Buying a flat in Chennai is a significant financial decision, especially for first-time buyers. With numerous ongoing projects, varied pricing, and aggressive marketing, it’s easy to make costly mistakes. Whether you’re eyeing a compact 2 BHK in Maduravoyal or a premium 3 BHK in Anna Nagar West, the key lies in smart evaluation — not just falling for glossy brochures or promises.
This comprehensive guide explores 11 common pitfalls and how you can avoid them while booking a flat in Chennai.
1. Not Verifying the Property’s Legal Title and RERA Registration
Before booking, ensure that the builder actually owns the land legally and has all approvals in place.
What You Must Check:
- Parent documents: Land ownership papers
- Patta/Chitta & Adangal records: Establish legal possession
- Encumbrance Certificate (EC): Confirms no legal dues or mortgages
- RERA Registration: All projects >500 sq. m. or 8 units must be registered under Tamil Nadu RERA
Why It Matters: Projects without RERA approval may be illegal, delayed, or legally challenged later. RERA also ensures consumer protection and defines builder obligations.
2. Overlooking Hidden Charges in the Final Flat Cost
The price advertised is rarely the full story. Always ask for a cost sheet breakdown.
📋 Common Hidden Charges:
- Maintenance Deposit: ₹1L to ₹2L, usually 1–2 years in advance
- Corpus Fund: One-time non-refundable charge for apartment association
- Clubhouse Charges: Sometimes charged extra per sq. ft.
- Car Park Fees: ₹1.5L to ₹3L depending on location
- Floor Rise Charges: ₹50–₹150 per sq. ft. extra for higher floors
- GST: 5% for under-construction (if no OC); ready-to-move has 0% GST
- Stamp Duty & Registration: 7% + 4% in Tamil Nadu
Tip: Demand a written, all-inclusive quote with clear mention of these charges before booking.
3. Ignoring the Importance of UDS (Undivided Share of Land)
In Chennai, UDS is a critical but often ignored factor. It refers to your proportionate share of the land on which the apartment stands.
🔎 Why UDS Is Crucial:
- Higher UDS = better resale value
- You legally own part of the land
- Important for future redevelopment
- UDS below 50% of built-up area may signal over-utilization by builder
Pro Tip: Always ask your builder:
“What is the UDS percentage and total land area?”
4. Trusting Verbal Promises Without Written Proof
Many buyers fall into the trap of relying on sales talk rather than official documentation.
Examples of Verbal Promises That Must Be Written:
- Clubhouse and gym access
- Project delivery date
- Waiver of certain charges
- Flat modifications (like extra tiles, wall colors)
- Payment flexibility
Insist that every promise made during site visits or negotiations be included in:
- Allotment letter
- Sale agreement
- Brochure with RERA seal
If it’s not in writing, it’s not enforceable.
5. Not Researching the Builder’s Past Projects and Reputation
A flashy model flat doesn’t guarantee quality. Dig into the builder’s background.
📝 Builder Evaluation Checklist:
- Past delivery record — on time or delayed?
- Customer complaints — check Google Reviews, forums, Facebook groups
- RERA violations — check builder profile on RERA website
- Quality of existing completed projects — visit them and talk to residents
- Legal disputes or blacklisted status
Avoid builders with more than 1–2 ongoing litigation cases or history of delay.
6. Choosing a Location Based Only on Price, Not Livability
A ₹35L flat in the outskirts may seem tempting, but does it suit your lifestyle?
🔍 Key Livability Factors:
- Water Supply: Many Chennai areas face water scarcity
- Flood Zones: Avoid low-lying localities like parts of Velachery or Saidapet unless flood control infrastructure is strong
- Public Transport: Is metro, bus, or train access nearby?
- Civic Infrastructure: Roads, drainage, street lighting
- Development Potential: Is the area included in CMDA’s growth corridors?
Remember: An affordable flat in an unlivable area is not a good deal.
7. Skipping Site Visits and Relying Only on Brochures or Photos
Virtual tours and brochures are useful, but nothing replaces a physical site visit.
What to Inspect:
- Actual construction progress vs promised
- Materials used — ask about brand of cement, tiles, bathroom fittings
- Road access to the site — is it motorable?
- Air & noise pollution levels
- Nearby vacant land — will it turn into a dump yard or a high-rise?
Bonus Tip: Visit during rainy season to check for water stagnation or flooding issues.
8. Neglecting Loan Eligibility and Pre-Approval Before Booking
Many buyers book a flat first and then face loan rejection or shortfall.
📊 Pre-Booking Financial Checklist:
- Check CIBIL score (750+ ideal)
- Get a pre-approval letter from your bank
- Evaluate EMI vs monthly income — keep EMI < 40% of income
- Understand your loan eligibility (based on salary, job stability)
Don’t commit to a property that exceeds your borrowing capacity. Builders may not refund the booking amount if loan is denied.
9. Ignoring Floor Rise Charges and Premium Location Add-ons
Builders in Chennai often apply extra charges for:
|
Category |
Typical Extra Cost |
|
Floor Rise |
₹50–₹150 per sq.ft. (from 4th floor onward) |
|
Corner Flat |
₹1L–₹3L extra |
|
Garden View / Pool View |
₹50,000 – ₹2L |
|
Clubhouse Facing |
Up to ₹1L |
Solution: Ask for a pricing matrix that shows base rate and all extras applied. Choose a unit that fits your budget after all additions.
10. Failing to Check Nearby Civic Infrastructure and Social Amenities
Even if the project is great, poor surroundings can hurt long-term value and comfort.
🏙️ Inspect These Nearby Facilities:
- Road quality & street lighting
- Stormwater drains & sewage system
- Reliable electricity supply
- Schools & Hospitals: DAV, Chinmaya, Velammal, SRM, Apollo, MIOT
- Grocery & Retail Access: Proximity to supermarkets, ATMs, pharmacies
- Police Station & Fire Safety Access
Pro Tip: Use Google Maps, Zomato, and Justdial to virtually explore neighborhood ratings and infrastructure before you visit.
11. Not Reading the Sales Agreement Carefully
Once you’re ready to book, the Sales Agreement is your legal safeguard — treat it seriously.
🧾 Clauses to Pay Close Attention To:
- Possession Clause: Expected completion + grace period
- Penalty Clause: Compensation if delay happens
- Defect Liability Period: Usually 5 years – for structural repairs
- Refund Policy: Conditions under which your money is returned
- Cancellation Charges: How much you lose if you opt out
- Carpet Area vs Built-up: Don’t fall for inflated size claims
Get the agreement vetted by a legal expert, especially for high-value flats or joint ownership purchases.
Final Thoughts: Smart Buying = Peace of Mind
Booking a flat in Chennai can be a rewarding investment — if done right. The city offers vibrant real estate opportunities, from budget flats to premium sky villas. But every rupee counts, and every document matters.
Before You Book, Always:
- Verify documents and RERA number
- Calculate full cost including hidden charges
- Assess builder credibility
- Visit the site personally
- Get loan pre-approval
- Read the agreement word-by-word
Avoiding these common mistakes ensures you not only protect your money but also secure your future in a home that brings long-term satisfaction, growth, and peace of mind.
