Real Estate for Gen Z | EP 08 By Verified.RealEstate
In EP 07, we compared new launches, under-construction flats, ready-to-move homes and resales. Now let’s get to the paperwork. Which document do you register, when can you register it, and what will it cost?
Tamil Nadu’s Anywhere Registration is mandatory for covered first-sale deeds for flats sold by builders and plots sold by layout promoters. “First sale” refers to the property’s first sale. If you buy from an existing owner, it’s a resale, even if it’s your first home.
| What you’re buying | What to check and pay |
|---|---|
| Under-construction flat | 🔆Under RERA, the builder must register the agreement for sale before collecting more than 10% as an advance or application fee. 🔆Check the carpet area, payment milestones, possession date and refund terms. 🔆 A standard agreement without possession generally costs ₹200 stamp duty + 1% of the advance as registration fee. 🔆A separate construction agreement, where used, generally attracts 1% stamp duty + 3% registration fee on its chargeable value. 🔆GST is generally 5%, or 1% for qualifying affordable flats. |
| Finished flat from a builder | 🔆Check the applicable completion or occupancy documents for your block. 🔆Match the flat number and undivided share of land (UDS) to the draft deed. 🔆 No GST on the flat sale if the builder receives the entire price after the completion certificate is issued, where required, or after first occupation, whichever comes earlier. |
| Plot from a layout promoter | 🔆Check title, the encumbrance certificate, approved layout, survey number, boundaries and road access. 🔆A standard plot sale generally attracts 7% stamp and transfer duty + 2% registration fee, before concessions. 🔆No GST on the land sale. |
If the builder proposes registering the final sale deed during construction, confirm with the relevant Sub-Registrar whether the deed covers both the flat and its UDS and can be submitted online at that stage.
First-sale flat charges
| Value used for registration | Stamp and transfer duty | Registration fee | Example |
|---|---|---|---|
| Below ₹50 lakh | About 4% | 2% | ₹40 lakh → ₹1.60 lakh duty + ₹80,000 fee = about ₹2.40 lakh |
| ₹50 lakh to ₹3 crore | About 5% | 2% | ₹72 lakh → ₹3.60 lakh duty + ₹1.44 lakh fee = about ₹5.04 lakh |
| Above ₹3 crore | 7% | 2% | ₹4 crore → ₹28 lakh duty + ₹8 lakh fee = ₹36 lakh |
*The ₹72 lakh row uses the example of a flat bought for ₹70 lakh and assessed at ₹72 lakh for registration explained below.
Registration Charges and TDS: What Do You Actually Pay?
You agree to pay ₹70 lakh for a flat with 1,200 sq ft of super built-up area. If the Tamil Nadu Registration Department’s composite rate is ₹6,000 per sq ft, its official value for the flat and land share together is ₹72 lakh. Your agreed price stays ₹70 lakh. Stamp duty and registration fees are calculated on ₹72 lakh, the higher figure.
For a covered purchase from a resident seller, 1% TDS applies if either the sale price or stamp duty value is ₹50 lakh or more. In this example, you deduct ₹72,000 from the agreed price, pay the seller ₹69,28,000 and deposit ₹72,000 as TDS. Different rules apply to non-resident sellers.
Need help filing? Verified.RealEstate can gather the property details, coordinate Aadhaar verification and assist with online submission.
Up next in EP 09, we’ll walk through TNREGINET, from preparing the sale deed to downloading the digitally signed copy.