SUYUG Infra

The method

How to compare two projects

The method the rest of our comparison pages use: what to line up, which document settles each line, and which differences are real rather than presentational. Written to be used against us as readily as against anyone else.

13 lines to put side by side, each with the document that settles it. Last reviewed .

What this page is

Project comparisons tend to fail in the same way. They line up two brochures and compare the things brochures happen to contain — amenity counts, render quality, a starting price, a super built-up figure — none of which is defined the same way twice, and none of which is settled by a document. The comparison feels thorough and settles nothing.

A comparison that works starts from the opposite end: pick only lines that some document, register or statute can settle, then go and get the document. Thirteen such lines are set out below, each with the document that settles it and the way that line is most commonly presented misleadingly. If a seller cannot produce the document for a line, that is itself an answer to the line.

This page is deliberately usable against SUYUG. Every question on it is one we expect to be asked, and the same list applied to our projects produces answers we would rather you had than not. A method that only works on other people's projects is not a method.

The rule the list follows

  • A line earns its place by being settleable. If no document, register or statute can settle it, it is not on the list. It is in the “presentational” column further down.
  • No figure that moves by notification. No stamp duty, registration fee, GST, loan-to-value cap or interest rate appears here. The bodies that publish each are listed at the foot of the page.
  • No competitor is named or rated. The traps below describe practices, not projects. Every one of them is common enough in this market that naming anyone would be beside the point.
  • It is meant to be used against us. Apply the whole list to our projects. If we cannot produce a document, that is an answer to the line, and you should read it as one.

13 lines

What to line up, and what settles each line

Take these in order. The first three establish that the project you are being shown is a real, identifiable project in a known jurisdiction; the rest go to what you would actually be buying and what you could do about it if the promoter did not perform.

01

The registration, in full, with the promoter's name as it appears on it

It is the one fact about a project that a third party has recorded and that you can verify without the seller's help. Everything else on a brochure is the seller's own account.

The document that settles it

The registration certificate, and a search for that number on the register of the state the land is in.

How this line is commonly presented misleadingly

"RERA approved" with no number, a number too short to search, or a promoter name on the brochure that differs from the one on the certificate. The certificate's promoter is the legal entity; the trading brand often differs.

02

Which state and district the land is in

It determines the regulator, the registering office, the stamp legislation, the guideline values, the revenue record and the planning authority. It is the highest-leverage fact on the list.

The document that settles it

The registration certificate and the survey details in the deed's schedule of property.

How this line is commonly presented misleadingly

A postal address, a marketing corridor name or a nearby city used to imply a jurisdiction the land is not in. Postal addresses do not move land.

03

The survey numbers the project is registered on

It ties the project you are being shown to a specific piece of ground, and it is what the encumbrance certificate is taken against.

The document that settles it

The registration certificate and the encumbrance certificate for those survey numbers.

How this line is commonly presented misleadingly

A layout name used where a survey number is asked for. Names are chosen by the seller; survey numbers are not.

04

Carpet area, in writing, for the exact unit

It is the only area term defined by statute — section 2(k) of the Real Estate (Regulation and Development) Act, 2016 — and therefore the only one on which two projects can be compared at all.

The document that settles it

The agreement for sale, which is required to state it.

How this line is commonly presented misleadingly

Two projects quoted on super built-up area, a term that Act does not define, with different loading behind each figure. Comparing those two numbers compares nothing.

05

The undivided share, and how it was computed

It is what you own of the land, it moves with the apartment forever, and it is often the basis on which common costs are apportioned to you.

The document that settles it

The sale deed, and the basis of computation from the promoter in writing.

How this line is commonly presented misleadingly

A refusal to state it before booking, or a figure given without a basis. Both are answerable questions.

06

The common-area schedule, and whether the amenities are in it

An amenity that is not in the common-area schedule may not be yours to own. Some layouts retain the clubhouse and grant use on terms — a materially different arrangement.

The document that settles it

The common-area schedule annexed to the agreement for sale, read against the sanctioned plan.

How this line is commonly presented misleadingly

A brochure amenity list treated as the schedule. The brochure is not annexed to anything.

07

The sanctioned plan, the commencement certificate and the occupancy certificate

They tell you what was permitted, what was permitted to start, and what has been certified as fit for occupation — and each of them names blocks.

The document that settles it

The certificates themselves, checked for the block you are buying in.

How this line is commonly presented misleadingly

A partial occupancy certificate presented as a full one. Ask which blocks it names, and read the answer on the certificate rather than hearing it.

08

The encumbrance certificate over a long period

It is the register's own record of what has been done with the property. It is the cheapest independent check available to a buyer.

The document that settles it

The encumbrance certificate from the registering department of the state the land is in.

How this line is commonly presented misleadingly

A short-period certificate offered where a long one was asked for, or an extract in place of the certificate.

09

The draft agreement for sale, in full, before you pay

It is the contract. The payment schedule, the specification, the handover obligation, the remedies for delay and the carpet area all live in it.

The document that settles it

The draft agreement itself, and the model form the state's RERA rules prescribe.

How this line is commonly presented misleadingly

A booking form or allotment letter offered as though it were the agreement, or a draft withheld until after a payment has been made.

10

The obligation to convey the common areas to the association

It is the promoter's duty under the RERA Act and the rules made under it, and it is an obligation routinely left outstanding, though we have not measured how often.

The document that settles it

The agreement's handover clause, and — for any completed phase — the deed of conveyance to the association, if it has been executed.

How this line is commonly presented misleadingly

"It will be done at handover" as an answer. Ask whether it has been done for an earlier phase, and ask to see the deed.

11

The maintenance budget and the sinking fund basis

It is a permanent cost attached to the home, and it is the number that reveals what the amenities in the brochure will actually cost to run.

The document that settles it

The maintenance schedule in the agreement, and the audited accounts of the association for any occupied phase.

How this line is commonly presented misleadingly

A per-square-foot figure quoted with no budget behind it, or a figure that is fixed only for an initial period nobody mentions the end of.

12

Any green or third-party credential, and its exact status

"Certified", "pre-certified", "rated" and "designed to guidelines" are four different claims. Only some of them involve a third party having assessed anything.

The document that settles it

The certificate or pre-certificate itself, from the body named. A body that has assessed a project will have issued a document.

How this line is commonly presented misleadingly

A rating level quoted where only a pre-certification exists — a level is decided at final certification — or a design commitment described as a certification.

13

Whether the project is registered at all

Section 3(1) of the Real Estate (Regulation and Development) Act, 2016 bars advertising, marketing, booking, selling or offering for sale, or inviting persons to purchase, in any manner, a project required to be registered until it is registered.

The document that settles it

The register. If the project is not on it, there is nothing to check.

How this line is commonly presented misleadingly

"Pre-launch", "expression of interest" and "soft booking" used to take money for a project that is not registered. Announced is not registered.

The other half of the method

Which differences are real, and which only look like differences

A comparison is only as good as its columns. Project comparisons tend to fail here rather than in the research: they line up things that cannot be compared, and the result feels rigorous and settles nothing.

Real differences

Each of these is defined the same way in both projects, and each is settled by a document.

  • Carpet area against carpet area, for the specific units you are choosing between.
  • The registration: which authority, which number, what it covers, and whether it is current on the register.
  • The state and district the land is in, and everything downstream of it.
  • The common-area schedule, and whether the amenities you are being sold appear in it.
  • The occupancy certificate position for the specific block.
  • The maintenance basis and the sinking fund provision.
  • The remedies the agreement gives you if the promoter does not perform.

Presentational differences

Each of these varies with how it was prepared rather than with the thing it describes. Comparing two of them compares the preparation.

  • Super built-up area figures, which no statute defines and which carry different loading in every project.
  • Amenity counts. Forty listed amenities and twelve delivered ones look identical on a brochure.
  • Render quality. A better image is evidence about the visualiser, not about the building.
  • Corridor and locality names, which are chosen by marketers and are not administrative boundaries.
  • Travel times and distances, which depend on where you start and when, and which this website does not publish for exactly that reason.
  • Awards and rankings with no dated methodology behind them.
  • "Starting from" figures, which describe one unit that may already be sold.

The travel-time entry is worth stating plainly, because it is the one this website is repeatedly asked to break: we publish no travel time and no distance, anywhere. Both depend entirely on where you start and when you leave, and both are used across this category to imply a proximity nobody can substantiate. Use a map, on a weekday morning, from your own address.

The line that comes before all the others

If it is not registered, there is nothing to compare

This is the shortest section on the page, and the one that decides the rest.

Section 3(1) of the Real Estate (Regulation and Development) Act, 2016 provides that a promoter shall not advertise, market, book, sell or offer for sale, or invite persons to purchase in any manner, any plot, apartment or building in a real estate project required to be registered, without registering it with the Real Estate Regulatory Authority.

“In any manner” is doing the work in that sentence. A pre-launch price, an expression of interest, a soft booking, a refundable token, a priority list — if the project is required to be registered and is not, none of these is a lawful way to take your money or your commitment.

We hold ourselves to it. Four SUYUG projects have been announced and are not registered, and this website does not advertise, market, book, sell or invite purchase in respect of any of them — no price, no configuration, no plan, no enquiry form. What we publish about them, and why, is set out on our records pages. If anyone — us included — offers you a booking on an unregistered project, the register is the check, and the register is public.

The short version

Six questions, if you only ask six

Compressed from the list above for the situation you will actually be in: standing in a sales lounge with half an hour and no notes.

  1. 01May I have the registration certificate, the sanctioned plan and the encumbrance certificate?
  2. 02What is the carpet area under section 2(k) of the RERA Act for this exact unit?
  3. 03Is the clubhouse in the common-area schedule annexed to the agreement?
  4. 04Which blocks does the occupancy certificate name?
  5. 05Has the conveyance of common areas to the association been executed for any completed phase?
  6. 06What exactly is the green credential — a certificate, a pre-certificate, or a design commitment?

The method, applied

Every comparison on this site

Each of these applies the list above to one pair. Two of them compare our own projects, which is where the method is easiest to check — because you can ask us for every document it names.

Sources, not figures

Where the numbers this site does not print are published

Stamp duty, registration fees, guideline values, GST, loan-to-value norms and interest resets all move by notification or circular. Every one of them has a body that publishes the current position; here they are.

Karnataka Real Estate Regulatory Authority (K-RERA)

Publishes the register of real estate projects and agents in Karnataka, with each project's registration, promoter and filings.

https://rera.karnataka.gov.in

Tamil Nadu Real Estate Regulatory Authority (TNRERA)

Publishes the same register for Tamil Nadu projects — a Tamil Nadu registration is searchable here and nowhere else.

https://rera.tn.gov.in

Karnataka Department of Stamps and Registration

Publishes the stamp duty and registration fee applicable in Karnataka, and the guideline values used to assess them.

https://kaverionline.karnataka.gov.in

Tamil Nadu Registration Department

Publishes the corresponding Tamil Nadu stamp and registration position, and that state's guideline values.

https://tnreginet.gov.in

Reserve Bank of India

Publishes the prudential directions lenders work within, including loan-to-value norms and the rules on how floating rates are reset.

https://www.rbi.org.in

Central Board of Indirect Taxes and Customs

Publishes the GST position on under-construction and completed property.

https://www.cbic.gov.in

Income Tax Department

Publishes the deductions available on a housing loan and the conditions attached to each of them.

https://www.incometax.gov.in

The terms used throughout this page — carpet area, undivided share, encumbrance certificate, occupancy certificate, khata, FAR — are defined in full, with the statutory wording where a statute defines them, in our glossary.

Run the list on us

Every document named on this page is one we expect to be asked for. Ask for all of them at once — the registration certificate, the sanctioned plan, the encumbrance certificate, the draft agreement for sale, the common-area schedule and the carpet area — and see what comes back.

Every registration we publish+91-76077 12345