Buying a Luxury 4 BHK or 5 BHK in Kalyan West: a Checklist

Kalyan West has plenty of experience selling 1 and 2 BHK homes and very little selling four and five bedroom ones. That matters for a buyer, because the checks that protect you at 600 sq ft are not the checks that protect you at 2,500 sq ft and up. Here is what to work through, roughly in the order it should happen.

Before the site visit

1. Get the MahaRERA number and search it yourself. Not the brochure copy of the record: the portal. Read the promoter's registered legal entity, the registered project name, the sanctioned storey count, the unit count, the plot area and the declared completion date, in one sitting.
2. Check that the record matches the project you were shown. Listing portals carry mismatched records more often than anyone admits. A correct registration number attached to a wrong project profile, with a different builder or a different configuration mix, is a red flag about the listing rather than about the project, but you need to know which one you are looking at.
3. Establish which carpet area is being quoted. RERA carpet area is the statutory measure and the one your agreement will use. Total carpet area and super built-up area are larger and are measured differently. Ask for the RERA figure explicitly, in writing, and use only that when you compare projects or compute a rate.
4. Ask for the price on the developer's letterhead, dated. Treat any figure that appears only on a channel-partner page or a portal as unverified. If two sources disagree, neither is evidence.
5. Ask whether the handover is finished or bare shell. This changes your total budget, your timeline and your financing. If it is bare shell, ask for the specification annexure. Our bare shell explainer covers what to look for.

The drawings, which most buyers skip

6. The typical floor plate, not just the unit plan. How many homes share the level, where the lift and staircase core sits, where the service shafts run, and how much of the building perimeter your home actually touches. At this size, a plate of two, four or eight is the difference between a home with light on three sides and a home with a corridor.
7. The structural drawing. Columns, shear walls and beam positions. In a bare-shell home this is what determines whether your layout is possible. In a finished home it determines what you can change later.
8. The floor to floor height, in figures. Slab to slab, not the finished ceiling. Then ask where the beams drop and where ducts cross, because those are the places the number does not hold.
9. Where the wet areas are fixed. Bathroom and kitchen drainage positions are effectively immovable once the slab is cast. Plan around them and price any change properly.
10. The sanctioned elevation. For an upper-floor home this is how you check the actual sight lines rather than the render's.

At the site

11. Stand on the plot at the hour you would come home. Not at eleven in the morning with a sales team. Approach roads in Kalyan behave differently at seven in the evening, and no drive-time table on any website reflects that.
12. Look at what is next door and what is approved next door. A clear view today is not a clear view after the adjoining plot is developed. Ask what is sanctioned around the site.
13. Count the parking properly. How many bays come with the home, where they are, on which podium level, and whether an EV charging point is allotted to your bay or to a shared bank. Ask how the charging electricity is metered and billed.

Before you pay

14. Have a lawyer read the agreement for sale, the payment schedule and the specification annexure together. Separately, each looks reasonable. Together is where the gaps show.
15. Understand the defect liability position. Section 14(3) of the Real Estate (Regulation and Development) Act places liability for structural defects and defects in workmanship on the promoter for five years from possession, subject to the section's conditions. In a bare-shell home, be clear where that ends and where your own contractor's warranty begins.
16. Pay only into the developer's designated project account. Never to an individual, never in cash, and never against a receipt that does not name the project and the unit.

The two questions that actually separate large homes

If you only have time for two, make them these.

How many homes are on the floor? Everything about privacy, ventilation, lift waiting and the number of families you share the building with follows from that one number. At Vedant Mayfair, Khadakpada, it is two on each of 39 floors, which is the project's central claim.

What is the slab to slab height? It sets the ceiling you can build, the air conditioning you can run and how the room feels before a single finish is chosen. Vedant Mayfair publishes 12 ft.

Everything else, the amenity list included, is downstream of those two.

See the 4 BHK, the 5 BHK and the penthouses, or read the tower and MahaRERA page.

Questions