Buying a new flat in Virar: a simple checklist
Virar offers new homes at a lower budget than areas closer to Mumbai, and that attracts many first-time buyers. A tighter budget makes every rupee count. This checklist walks you through the three things that protect you most: checking RERA, understanding carpet area, and knowing the hidden charges before you pay anything.
BestHouz is a property advisory for new projects in Virar, Vasai, Nallasopara, Naigaon, Mira Road, Dahisar and Borivali, with 0% brokerage for buyers. You can see our current listings on the Virar properties page.
Step 1: Check the MahaRERA registration
Under the Real Estate (Regulation and Development) Act, 2016, most new residential projects in Maharashtra must be registered with MahaRERA before they can be advertised or sold. The registration gives you legal protection and public information about the project.
How to check
- Ask the builder for the project’s MahaRERA registration number. On BestHouz, each project page shows it where available. For example, Vinay Unique Sky in Virar West shows P99000031788, and Agarwal Skyrise Virar shows P99000053167.
- Go to the official MahaRERA website (maharera.maharashtra.gov.in) and search the project by its number.
- Check that the project name, promoter name and address match what you have been told.
- Note the proposed completion date registered with MahaRERA. Compare it with the possession date the sales team gives you.
- Look at the uploaded documents, such as approvals and the quarterly progress updates.
Red flags
- No MahaRERA number, or a number that does not match the project on the MahaRERA website.
- Pressure to pay a large amount before a registered agreement for sale. Under RERA, a promoter cannot take more than 10% of the cost as an advance before a written agreement for sale is registered.
- A “coming soon” or pre-launch project asking for booking money. Some Virar listings, such as Sea Breeze, are shown as coming soon, so wait until registration is visible on MahaRERA.
Step 2: Understand carpet area
Under RERA, carpet area means the net usable floor area of the flat. It excludes the external walls, service shafts, exclusive balcony or verandah and exclusive open terrace, but includes internal partition walls. Builders must sell on the basis of carpet area, so always ask for the RERA carpet area in writing.
Compare price with usable space
Two flats of the same BHK can differ a lot in size. Among the Virar West projects listed on BestHouz, 2 BHK carpet areas range from 511 sq ft (Shripal Supreme Virar, listed at ₹49 lakh) to 751 sq ft (Gokul Hari Ananta, listed at ₹1.07 crore). Cosmos Serenity lists a 690 sq ft 2 BHK at ₹65 lakh.
A simple habit: divide the price by the carpet area to see what you pay per usable sq ft, and compare projects on that basis.
Watch the words
- “Built-up” or “super built-up” area is larger than carpet area. Do not compare a carpet figure from one project with a super built-up figure from another.
- Check the floor plan for the exact room sizes and whether the balcony is counted separately.
Step 3: Know the hidden charges
The listed price is rarely the final cost. Ask the builder for a written cost sheet that lists every charge. Common items include:
- Stamp duty and registration, paid to the government when the agreement is registered.
- GST on under-construction flats. Completed flats with an occupancy certificate generally do not attract GST.
- Parking charges, if a parking space is sold separately.
- Society formation, share money and legal charges.
- Advance maintenance, often collected for a fixed period at possession.
- Electricity and water connection charges.
- Floor rise or view charges, in some projects.
- Home loan processing fees and related costs, if you take a loan.
Estimate your real total cost with the Hidden Charges calculator in our Smart Buyer Tools.
Step 4: Check the documents
- Title of the land and the builder’s right to develop it. A lawyer should verify this.
- Commencement certificate and approved plans from the local authority.
- For ready flats, the occupancy certificate (OC).
- The draft agreement for sale, especially the possession date, penalty for delay and payment schedule.
Step 5: Use the BestHouz Smart Buyer Tools
Our free Smart Buyer Tools help you do these checks yourself:
- Builder Checklist: a 24-point checklist to tick off before you pay any booking amount.
- Hidden Charges: enter the quoted price to see an estimate of the real total cost.
- Rent vs Buy: compare the long-term cost of renting and buying.
- Loan Eligibility: estimate how much home loan you may qualify for.
The tools run on your device and do not store your data.
Frequently asked questions
How do I check if a Virar project is RERA registered?
Get the MahaRERA registration number from the builder or the BestHouz project page, then search it on the official MahaRERA website (maharera.maharashtra.gov.in) and confirm the project name, promoter and completion date.
What is carpet area under RERA?
It is the net usable floor area of the flat, excluding external walls, service shafts, exclusive balcony or verandah and exclusive open terrace, but including internal partition walls.
How much booking amount can a builder take?
Under RERA, a promoter cannot accept more than 10% of the cost of the flat as an advance before a written agreement for sale is registered.
What charges are added to the flat price?
Typically stamp duty, registration, GST on under-construction flats, parking, society and legal charges, advance maintenance and utility connection charges. Ask for a written cost sheet.
Does BestHouz charge brokerage?
No. BestHouz charges 0% brokerage for buyers.
Talk to BestHouz
Want help shortlisting? Call or WhatsApp us on 7498626832 or message us on WhatsApp. 0% brokerage for buyers. We are open Tuesday to Sunday, 10 AM to 8 PM (Monday closed), at Shop No 15, Vinay Darshan, Vinay Nagar, Mira Road East.