Finance
Construction-linked payment planner
A construction-linked plan attaches each payment to a stage of construction rather than to a date, which is the right way round: money follows work, and if work stops the demands stop with it. What each stage is worth is a negotiated term of your agreement for sale — registered, and different in every project — so this planner publishes no percentages of its own. It lists the stages agreements actually name, takes your figures, and checks the first demand against the one limit the Act does fix.
Start with the agreement value
As the agreement for sale states it, before taxes and charges listed separately.
The stages, and the share your agreement attaches to each, are transcribed in the full panel below — every percentage box starts empty, because we publish no specimen schedule. Nothing you type leaves the browser.
The method
How a stage-linked plan works
Four paragraphs, the last of which is a statutory limit rather than a convention.
A construction-linked plan attaches each instalment to a stage of construction rather than to a date. The stage is the trigger: the demand becomes payable when the stage is certified as reached, not when the calendar reaches a month.
That is genuinely better for a buyer than a time-linked plan, for one reason — money follows work. If work stops, the demands stop with it. It is also the reason the wording matters: a stage described loosely can be claimed as reached on a view of the site that you would not share.
What governs is the agreement for sale, executed and registered — not the brochure, not the cost sheet, not the payment plan printed on a sales presentation. Where the two differ, the registered agreement is the document a regulator or a court will read.
Section 13(1) of the Real Estate (Regulation and Development) Act, 2016 sets one hard limit before any of this begins: a promoter may not accept more than ten per cent of the cost of the apartment, plot or building as an advance payment or application fee without first entering into a written agreement for sale and registering it.
The document that governs
The agreement, not the brochure
Where the two differ, only one of them is read by a regulator.
A payment plan appears in several places during a sale: a cost sheet, a brochure, a presentation, an allotment letter, and finally the agreement for sale. Only the last of these is executed and registered, and only the last is the document a regulator or a court will read when a demand is disputed. Everything before it is a proposal.
So the practical instruction is short. Before you pay anything beyond the statutory advance, ask for the draft agreement, read the stage schedule inside it, and check that each stage is described precisely enough that its completion is a fact rather than an opinion — “on casting of the seventh floor slab of your tower” is a fact; “on commencement of superstructure works” is an opinion. Then check that every charge on the cost sheet also appears in the agreement, because a charge that exists only on a cost sheet is a charge nobody has agreed to.
The Act, and the section
The Real Estate (Regulation and Development) Act, 2016 — section 13(1)A promoter may not accept a sum of more than ten per cent of the cost of the apartment, plot or building as an advance payment or an application fee from a person without first entering into a written agreement for sale with that person and registering that agreement.
Your figures
Map your own schedule
Stage names you can edit, percentages you supply, and one statutory check.
Agreement value, and the stages
Enter the value your agreement states, then transcribe the percentage your agreement attaches to each stage. Rename a stage where your agreement words it differently, and leave a row blank where your schedule has no such stage.
As the agreement for sale states it, before taxes and charges listed separately.
Enter the agreement value and at least one stage share, and the schedule appears here.
Everything is worked out in your browser. Nothing you type is sent anywhere, stored, or seen by us.
Limits
What this planner does not settle
Four things to take to the agreement
- We publish no stage percentages. The split is a negotiated term of your agreement, it differs between projects and between units in the same project, and printing a specimen schedule would invite you to treat ours as the standard. Type in the schedule your own agreement sets out.
- Whether a stage has been reached is a question of fact, certified by the professionals the Act requires. If a demand arrives for a stage you do not believe has been reached, that is a matter for the regulator that registered the project, and both authorities take complaints.
- The plan is only part of what you will pay. Taxes, registration charges, deposits, and any charge your agreement lists separately sit outside the stage schedule. Ask for the full cost sheet and check that every line in it also appears in the agreement.
- No possession or completion date is stated on this page or produced by this tool. A stage schedule is a sequence, not a calendar.
Beyond arithmetic
Three things no planner can know
Your lender's policy
How much of your income a lender will let you commit, what it counts as income, which of your existing obligations it counts, what share of the price it will lend against, and what it does with a co-applicant are all internal policy. Two lenders reading the same file reach different answers, and neither answer is arithmetic.
Your credit assessment
The rate you are offered is set after your file is assessed — bureau record, employment, existing exposure, the property itself. A rate quoted in an advertisement is the best case for the strongest applicant, and a page that assumed it would be quietly wrong for almost everyone.
The rate on the day you sign
Floating rates reprice against an external benchmark, and the benchmark moves. Any schedule computed today is a picture of one assumption held flat for the whole tenure, which is the one thing a floating rate never does.
Questions
Questions this page is asked
- What governs a construction-linked payment plan?
- The agreement for sale, executed and registered. A brochure, cost sheet or sales presentation does not, and where they differ from the registered agreement it is the agreement a regulator or a court will read.
- How much can be collected before the agreement is signed?
- Section 13(1) of the Real Estate (Regulation and Development) Act, 2016 bars a promoter from accepting more than ten per cent of the cost of the apartment, plot or building as an advance payment or application fee without first entering into a written agreement for sale and registering it.
- Why does this tool not suggest stage percentages?
- Because the split is a negotiated term that differs project by project, and a specimen schedule published here would be read as a standard. The percentages you enter should be transcribed from your own agreement.
Sources
Who publishes what, and what we do not publish
This page holds no rate of any kind. Where a current figure is needed, the body that publishes it is named and linked here.
Regulates the banks and housing finance companies that set lending rates, and publishes the policy rate and the master directions on external benchmark lending rates. The current rate on any product is the lender's to publish, not ours.
The register on which a Karnataka project's registration, its declared timelines and its uploaded agreement format can be checked before any payment is made.
The equivalent register for a Tamil Nadu project, and the authority to whom a complaint about a payment demand in that state is made.
Income Tax Department
Income Tax Department, Government of India (opens in a new tab)www.incometax.gov.in
Publishes the current position on deductions claimed against home loan interest and principal, including the ceilings and the conditions, which change by Finance Act and are not transcribed here.
Every address above was opened on . Government sites move their pages; if one of these no longer resolves, the fact it holds up is unverified until someone finds where it went, not true because it was true once.
Next
Where to go from here
These tools are meant to be used together — an instalment is only half a decision until you have seen what the schedule, the plan and the paperwork do to it.
Ask for the draft agreement before the first payment
The stage schedule, the description of each stage, and every charge you will be asked for are all in it. Any promoter who will show you the agreement before the money is a promoter whose schedule you can check.