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[therajsharma]

Vastu Guide to Mandir Direction in New Homes

okay so we just moved and my family's first order of business was: where does the mandir go

and since i actually looked this up properly this time instead of just nodding along while my mom decided everything, here's what i found 🪔

the short version:

northeast corner of the house = the best spot, full stop. it's called the Ishanya corner in vastu and it's considered the most spiritually receptive area of the home.

can't do northeast? east facing works. north is fine too.

please avoid south, southeast, southwest. those directions have heavier energy that doesn't belong in a pooja space.

idol placement (this part matters a lot):

idols should face west so you're facing east while praying

they should NEVER face south or have their backs to the south

don't overcrowd the space. one main deity or a small set is enough

no broken or cracked idols. respectfully replace them.

not on the floor, not too high up - somewhere around comfortable eye level

the vibe of the space:

light colors only. white, cream, soft yellow, pale green or blue. no dark walls, no bold accent shades near the mandir.

warm lighting. diya in the southeast corner of the mandir. clean the space every single day and swap out old flowers before they turn.

things that will mess up the energy:

🚫 mandir under a staircase

🚫 mandir right next to the main door

🚫 shoe rack anywhere near it

🚫 using the mandir shelf for random storage

why am i sharing this?

because a well-placed mandir genuinely changes how a home feels. it's the first thing you notice in the morning and the last thing that grounds you at night.

if you're apartment hunting and vastu layout matters to you, PropGlocal actually factors in stuff like this when helping people find homes. which is rare and kind of refreshing tbh.

anyway. 🙏 go set up your mandir correctly.

[therajsharma]

Understanding the Importance of an Occupancy Certificate (OC)

Buying a home feels like a dream come true… until you realize there’s paperwork that actually protects that dream

One of the most important (yet often ignored) documents? 👉 The Occupancy Certificate (OC)

So, what is an OC?

An Occupancy Certificate is a legal document issued by the local authority that confirms:

The building is constructed as per approved plans

It follows all safety and legal norms

It’s ready for people to live in

In short: No OC = No legal green signal to live there

If you're checking out properties and want to avoid risky investments, you can explore trusted platforms like Propglocal

Why is it such a big deal?

Here’s why skipping the OC check can backfire:

Illegal Occupancy Risk – You technically shouldn’t live there without it

Registration Issues – Ownership transfer can get complicated

Legal Trouble – Unauthorized construction = future headaches

Safety Concerns – No guarantee of fire & structural compliance

Loan Problems – Banks may refuse approval

Lower Resale Value – Buyers prefer legally secure homes

What’s needed to get an OC?

Builders usually need to submit:

Completion Certificate

Commencement Certificate

Fire NOC

Approved Building Plan

Project Completion Report

Property Tax Receipts

Area Calculation Sheet

Site Photos

Can you check it online?

Yes, and it’s super simple:

Visit your city’s municipal website

Find the building/planning section

Click on “Occupancy Certificate”

Enter your property details

Check/download status

Final Thoughts

An OC isn’t just “another document”—it’s your legal + safety shield as a homeowner.

Before you move in or seal the deal, always ask: “Does this property have a valid OC?”

And if you want to explore safer, verified property options, check this out: https://propglocal.com/

[therajsharma]

Carpet Area vs Built Up Area vs Super Built Up Area: What Homebuyers Should Know

If you are searching for a home, you have probably come across terms like carpet area, built up area, and super built up area. These terms appear in almost every property listing, but they can be confusing if you are not familiar with how real estate measurements work.

Many buyers assume the size mentioned in a brochure reflects the actual space inside the apartment. However, the usable space is often smaller because different types of area measurements are used. Understanding these differences can help you evaluate properties more clearly and avoid confusion when comparing projects.

Why These Terms Matter

In real estate, the size of a property directly affects its price. That is why it is important to know what each type of area actually includes.

Carpet area refers to the real usable space inside the home. Built up area adds structural elements like walls and balconies. Super built up area includes the built up area plus a share of common spaces in the building such as lobbies, corridors, and amenities.

Knowing these differences helps you understand the real value of a property.

What Is Carpet Area

Carpet area is the net usable floor space inside the apartment. It includes the areas where you actually live and move around every day.

This means spaces like the living room, bedrooms, kitchen, bathrooms, and internal passages are all part of the carpet area.

However, it does not include external walls, balconies, terraces, or common areas like corridors and lift spaces. Because of this, carpet area gives the most accurate idea of how much space you will actually use in your home.

What Is Built Up Area

Built up area includes the carpet area plus the thickness of internal and external walls. It also includes balconies or terraces that are attached to the apartment.

Since these structural elements are included, the built up area is always larger than the carpet area. In most cases, it is about ten to twenty percent higher than the carpet area.

Understanding this difference helps buyers see how much of the property is actual living space and how much is part of the building structure.

What Is Super Built Up Area

Super built up area is often called the saleable area. Builders usually use this figure when quoting the price of an apartment.

This measurement includes the built up area along with a proportionate share of common areas in the building. These shared spaces may include the lobby, lift area, corridors, clubhouse, and other amenities.

The additional percentage added for these spaces is known as the loading factor. Because of this loading, the super built up area can be significantly larger than the carpet area.

Built Up Area vs Carpet Area

One of the most common questions for homebuyers is the difference between built up area and carpet area.

Carpet area is the actual space inside the apartment where you place furniture and live your daily life. Built up area includes this space but also adds the area taken up by walls and balconies.

Two apartments may have similar super built up areas but very different carpet areas. That is why comparing carpet area is usually the best way to understand how much usable space a property offers.

What Is RERA Carpet Area

To bring more transparency to the real estate sector, the Real Estate Regulation and Development Act introduced a standardized definition of carpet area.

RERA carpet area includes the net usable floor area inside the apartment along with internal partition walls. However, it excludes external walls, balconies, terraces, and common areas.

This standardized definition helps buyers compare properties more easily and prevents misleading property size claims.

Final Thoughts

Understanding carpet area, built up area, and super built up area is important for anyone planning to buy a home.

Carpet area shows the real usable space inside the apartment. Built up area includes structural elements such as walls and balconies. Super built up area includes a share of common facilities and is usually used for pricing.

When evaluating a property, always focus on the carpet area first since it represents the space you will actually use.

For buyers looking for guidance while comparing projects and understanding property measurements, PropGlocal is a trusted real estate advisory firm helping homebuyers and investors make informed property decisions.

[therajsharma]

GST on Flat Purchase in India

GST plays an important role in the overall cost of buying a flat in India. Many homebuyers are unsure about when GST applies and how it is calculated. Understanding these basics can help buyers avoid unnecessary expenses and make better decisions.

When Is GST Applicable on Flat Purchase

GST applicability depends on the construction status of the property.

GST is applicable on under construction flats as the transaction is treated as a service provided by the developer.

GST is not applicable on ready to move in flats that have an Occupancy Certificate or Completion Certificate since the property is considered complete.

GST does not apply to resale properties because the transaction involves transfer of an asset and not a service.

Sale of land or plots is exempt from GST.

It is important to note that flats marketed as almost ready are still treated as under construction if the builder cannot provide an Occupancy Certificate or Completion Certificate. In such cases GST is applicable.

GST Rates on Flat Purchases

GST rates for residential properties are structured to reduce the burden on homebuyers. Developers cannot claim Input Tax Credit under this system.

Affordable housing attracts GST at 1 percent when the carpet area and property value fall within prescribed limits.

Non affordable residential properties attract GST at 5 percent when the area or price exceeds affordable housing limits.

Commercial properties such as shops and offices attract GST at 12 percent where Input Tax Credit is available.

For GST purposes metro cities include Bengaluru Chennai Hyderabad Kolkata Mumbai Metropolitan Region and Delhi NCR including Delhi Noida Greater Noida Ghaziabad Gurgaon and Faridabad.

How to Calculate GST on Flat Purchase

GST is charged on the construction value of the flat. For simplicity the land value is assumed to be one third of the total agreement value. Due to this buyers usually calculate GST directly on the total agreement amount.

For example if a flat is priced at one crore rupees and falls under the non affordable category the GST payable will be five lakh rupees. The total payable amount becomes one crore five lakh rupees.

This calculation method is commonly followed in actual transactions.

Additional Charges That May Attract GST

GST may also be applicable on certain additional charges if they are billed separately. These may include preferential location charges car parking club membership and premium amenities.

Such charges may attract higher GST rates. Buyers should always ask for a detailed and all inclusive cost sheet before signing the agreement.

Cases Where GST Is Not Applicable

GST is not applicable on ready to move in flats with valid certificates resale properties purchase of land or plots and select affordable housing projects under government schemes.

Before finalising the purchase buyers should verify project approvals invoices and the GST mentioned in the cost breakup. Consulting a real estate consultant can help ensure compliance and clarity.

Conclusion

GST on flat purchase is straightforward once the basic rule is understood. GST applies only to under construction properties. Knowing the applicable rate verifying documentation and checking for additional charges can help buyers avoid confusion and unexpected costs.

A clear understanding of GST ensures a smoother and more transparent home buying process.

[therajsharma]

Agreement for Sale vs Sale Deed

Buying property in India comes with a lot of paperwork. Whether it’s an apartment in Bengaluru, a home in Mumbai, or a plot in Delhi NCR, understanding the documents matters just as much as the location or price.

Two documents show up in almost every property deal: Agreement for Sale and Sale Deed. They sound similar, but they do very different things.

Agreement for Sale

This is the first legal document signed between the buyer and the seller. It talks about what will happen in the future.

What it covers • It is a legal contract • It does not transfer ownership • It gives the buyer the right to purchase the property later • It records the booking or advance amount • Under RERA, more than 10 percent cannot be collected without this agreement

Think of it as the rules before the final handover.

Sale Deed

This is the document that actually makes the property yours.

What it does • Transfers legal ownership • Confirms full payment • Must be registered at the Sub Registrar office • Requires stamp duty and registration charges

Once registered, ownership is officially transferred.

Key Differences at a Glance

• Agreement for Sale comes first • Sale Deed comes last • Agreement for Sale is a promise • Sale Deed is the final transfer • Ownership does not change with an Agreement for Sale • Ownership changes only with a registered Sale Deed

Can These Documents Be Cancelled

Agreement for Sale • Can be cancelled by mutual consent • Can be cancelled if terms are not followed • Advance may be forfeited or refunded

Sale Deed • Cannot be cancelled at the registration office • Requires a civil court order • Usually involves serious legal issues

Final Note

Never assume ownership just because money has been paid or an agreement has been signed. Legal ownership begins only after the Sale Deed is registered.

Choosing a transparent and reliable real estate consultant also makes a big difference. Clear documentation and proper legal processes help avoid future problems.

[therajsharma]

Stamp Duty & Registration Charges: What You Really Need to Know Before Buying a Home

Buying a house isn’t just about paying the price you see on the listing. There are a couple of extra but very important costs that officially transfer the property to your name: stamp duty and registration charges.

Many buyers forget about these, which can lead to last-minute stress. As a real estate consultant, I’ve seen this happen often — so here’s a simple breakdown to help you stay prepared.

Why These Charges Actually Matter

Not paying stamp duty or registration fees means your ownership isn’t legally recognized.

These charges:

Make your sale deed legally valid

Add your name to government property records

Protect you from future disputes

Paying them is what truly makes the property yours.

What Stamp Duty & Registration Charges Mean

Stamp Duty

A tax charged by the state government on your property’s value (market or sale value, whichever is higher). Usually between 4% and 7%.

Registration Charges

Usually around 1%. This fee ensures your sale deed is officially recorded at the Sub-Registrar’s Office.

Both are required to complete the legal transfer of property.

What Determines the Stamp Duty Amount

It depends on:

Property cost

Location (urban, metro, or rural)

Amenities (clubhouse, pool, gym, etc.)

Whether the buyer is a woman or senior citizen

Current state rules and updates

Rates vary across states, so always check your region’s guidelines.

Documents You’ll Need

Keep these ready for a smooth registration process:

Sale Deed / Agreement to Sell

Aadhaar, Passport, or Voter ID

PAN Card (buyer and seller)

Encumbrance Certificate

Latest Property Tax Receipt

Approved Building Plan

Passport-sized photos

Power of Attorney (if applicable)

Proof of stamp duty or e-Stamp payment

A real estate consultant can help verify these documents for you.

What Happens If You Don’t Pay Stamp Duty

You may face heavy penalties (up to 200% of the unpaid amount)

Your ownership will not be legally valid

Intentional non-payment can lead to legal issues

Skipping this step can create long-term complications.

How to Calculate Stamp Duty

Example:

Property Price: ₹80,00,000 Stamp Duty @5%: ₹4,00,000 Registration Fee @1%: ₹80,000

Total: ₹4,80,000

If the government guideline value is higher than the sale price, charges will be calculated on the higher value.

How to Pay Stamp Duty & Register Your Property

1. Draft the Sale Deed

Use stamp paper or pay duty online and print the deed.

2. Pay Stamp Duty

You can pay online or via franking at authorized banks.

3. Visit the Sub-Registrar’s Office

Submit all required documents.

4. Complete Verification

Signatures, biometric verification, and photo capture are done for both buyer and seller.

After this, you receive your registered property documents.

Paying Stamp Duty Online

Most states now support online payment through:

State registration portals

SHCIL e-Stamping

Enter the details, pay online, and download your e-Stamp certificate. It’s simple and fast.

Final Thoughts

Stamp duty and registration charges are essential for securing your legal homeownership. Paying them on time protects your investment and avoids future disputes.

To summarise:

Stamp duty is a state tax on property transactions

Registration fees legally record the property in your name

Online payment options make the process easier

A real estate consultant can guide you through each step

Include these charges in your budget to ensure a smooth, stress-free homebuying experience.

[therajsharma]

RERA in India: What Every Homebuyer Should Know

Buying a home is one of the biggest dreams for most of us, but before 2016, that dream often came with stress. Projects got delayed, builders broke promises, and buyers were left helpless.

That’s when the Real Estate Regulation and Development Act, 2016 (RERA) stepped in. It changed the rules of the game by bringing transparency, accountability, and fairness to Indian real estate.

If you’re planning to buy a property, here’s why understanding RERA is so important.

What RERA Really Does

RERA was created to make property buying safe and transparent for everyone.

Here’s how it helps:

Mandatory Registration – Builders can’t advertise or sell large projects unless they’re RERA-registered. All Details Online – Every RERA project lists approvals, layouts, and progress updates on the state’s RERA website. Your Money Is Safe – 70% of buyer funds must be kept in a special account only for that project. Accountability – Builders who delay or make false promises face strict penalties.

Basically, RERA makes sure your homebuying experience is backed by law, not luck.

Why It’s a Game-Changer for Homebuyers

RERA gives you something that was missing for years: trust.

You get accurate information — no hidden details or unrealistic ads.

You get timely possession — or fair compensation if it’s delayed.

You sign a clear, fair contract — not a one-sided one.

You have faster grievance resolution through official RERA portals.

RERA gives you the confidence to invest without fear.

How to Check If a Project Is RERA Registered

Before investing, always verify the project.

Visit your state’s RERA website, click on “Registered Projects,” and type in the project name or developer. You’ll instantly see whether it’s approved and what the timelines are.

If you can’t find the project — that’s your red flag.

If Things Go Wrong: The RERA Complaint Process

If a builder doesn’t deliver on promises or delays possession, you can file a RERA complaint online.

Visit your state’s RERA website

Go to “File a Complaint”

Submit details, upload documents, and pay a small fee

RERA usually resolves these cases within about 60 days — so no more endless waiting or confusion.

RERA and Home Loans

Banks now prefer giving loans only for RERA-registered projects because they’re verified and safe.

That means a smoother, faster loan process for you — and fewer risks for everyone involved.

Finding Verified Projects Made Easy

If you’re exploring new homes, platforms like PropGlocal make it simpler. They list only RERA-approved and verified projects, helping you make confident and informed buying decisions.

No guesswork — just safe, transparent options that follow every guideline.

Final Thoughts

RERA has transformed real estate in India. It’s given homebuyers the power to question, verify, and trust again.

Before you invest:

Check RERA registration

Read all details online

Know your rights

Choose verified listings through trusted platforms like PropGlocal

Homebuying doesn’t have to be stressful anymore — not when laws like RERA have your back.

[therajsharma]

Best Indian Cities to Invest in Real Estate in 2026

India’s real estate market is gearing up for one of its biggest booms yet. With cities expanding fast, metro networks connecting every corner, and a growing middle class looking for better homes, this sector is expected to hit $1 trillion by 2030.

That’s not just a number — it’s a sign that India’s property landscape is evolving into something huge. And the best part? You can be part of that growth story.

But here’s the truth: not every city offers the same returns. Some are growth powerhouses, while others are still catching up. So, if you’re planning to invest smartly in 2026, here’s a breakdown of the top Indian cities for real estate investment and what makes each one stand out.

Before You Invest: Know What Really Matters

Infrastructure Development Cities investing heavily in expressways, airports, and metro projects usually see faster property appreciation.

Job Growth & Economy A city with strong IT, manufacturing, or financial sectors attracts working professionals — and that means steady housing demand.

Lifestyle & Liveability Green spaces, healthcare, safety, schools, and overall quality of life play a big role in real estate demand.

Legal Transparency Always check RERA registration, builder credibility, and approvals. These steps protect you from legal risks later.

1. Bangalore – The Silicon Valley of India

Bangalore continues to rule the charts with its unbeatable mix of tech, talent, and lifestyle. It’s a magnet for both homebuyers and investors, thanks to consistent infrastructure growth and rental demand.

Hotspots: Whitefield, Sarjapur Road, Hebbal, Devanahalli Why Invest: Booming IT industry, Metro expansion, upcoming Peripheral Ring Road, and aerospace hubs Project to Watch: Birla Trimaya Apartments — close to the airport, luxury amenities, and strong appreciation potential

2. Hyderabad – India’s Fastest-Growing Market

Hyderabad’s clean planning, infrastructure push, and affordability make it one of the most balanced real estate markets in the country.

Hotspots: Gachibowli, Kokapet, Tellapur, Financial District Growth Drivers: SRDP, TS-iPASS, and Hyderabad Metro Phase 2

3. Pune – Young, Vibrant, and Growing

Pune’s IT parks, educational ecosystem, and proximity to Mumbai make it a reliable long-term investment choice. It’s modern, youthful, and full of opportunity.

Hotspots: Hinjawadi, Baner, Wakad, Kharadi Upcoming Projects: Metro expansion and Smart City initiatives

4. Mumbai – The Financial Powerhouse

Mumbai might be pricey, but it’s also India’s most rewarding property market. The constant flow of infrastructure projects ensures steady growth and premium returns.

Prime Areas: Thane, Navi Mumbai, Kanjurmarg, Panvel Major Developments: Mumbai Trans Harbour Link, Coastal Road, Metro Lines 2, 3 & 4

5. Chennai – Gateway to the South

Chennai blends industrial growth with coastal charm. It’s one of the few cities that offers stability, consistent rental yields, and appreciation potential.

Top Locations: OMR, Velachery, Anna Nagar, Porur Growth Drivers: Metro expansion, port upgrades, and industrial corridors

6. Ahmedabad – Gujarat’s Rising Star

Clean, organized, and full of opportunity — Ahmedabad’s smart city vision and GIFT City project have made it a serious contender in real estate.

Hotspots: SG Highway, Bopal, Satellite, South Bopal Upcoming Projects: Bullet Train, Riverfront Phase 2, Smart City upgrades

7. Gurgaon – The Corporate Magnet

Luxury apartments, skyscrapers, and global brands — Gurgaon continues to attract high-income professionals and NRIs alike. It’s not just a suburb of Delhi anymore; it’s a lifestyle statement.

Key Areas: Golf Course Extension Road, Sohna Road, Dwarka Expressway Upcoming Infra: Dwarka Expressway, Delhi–Mumbai Industrial Corridor

8. Noida – The Affordable Growth Story

Noida’s transformation is remarkable. With the upcoming Jewar Airport and Film City project, property values are expected to skyrocket in the coming years.

Hotspots: Sector 150, Sector 76, Noida Extension Growth Drivers: Metro expansion, Jewar Airport, Film City

Tips for First-Time Investors

Research thoroughly using trusted portals like MagicBricks, 99acres, and PropGlocal.

Verify RERA registration and legal approvals.

Factor in extra costs — stamp duty, registration, interiors.

Pick reputed builders known for timely delivery and quality construction.

Final Thoughts

India’s real estate story in 2026 is all about smart investments in the right cities. Whether you’re aiming for steady rental income or long-term appreciation, cities like Bangalore, Hyderabad, Pune, Mumbai, Chennai, Ahmedabad, Gurgaon, and Noida offer promising opportunities.

[therajsharma]

Essential Tips for First-Time Home Buyers in India

Buying your first home is more than just a financial decision. It is an emotional milestone. In India, a home is not only a place to live but also a symbol of security, stability, and love.

Why Owning a Home Feels Special

A home is not just walls and a roof. It is memories, comfort, and independence.

Unlike renting, owning builds equity and can even become a source of rental income later.

It is also a legacy. Something you can pass down to the next generation.

Challenges First Time Buyers Face

High property prices in metro cities can feel overwhelming.

Legal paperwork such as sale deed, registration, and RERA often feels complicated.

Home loan struggles such as choosing between banks, managing EMIs, and figuring out eligibility.

And yes, the stress of making the right choice is very real.

But do not worry. With research, planning, and the right real estate consultant, you can make the process much smoother.

Things to Keep in Mind

Budgeting Smartly → Include hidden costs like stamp duty, GST, and maintenance. Location Matters → Think about future growth, connectivity, schools, and hospitals. Property Type → Ready to move or under construction. Choose what fits your lifestyle. Home Loan Basics → Compare banks, check your credit score, and use EMI calculators. Legal Safety → Double check sale deeds, encumbrance certificates, and builder credibility.

Little Tips to Make Life Easier

Visit the property in person before finalizing.

Negotiate. Most builders leave room for discounts.

Look for festive offers or special deals.

Do not skip property insurance. It saves you in the long run.

Plan finances after purchase. EMIs, maintenance, and emergency funds matter.

Final Thoughts

Your first home is more than just real estate. It is your dream, your safe space, and a step toward long term security. Do not rush. Take your time, consult professionals, and trust the process.

Because in the end, home is not just where you live. It is where life truly begins

[therajsharma]

Home Loan Tenure — How to Choose the Right One

Buying a home is exciting. Choosing the right home loan tenure is just as important as finding the property itself. The tenure is the number of years to repay the loan and it can make or break financial comfort.

A short tenure means higher EMIs but lower overall interest. A long tenure means lower EMIs but significantly more interest over time. The right choice is about balancing comfort and cost.

What Is Tenure

Tenure is simply the repayment period for a home loan, usually between 5 and 30 years.

Tip from real estate consultants Longer tenure means lighter monthly payments but higher interest. Shorter tenure means heavier monthly payments but big interest savings.

Key Factors to Consider

1. Monthly Budget Keep EMIs below 40 to 50 percent of monthly income to avoid strain on savings and lifestyle.

2. Age and Retirement Plans Under 35 years of age a 20 to 25 year tenure offers flexibility. Over 45 years of age a 10 to 15 year tenure ensures debt free retirement.

3. Job Stability Stable income allows for higher EMIs and shorter tenure. Unstable income calls for lower EMIs and longer tenure.

4. Other Financial Goals Ensure EMIs leave room for travel education investments or other priorities.

Short vs Long Tenure

Short Tenure 5 to 10 years Debt free sooner Less interest paid Higher monthly payment pressure

Long Tenure 20 to 30 years Lower monthly pressure Easier eligibility for larger loans Much higher total interest

Expert Tips for Choosing the Best Tenure

Use an EMI calculator to compare scenarios. Maintain an emergency fund. Make part prepayments whenever possible. Choose lenders with no penalties for prepayment. Consult a real estate expert to match the loan plan with financial goals.

Ways to Reduce Tenure Later

Pay a larger down payment upfront. Use bonuses or extra income for part prepayment. Refinance with a lower interest rate if available.

Final Word There is no single perfect home loan tenure. The right choice depends on age income job stability and life plans. Real estate consultants can provide tailored guidance to strike the right balance between affordability and long term savings ensuring the dream home brings peace of mind and not financial stress.