Most problems with under-construction flats in Gurugram can be caught at the paperwork stage, before the first cheque. This checklist uses BPTP GAIA Residences in Sector 102 as the working example. It is general information for buyers, not legal advice. For anything specific to your purchase, have a property lawyer read the documents.
1. Find the project on the HARERA Gurugram website
The Real Estate (Regulation and Development) Act, 2016 requires residential projects above a threshold size to be registered with the state regulator before they are marketed or sold. In Gurugram, that regulator is HARERA Gurugram, and it publishes registered projects on its website. Search the project there yourself.
For GAIA Residences, the registration number is RC/REP/HARERA/GGM/963/695/2025/66 dated 27.06.2025. The building plan approval memo quoted in project material is ZP-1025/SD(RD)/2025/19414 dated 23.05.2025.
2. Match the RERA number to the exact phase you are buying
Large land parcels on the Dwarka Expressway are often developed in phases, each with its own registration. GAIA sits on a total land parcel of 12.05 acres shared with Amstoria Verti-Greens, which has a separate registration (RC/REP/HARERA/GGM/910/642/2025/13). The GAIA Residences phase is registered on 1.6838 acres.
- Check that the RERA number printed on your application form and allotment letter is the GAIA number, not the Amstoria one.
- Check that your tower appears in the registered phase. Towers belonging to another phase follow that phase's timelines.
If you want to understand how phases and towers show up on paper, read our guide on how to read a master plan.
3. Note the completion date in the registration
Every registration carries a proposed completion date declared by the developer. It can differ from what is said verbally at a site visit. Compare it with the possession clause in the builder-buyer agreement. If the two differ, ask which one governs and get the answer in writing.
4. Carpet area versus super area
Under RERA, carpet area means the net usable floor area of the flat, excluding external walls, service shafts, exclusive balcony or verandah area and exclusive open terrace area, but including internal partition walls. Sale agreements for RERA projects must state carpet area.
GAIA 3 BHK units are listed in channel material at about 2,086 to 2,106 sq.ft. Ask which area definition that figure uses, ask for the carpet area of your specific unit, and confirm both against the builder-buyer agreement. Unit layouts are on the floor plans page.
5. The 10% advance rule
Section 13 of the RERA Act says a promoter cannot accept more than 10% of the cost of the apartment as an advance or application fee without first entering into a registered agreement for sale. If you are asked to pay beyond 10% before the agreement is signed and registered, stop and ask why.
For GAIA, the price communicated is Rs 3.5 Cr onwards, excluding stamp duty, registration, GST and other statutory charges, and the payment plan in channel material is 30:30:40 construction-linked. Confirm the plan and the exact schedule at booking. Current figures are on the price list page.
6. Builder-buyer agreement clauses to read slowly
- Possession date and grace period - and how it lines up with the registered completion date.
- Delay compensation - what interest the developer pays if possession is late, and what you pay if an instalment is late. RERA expects these to be on equal terms.
- Carpet area and price revision - what happens if the final carpet area changes.
- Payment schedule - which construction milestones trigger each demand.
- Specifications - compare with the specifications page and ask for anything marketed to be listed in the agreement.
- Cancellation and refund - deductions if you exit, and timelines for refund.
- Parking, club and maintenance charges - what is included in the price and what is extra.
- Defect liability - RERA gives buyers five years from possession to report structural and workmanship defects.
7. Escrow account
RERA requires the developer to deposit 70% of the amounts collected from buyers for a project into a separate bank account, to be used for land and construction costs of that project. Your demand letters should name the project's designated collection account. Never pay into a personal account.
8. Approvals and the occupation certificate
The registration page lists approvals uploaded by the developer. Check the building plan approval, and keep in mind that the occupation certificate is issued only after construction is complete. You should not be asked to take possession or pay the final possession-linked demand before the occupation certificate is issued.
9. What a channel partner can and cannot promise
This site is run by a channel partner, not by BPTP. A channel partner can arrange site visits, share the price list, floor plans and payment plan, explain the paperwork and help you with booking. A channel partner cannot change the terms of the builder-buyer agreement, guarantee possession dates, promise returns or appreciation, or commit to discounts that are not written into the developer's documents. If a promise matters to you, it needs to be in the agreement.
Background on the developer is on the about the developer page. For a copy of the RERA certificate or help reading the agreement terms, contact us or call 9355302055.