Buying a home in India without a broker used to feel risky. Not anymore. With RERA regulation, builder transparency mandates, and AI-powered search tools like AI-Ghar, home buyers can now find, research, and purchase directly — saving lakhs in the process.
Why Skip the Broker?
- ✓Brokers charge 1–2% of property value as brokerage — ₹75,000–₹1,50,000 on a ₹75L flat.
- ✓Brokers earn more when you pay more, creating a conflict of interest.
- ✓Many brokers exclusively push projects that offer higher commissions — not the ones that suit you.
- ✓RERA mandates complete builder disclosure: pricing, approvals, and timelines are all public.
Step 1: Define Your Requirements Clearly
Before searching, write down: your all-in budget (including registration, stamp duty, and interiors), preferred localities (with 2–3 alternatives), configuration (2BHK vs 3BHK), possession timeline (ready-to-move or under construction), and must-have amenities. The clearer your brief, the better your search results.
Step 2: Verify the Builder on RERA
Every state has a RERA portal. Search the project name to verify: RERA registration number, actual approved units and area, possession date on record, and any complaints or penalties against the builder. This step alone protects you from 90% of property fraud.
Step 3: Use AI-Ghar to Find Matching Projects
Instead of calling 10 brokers, describe what you want in plain English on AI-Ghar — for example: '3BHK in Kondapur under ₹1.2 crore, ready in 18 months.' The AI surfaces matching RERA-verified builder projects, ranked by compatibility, with full price breakdowns — no sales calls, no spam.
Step 4: Visit the Site Independently
Contact the builder directly using the RERA-registered contact details. Visit the site on a weekday (less sales pressure). Ask for: the RERA certificate, approved building plan copy, NOC from the local authority, and a sample sale agreement.
Pro Tip: Always visit the actual construction site — not just the sample flat. Check build quality, material grade, and the surrounding neighbourhood infrastructure.
Step 5: Review the Sale Agreement Carefully
- ✓Possession date + penalty clause for builder delay.
- ✓Specifications list (flooring grade, kitchen brand, fixtures).
- ✓Payment schedule (Construction Linked Plan vs Down Payment).
- ✓Maintenance corpus amount and how it is managed.
- ✓Parking details (covered/open, included or extra cost).
- ✓Force Majeure clause and its scope.
Hiring a property lawyer to review the agreement costs ₹3,000–8,000 and can save lakhs by identifying unfavourable clauses before you sign.
Step 6: Register the Property
Once satisfied, register the sale agreement with the sub-registrar's office. Stamp duty ranges from 4–7% of property value depending on the state. Registration charges are typically 1%. Budget these upfront — they are a significant cost that brokers rarely highlight.
AI-Ghar makes every step above easier. Try it free — describe your requirements in plain English and get ranked builder projects with full pricing in seconds.