Under construction projects in Delhi NCR are registered projects between launch and Occupation Certificate — the stage at which most primary-sale apartments in Gurugram and Noida are actually bought. The buyer pays in instalments against construction, carries the risk that the schedule slips, and holds RERA remedies if it does.
Written by KMA Global Properties
How buying in an under-construction project works
After booking and allotment, the Builder-Buyer Agreement sets a payment plan. A construction-linked plan ties each instalment to a certified milestone — excavation, plinth, successive floor slabs, brickwork, finishing, OC — so money follows progress. A down-payment plan asks for most of the price upfront in exchange for a discount and shifts the timing risk onto the buyer. Time-linked plans, where instalments fall due by calendar date regardless of progress, are the least protective. GST applies on each instalment. A home loan on an under-construction unit is disbursed in tranches matching the plan, and the borrower typically pays interest only on the disbursed amount until possession.
What RERA does for under construction projects in Delhi NCR
Registration requires the developer to deposit a large share of buyer receipts into a separate project account that can be drawn only for that project's land and construction, certified by an engineer, an architect and a chartered accountant. The registered possession date is binding: if it passes, the buyer may withdraw with a refund of the amount paid plus interest at the prescribed rate, or stay and receive interest for every month of delay. Deviations from the sanctioned plan need buyer consent above a threshold. The authority publishes quarterly progress updates that the developer must file. None of this prevents delay; it gives the buyer a remedy and a record.
| Plan type | When you pay | Who carries timing risk | Suits |
|---|---|---|---|
| Construction-linked (CLP) | Against certified milestones | Shared; buyer pays as work is done | Most buyers; loan-funded purchases |
| Down-payment (DPP) | Most upfront, balance at possession | Buyer | Cash buyers seeking a discount in a near-complete project |
| Time-linked | By calendar date regardless of progress | Buyer | Rarely advisable |
| Subvention / possession-linked | Small amount now, balance at OC; lender pays interest meanwhile | Depends on developer solvency | Only with a strong developer and a read-through of the lender terms |
Best for: CLP for almost everyone; DPP only when the project is close to OC and the discount is real
Tracking progress before each instalment
Visit the site or ask for dated photographs before paying a milestone; the certification that triggers the demand should match what you can see. Read the quarterly update on the authority portal and compare it with the demand letters. Watch the developer's other projects: a stall elsewhere often precedes one here. Keep every receipt and the allotment and BBA together; they are the basis for any claim. If demands run ahead of visible work, write to the developer citing the plan and, if unresolved, file with the authority. On Dwarka Expressway, New Gurgaon and Greater Noida West, where most under construction projects in Delhi NCR sit, the number of towers and phases makes tower-level tracking essential.
Where the stage is concentrated
Dwarka Expressway is the largest under-construction corridor in Gurugram, followed by New Gurgaon, Golf Course Extension Road and Southern Peripheral Road. Greater Noida West and the Yamuna Expressway lead on the Noida side. Golf Course Road and Sohna Road are largely complete. Delhi has little. The RERA-registered projects page explains how to read a registration record for any of them.
Who should buy under construction projects in Delhi NCR — and how?
Buy under construction if you can wait for possession, want a payment plan that spreads cost, and are prepared to track the project; choose a construction-linked plan and a developer with completed projects you can visit. Dwarka Expressway offers the widest choice, New Gurgaon the value end, GCX Road the premium end. Avoid time-linked plans and treat subvention schemes as a credit decision on the developer. If you need certainty of date or cannot follow the project, buy ready with an OC instead.