications guide. Check the registration with our MahaRERA checklist, and see Nirman Greens and the Ashok Nagar page for nearby options.
Serenopolis prices: frequently asked questions
What is the base price of a 2 BHK at Serenopolis?
₹80.62 lakh for 757 sq ft.
What is the all-inclusive price of a 3 BHK?
About ₹1.09 crore for 921 sq ft, against a base price of ₹97.75 lakh.
How much more is the all-inclusive price?
About 11.5% to 12.5% above the base price.
What is the price per sq ft?
About ₹10,600 to ₹10,650 per sq ft on the base price, by our calculation.
Is GST charged?
Yes, 5% on an under-construction home, as is usual.
Is parking included?
Ask the developer; the prices supplied do not say.
