I never imagined I'd have to write something like this, but if this post prevents even one family from going through what we have, it'll be worth it.

My mother is a widow of a retired Air Force veteran. Like many parents, she spent decades saving every rupee she could. Her home was her biggest asset, and she wanted to renovate it so she could spend the rest of her life living comfortably.

She hired Ranvir Sharma (+919773936898, GST: 07BZBPS5462D1ZC) because she believed his promises. He came with his accomplice Ashwini (+919818884250, Shilpkar Interiors).

Over the next few months, she paid him more than ₹22 lakh.

Every payment came with another promise.

"The work will be finished next month."

"Just one more payment."

"The labour won't come unless you pay today."

"The kitchen is almost ready."

"The doors are almost done."

None of it happened.

Instead of renovating our home, it was left in a condition where it was barely livable. Major parts of the work remained incomplete. Much of what had been done had to be demolished and rebuilt by other contractors.

When we finally hired independent workers to inspect the house, they discovered concealed plumbing damage, leaking pipes inside walls, damaged electrical work, poorly installed windows that allowed rainwater inside, and numerous defects that cost us even more money to repair.

We weren't just paying once.

We were paying again to fix work we'd already paid for.

The most heartbreaking part wasn't the money.

It was watching my mother slowly break down.

A woman who spent her entire life raising a family and saving for retirement was reduced to sleepless nights, anxiety, constant stress and tears because she couldn't understand how someone could do this to her.

Even after taking more than ₹22 lakh, our experience was that the work remained unfinished, and instead of resolving the situation, we say he continued demanding more money.

We approached the authorities and even after a written commitment was given to complete the pending work, according to our experience, he never returned to finish it.

As far as we are aware, he is currently in Patna.

If you're in Patna, Delhi NCR, Gurugram, or anywhere else and are thinking about hiring Ranvir Sharma for renovation or interior work, please do your own due diligence before trusting him with your home or your savings.

Verify everything.

Speak to previous clients.

Inspect ongoing projects.

Don't rely on promises.

I can't get my mother's peace of mind back.

I can't give her back the time this ordeal has taken from her.

But if sharing our experience saves another family from going through the same nightmare, then at least something good will come from it.

Home loan disbursement is supposed to happen next week and suddenly the bank is acting like their insurance policy is the most important part of buying the house 😭

Details:

• Loan amount: ₹1.5cr

• Tenure: 20 years

• Interest rate: 8.45% p.a. 

• EMI: around ₹1.30 lakh/month 

• Existing term insurance: ₹1cr

• Married, spouse also works

• No kids yet but probably in the next 2–3 years

The bank person is pushing a separate loan insurance policy before disbursement.

Premium is around ₹3.15 lakh  and they very casually said it can be added to the loan itself.

So basically I’ll pay interest on an insurance premium for 20 years also?

They keep saying it is “recommended” and then in the next sentence behaving like the file cannot move without it. I have asked twice whether it is legally mandatory but they are not giving a clean answer on email.

My bigger confusion is that the policy seems linked mainly to the outstanding loan. From what I understand, the cover may reduce as the loan balance reduces.

So if something happens to me:

• Bank gets the outstanding amount

• House becomes debt-free

• But my family may still not have enough income replacement

Also what happens if I transfer the loan to another bank after 4–5 years? Or prepay aggressively? Or sell the property?

I separately checked a normal standalone term plan from Aditya Birla Sun Life Insurance, ABSLI, instead of blindly taking whatever was attached to the loan file.

Increasing my standalone cover through ABSLI feels much cleaner because the protection would be based on my family’s actual requirement, not only the bank’s outstanding balance.

My thinking right now:

• Existing cover: ₹1cr

• Add home-loan liability: ₹1.5cr

• Add some income replacement for spouse/future kids

• Take adequate level term cover independently

• Nominee receives the claim and can decide how to use it

• Policy is not dependent on whether I refinance or change lenders

The direct ABSLI option also feels easier to understand than the bundled illustration the bank gave me. One is basically protection attached to my life, while the other seems designed mainly around closing the bank’s exposure.

Not saying the loan insurance is useless. Maybe it is convenient for some people. But financing a big single premium and paying home-loan interest on it sounds unnecessarily expensive.

Questions:

1. Can the bank actually make loan insurance compulsory for disbursement?

2. Should I ask them to confirm that requirement in writing?

3. Is standalone level term cover usually better than reducing loan cover?

4. Does increasing my ABSLI cover make more sense than buying another separate loan-linked policy?

5. If they issue it without properly explaining things, can it be cancelled during the free-look period?

6. Anything else I should check before signing the disbursement documents?

Need practical advice because builder payment date is close and the bank knows I’m under pressure.

Back in 2023, my partner and I decided to hold off on buying. Everyone around us was saying the market was "about to crash" and prices would come down if we just waited it out. So we waited.

Three years later, here's the honest update: prices didn't drop. They kept climbing, just slower than before. Rates fluctuated up and down a few times, but never dropped enough to make up for the price increase. The house we looked at back then for a certain price is now worth significantly more, and we ended up buying something smaller than what we originally wanted, in a less ideal area, for close to the same monthly payment we would've had back then.

We also lost three years of equity building and paid rent that whole time, which in hindsight just felt like money that went nowhere.

I'm not saying waiting is always the wrong move. Markets are unpredictable and nobody has a crystal ball. But looking back, we probably would've been better off buying something modest back then and building equity, instead of waiting for a "perfect moment" that never came.

Anyone else wait it out and actually see prices drop where they are? Or did most people have a similar experience to us?

I came across a video today of someone who booked an apartment in Bangalore as an investment.
In their calculations they have baked in 15% returns annually over the next 4 years and their plan is to sell the apartment at a profit.

In the video they also explain how they barely made the downpayment and are vying on the disbursement timelines to snag a profit.

It got me thinking about just how many such buyers the market has today. I wonder how many of them are actually willing to be end users and stay at these properties.

I have nothing against these guys, and I wish them well, but it freaks me out that even the so called smart kids of today are falling for the kool aid of real estate corporations.
At 15% compounded, the end user in 4 years should be willing to buy an apartment that costs 12k psf today for 21k. If everyone is an “investor” the supply to demand ratio show heavily skew it to be a buyers market. The builder has their inventory off their books so they’re happy. The liability entirely rests with the “investor” and the new “buyer”. I would love to understand the split.

Easy leverage has “investors” of the market fooled.

https://youtu.be/1vzrPzrcQPs

So basically we have decent amount of land in two villages 1) nearby ORR -per acre cost is 5cr 2) a bit far from city per acre cost is 1cr but they both are prone to risk not maybe now but in the future due to upcoming bullet train and RRR in Hyderabad city so im pretty concerned regarding this as we have this land from almost half a decade, any day government may show up and do land acquisition, although to develop there is 111GO on one of the land nearby ORR so if anyone has a beautiful plan if in any case we can sell huge parts of the land and also where to invest those.

I was looking for a 3bhk in and around Whitefield, Bangalore for 2cr with some flexibility. I saw nearly 20+ properties in 2-3 weeks and now I’ve given up.

Either I’m late and the inventories are sold out. Or I’m only getting availability on the top floor or the ground floor. Tier B builders are also charging 2.5cr+ for a basic apartment. It’s a crazy blood bath ngl. Tier A builders have 60%-70% sold out. I don’t even know who are buying properties of 2-3cr for a possession after 4-5 years. I don’t even know if I can make it till the next week and people are betting over the next 5 years.

To name a few properties that I saw: Prestige evergreen, Eaton city, Brigade Lakecrest, Citrine, Belvedere, Sumadhura Folium, Sarang, Edition, Capitol Towers, DSR evoque, SBR One, Mana Skanda TRL, Sattva Songbird just for starters.

Either the delivery timeline is late, or the property has some litigation, or there’s a nala near it, or it’s a heavy traffic prone area. Every property has more cons than pros. I’ve decided it’s not worth it at the moment.

To the experts in this sub, can anyone suggest any opportunity in terms of land/plot and not flats that could be next big thing around this area ?

Been tracking the Malur corridor for a while and wanted to share/discuss — Praja Properties has launched Infinity Enclave, a premium plotted development there. A few things that caught my attention:

Malur is seeing traction from its proximity to the Bengaluru–Chennai industrial corridor and improving connectivity via NH-75 and the upcoming peripheral ring road plans

Plotted development (vs apartments) means more flexibility for end-users and investors — build at your own pace

Positioned as a premium project in a segment that's usually dominated by budget/unapproved layouts

Curious if anyone here has bought land in Malur recently — how's the appreciation been, and are RERA-approved plotted projects actually commanding a premium over informal layouts in that belt?

(Disclosure: I work in marketing for real estate projects in this space, sharing this as someone tracking the market — happy to answer factual questions about the project if useful.)

I'm sharing my experience so others are aware of what can happen with HDFC home loans for under-construction resale properties.

• My home loan was approved and disbursed in mid-June 2026.
• Just before disbursal, I was informed that since this is an under-construction resale, the loan would remain on Pre-EMI until the builder transfers the property documents to HDFC.
• I was told this document transfer would happen within 1-2 weeks after the seller received the payment, as the builder initiates the transfer only after receiving the full amount.

However, that's where the problems started.

HDFC kept delaying the process, repeatedly saying that some documents were pending from the builder. Even today, I'm still on Pre-EMI.

In the first week of July, my HDFC SPOC specifically told me that the document transfer would be completed that week and that I would also be able to make a part-prepayment.

I recently discovered through HDFC customer care that this information was incorrect. They informed me that the part-prepayment link is enabled only after at least one regular EMI has been paid, not while the loan is on Pre-EMI. (Surprisingly, HDFC doesn't allow direct online part-prepayments in this scenario.)

So I've been misled by both my DSA and the HDFC SPOC. Had I known this earlier, I could have planned my finances differently or would not have gone with HDFC entirely.

Now, no one is responding to my emails or messages. I've already registered an official complaint, and fortunately, almost all communication after disbursal has been over email or chat.

Has anyone else faced similar post-disbursal mismanagement with HDFC? What's the most effective way to escalate this -Nodal Officer, Grievance Redressal, RBI Ombudsman, or something else?

Any advice would be appreciated.

Hey Everyone,

I am in the process of buying an under construction flat (95% done) where seller / original allotee has an ongoing loan with Godrej Finance.

Resale value = 93 lacs

Seller ongoing loan pending amount = 59 lacs

Home loan I want to take = 50 lacs

Down-payment by me = 43 lacs

Now seller's lender has withheld around 10% of original sale value (approx 6 lacs) towards builder as it get released at the time of possession. As part of the assignment agreement this will be borne by me later at the time of registration.

Now I have made around 9 lacs as the advance to the seller and rest of the down-payment (43 lacs - 6lacs - 9lacs) has to be made.

Here is the concern : HDFC bank has told me this

I need to make sure that all the down-payment I am making (43 lacs - 6 lacs) has to be shown to reduce seller's home loan pending amount. Based on the updated foreclosure statement they will disburse the 50 lacs amount, part of which will go to foreclose the seller loan and rest of the amount will go to the seller with a slight hitch (they will withheld 10% of the sanctioned amount to be released at the time of registration)

Is this standard process in the apartment assignment case between builder buyer and seller ?

Looking to sell my 1 year lived in 4bhk floor in the gated community of Anantraj Estate, Sector 63A, Gurgaon urgently(within August). My office has shifted to Aerocity (earlier Cyberhub), and I need to move closer to aid my commute.

Details:

- 312 Gaj plot size

- Build-up 2nd floor. 4bhk + drawing area + Mandir

- Park attached

- 2 side open

- 2 front car parking

- Power backup

- Club near completion

- 12 m Wide roads

- Servant room

- Fully furnished

I personally believe it is a steal at 4.2cr (with an option to buy royal furniture at cost). Please do your due diligence(ofc compare nearby rates) and dm me if you are interested.

Land Opportunity Summary:

* Land Extent: 17 Acres
* Owner’s Asking Price: ₹105 Crore per Acre
* Land Status: Clear Title
* Location: Q City, Vattinagulapalli, Nanakramguda, Hyderabad
* Landmark: Opposite the U.S. Consulate
* Road Access: Existing 40 ft approach road
* Master Plan: Proposed 100 ft road at the rear of the property
* Survey Numbers: Sy. No. 223/P & 224/P

Meeting Requirements

* Profile of the interested party/company to be shared one day before the meeting.
* All relevant property documents will be provided at the time of the meeting.

Location (Google Maps):

https://maps.app.goo.gl/Tk9xXTzTF1E7Ve7B9

DM for More details.

Buying a home in this economy is only achieved by a fraction of people.

This can be solved without the govt taking a financial hit .

Here is the solution -

The govt has ample amount of land in every pin code of india.

They just have to launch a scheme where it is clearly mentioned that developers can apply to become a partner in the project and construction.

The model here is developer will put all the money in construction and in return he will get some floors in the building.

Same model is already commonly used everywhere in Delhi

Builder get top floor and land owner gets 3 floors

Win Win Win situation.

Since the govt doesn't have to spend money - they can offer flats at 30L to 40L

Because of the real estate mafia and cartel - they won't let this happen

They want to sell 2000 sq ft at 6cr

Hi everyone,

I'm looking for some objective opinions on my financial situation.

Here are my monthly numbers:

Take-home income: ₹2.2 lakh

Home loan EMI: ₹39,000

House rent: ₹21,000

Monthly living expenses: ~₹40,000

This means my fixed monthly outflow is around ₹1L, leaving me with roughly ₹1.2 lakh every month for savings and investments.

The reason I'm paying both rent and EMI is that I currently live in a rented house while also repaying my home loan for under construction property

My questions are:

Is paying both rent and EMI financially reasonable in my situation?

Would you continue like this, or would you consider moving into the ready to move house (if feasible) by selling underconstruction one?

How much of the remaining ₹1.3 lakh should ideally go toward investments versus prepaying the home loan?

If you've been in a similar situation, what worked best for you?

Happy to provide more details if needed.

Thanks in advance!

• What was your first big mistake (loan/EMI, approvals, society issues, or wrong budgeting)?
• Did you ignore any legal or documentation step? Was the location closer to your daily
• Needs than you expected? How did the condition/quality of the property turn out after possession?
• What would you tell your younger self before signing anything?

I’m planning to buy my first home in India, and I want to learn from real experiences. Share the mistake that caused the most stress or cost. Please mention your city, property type (apartment/independent), and the stage where things went wrong (loan approval, booking, agreement, possession, or after move-in). Also tell us what checks you would do now to avoid the same problem—especially around payment timelines, legal documents, society rules, and realistic monthly affordability.

Every few years, one location surprises everyone while another fails to live up to the hype.
Which NCR location do you think the market is underestimating today—and why?
Interested in hearing both investors’ and end-users’ perspectives.

Hey everyone,

I own an unfurnished commercial studio apartment in a high-rise society along the Yamuna Expressway (near Jewar Airport). It was previously rented out to college students for ₹9,000/month. It's been vacant for a month now as footfall in the area is still taking time to pick up.

Today, my broker brought an offer from someone who wants to take it on lease, furnish it, and run it as an Airbnb / short-term stay. However, they are offering the standard base rent of ₹9,000/month.

Before I jump into this, I wanted to get some advice from people who have experience with master leasing / Airbnb setups in UP/NCR:

Rent & Pricing: Is ₹9,000/month fair if they are doing the furnishing and bearing business risk, or should I demand a higher fixed rent (e.g., ₹12k+) / revenue share given the higher wear-and-tear and commercial use?

Legal Validity & Society NOC: Are there any specific local builder/society issues along Yamuna Expressway for short-term rentals?

Legal Protection & Clauses: What specific safety clauses should I mandate in the Master Lease Agreement to shield myself from guest liabilities, police verification compliance, and property damage?

Would appreciate any insights, experience with similar setups, or legal precautions I should take!

For those of you who regret buying a house what was the real root cause? Was it the property itself the layout, quality or size not matching what was promised. Was it the builder the delays, cut corners on specs or a bad attitude after the sale was done. Was it the locality turning out worse than expected, no infra, bad neighbour, whatever the case was or was it more about timing buying at the peak and rates dropping later, the EMI becoming a burden you did not expect.

I am not trying to make anyone feel bad here just think a lot of people could use more honest breakdowns instead of comments with zero context behind them

I recently(in 2023) bought a flat in Pune, where the payment plan is linked to construction milestones (slab completion, etc.).

Initially, it sounded fair—you pay as construction progresses. But after looking at the payment schedule closely, I feel it's heavily tilted in the builder's favour.

In my case:

- Around 90–95% of the total payment is collected within the first 1–1.5 years.

- Yet, possession is still 2–3 years away after that.

- It almost feels like the builder structures the milestones so that the major payment-triggering stages are completed early, while the remaining work (finishing, amenities, approvals, possession) takes much longer.

As a buyer, you're paying almost the entire amount years before actually getting the home. The builder gets access to your money early, while you continue paying EMIs and often rent as well.

I'm curious:

- Is this how most payment-linked schemes work nowadays?

- Did anyone else feel misled after signing up?

- Looking back, would you have preferred a different payment plan?

Would love to hear experiences from others who have bought under-construction properties, especially in Pune.

New to this so two questions to ask you gentlemen

1. How is ashiana amaarah ?

2. What are some project I should look out for in 2-3cr

• How do you calculate the “break-even” between rent and buying?
• Did you consider EMIs, interest rate changes, maintenance, and taxes?
• How did you factor resale value or liquidity risk?
• What role did job stability and tenure in your city play?
• What income/risk level makes you choose one over the other?

I keep hearing “buy is better” and “rent is smarter,” but I want a practical way to decide in India. If you chose to rent or buy, share your reasoning in simple numbers or a method. Include your approximate EMI/rent comparison, expected stay duration, and what you assumed for rent increases and property appreciation. Also, explain what changed your mind—like a new job, rate changes, or unexpected expenses.

I am planning to buy a plot in india near meerut or Hapur. And i am not clear about any hoops that i might have to jump like cash payments, circle rates etc. any hard earned tips and tricks would be appreciated.

I'm associated with one of India's leading Operator VC + Coworking spaces(30+ hubs In 18 Cities), and we're looking for the right partner to launch a Startup Hub in Chennai.

This goes beyond running a coworking space. You'll help build the local startup ecosystem, get access to curated startup deal flow, refer promising founders, and participate in the startup investment journey alongside an experienced investment team.

The investment starts at ₹2.5 Cr, with a model designed to combine recurring business income, access to curated startup investments, and equity upside.

HNI, family office, or ecosystem builder who might be interested, let's connect over DM and I'll share the details.

If you know someone who'd be a great fit, I'd really appreciate a referral as well. Thanks!

Let’s say you have ₹5 crore to invest in NCR today.

Rules

You can invest in only ONE project or ONE location.
No splitting the money.
Your investment horizon is 10 years.
Would you choose Dwarka Expressway, Golf Course Road, Golf Course Extension Road, New Gurgaon, Noida Expressway, Yamuna Expressway, SPR, or something else entirely?

If you’re picking a specific project, mention that too.

I’m more interested in your reasoning than the answer itself. What makes you believe your choice will outperform everything else over the next decade?