Quick answer
At the same sticker price, a ready-to-move flat in Pune costs less than an under-construction one. On a Rs.1 crore flat, ready costs about Rs.1.06 crore to own against Rs.1.11 crore for under-construction, plus roughly Rs.7.5 lakh of rent during a 30-month wait - so an under-construction unit needs a discount of about 12% to break even.
A ready-to-move flat in Pune costs less than an under-construction one at the same sticker price, once GST and the rent you pay while waiting are counted. On a Rs.1 crore flat, the ready unit needs about Rs.1.06 crore to own, while the under-construction unit needs about Rs.1.11 crore plus roughly Rs.7.5 lakh of rent during a 30-month wait. The under-construction unit has to be priced about 12% cheaper to break even.
That is the arithmetic. The rest of the decision is about risk, choice and cash flow. This guide sets out both sides, with real inventory from our verified projects. For the duty calculation itself, see the Pune stamp duty guide.
Quick answer: Buy ready-to-move if you need to live in it within a year, want no GST and no delay risk, or are buying from abroad. Buy under-construction if you get a genuine launch discount, can wait two to three years, and want a specific floor and layout. At the same price, ready wins on cost.
What is the real cost difference?
Stamp duty and registration are identical for both. The differences are GST, the rent you pay while you wait, and the pre-EMI interest if you take a loan.
| Head | Under-construction (Rs.1 Cr) | Ready with OC (Rs.1 Cr) |
|---|---|---|
| Agreement value | Rs.1,00,00,000 | Rs.1,00,00,000 |
| GST 5% | Rs.5,00,000 | Nil |
| Stamp duty 6% (male buyer) | Rs.6,00,000 | Rs.6,00,000 |
| Registration (1%, capped) | Rs.30,000 | Rs.30,000 |
| Cost to own | Rs.1,11,30,000 | Rs.1,06,30,000 |
| Rent paid during a 30-month wait at Rs.25,000 | Rs.7,50,000 | Nil |
| Effective cost | Rs.1,18,80,000 | Rs.1,06,30,000 |
The gap is about Rs.12.5 lakh, or 11.8% of the sticker price. In other words, an under-construction flat at Rs.1 crore is competing against a ready flat at about Rs.88 lakh - and the ready flat also starts earning rent immediately if you are buying it as an investment.
Add pre-EMI interest if you take a home loan. On a disbursed loan during construction you pay interest but no principal, so the effective outgo is higher than the EMI you budgeted for. Ask the lender for the pre-EMI schedule before you commit.
What do you actually get with each?
| Factor | Under-construction | Ready-to-move with OC |
|---|---|---|
| Possession | 2 to 4 years away, as declared on MahaRERA | Immediate |
| GST | 5% on the agreement value (1% for affordable housing within limits) | Nil |
| Choice of unit | Widest - pick floor, view and layout at launch | Only what is unsold |
| Payment plan | Staged, linked to construction - easier cash flow | Lump sum at registration |
| What you see | Sample flat, renders and a floor plan | The actual flat, corridor, view and sunlight |
| Main risk | Delay, specification change, promoter stress | Paying a premium for what is left over |
| Rental income | Starts only after possession | Starts from month one |
Is the under-construction discount real?
Launch pricing is usually below the price of a comparable completed flat, because the buyer is funding construction and carrying the delay risk. The question is whether that discount is larger than the 12% cost gap calculated above.
Ask three questions before you accept a "pre-launch" price:
- What is the current resale price of a comparable completed flat in the same locality?
- Is the discount quoted against today's price or against a projected price at possession?
- Is the project MahaRERA-registered, and what is the declared completion date for this specific tower?
A discount measured against a projected price is not a discount. A discount measured against a real, transacted ready price is.
What if the project is delayed?
MahaRERA gives a buyer a remedy: if possession is not handed over by the declared date, the buyer can claim interest for every month of delay, or withdraw from the project and claim a refund with interest. That right exists only for a registered project, which is why the registration number is the first thing to check.
The remedy is real but slow. A complaint takes months, and the money is locked until it is resolved. Price the delay risk into the discount you accept rather than assuming the regulator will make you whole quickly.
What does the Pune inventory actually look like?
Among the projects verified on this site, the market is overwhelmingly under construction - 57 ongoing and 5 upcoming against 4 ready-to-move. That scarcity is exactly why ready inventory carries a premium, and why a ready flat that fits your budget is worth looking at seriously before it is sold out.
| Project | Locality | Status | From |
|---|---|---|---|
| Metro Life Ultima | Tathawade | Ready to move | Rs.1.42 Cr |
| Rama Barcode | Moshi | Ready to move (commercial) | Rs.45 L |
| Gera's Winds of Joy | Hinjewadi | Ongoing, possession Feb 2027 | Rs.1.20 Cr |
| ANP Ultimus | Wakad | Ongoing | Rs.1.10 Cr |
| Lodha Altero | Wakad | Ongoing | Rs.2.20 Cr |
| Sankalp Connect | Charholi | Upcoming, possession Dec 2029 | Rs.65 L |
The spread is instructive. A ready 3 and 4 BHK home at Tathawade starts around Rs.1.42 crore, while a new-launch project in Charholi starts around Rs.65 lakh with possession declared for December 2029. Those are not competing products - they differ in locality, size and timing - but they show how much of the price difference is timing rather than quality.
Which one suits you?
| Buyer | Better fit | Why |
|---|---|---|
| Buying to live in within 12 months | Ready | A delay would force a second rent cycle |
| First home, tight budget | Under construction | Staged payments and launch pricing |
| NRI or out-of-city buyer | Ready | You cannot supervise construction from abroad |
| Investor wanting rent now | Ready | No GST, no waiting, rent from month one |
| Buyer wanting a specific floor and view | Under construction | Full inventory is available at launch |
Checklist before you book either
- Confirm the MahaRERA registration number and the tower-wise completion date, not the project-level date.
- For a ready unit, ask for the Occupancy Certificate and check the flat number against it.
- Get a written all-inclusive cost sheet - agreement value, GST, stamp duty, registration, parking, corpus, maintenance deposit.
- Compare the price per square foot of carpet area, not the super built-up number.
- Ask what rent a comparable flat in the same building actually earns, if you are buying for income.
- Read the delay clause and the specification list before you pay the booking amount.
Frequently asked questions
15 detailed FAQs below. Related reading: stamp duty and registration in Pune and ready reckoner rates. All figures are indicative - confirm the written cost sheet and the current MahaRERA status before booking.
FAQs
Frequently asked questions
Is ready-to-move cheaper than under-construction in Pune?
At the same sticker price, yes. A ready flat with an Occupancy Certificate has no GST, while an under-construction flat attracts 5%. On a Rs.1 crore flat that is Rs.5 lakh, plus the rent you pay during the construction period. Read the related AB Housing guide →
How much GST do I pay on an under-construction flat?
5% on the agreement value for a normal residential unit, and 1% for affordable housing within the notified carpet area and value limits. A ready flat with an Occupancy Certificate attracts no GST. Read the related AB Housing guide →
How much cheaper should an under-construction flat be?
About 12% on a Rs.1 crore purchase, to cover 5% GST and roughly Rs.7.5 lakh of rent over a 30-month wait. A smaller discount means the ready flat is the better financial deal. Read the related AB Housing guide →
Is stamp duty different for ready and under-construction flats?
No. Stamp duty is 6% for a male buyer, 5% for a female buyer and 5.5% for joint ownership, plus 1% registration capped at Rs.30,000, regardless of construction status. Read the related AB Housing guide →
Do I pay rent while my under-construction flat is being built?
If you are currently renting, yes - and that rent is a real cost of choosing under-construction. At Rs.25,000 a month over 30 months it adds up to Rs.7.5 lakh. Read the related AB Housing guide →
What is pre-EMI and why does it matter?
During construction, a home loan is usually disbursed in stages and you pay interest only, with no principal repayment. That pre-EMI is an extra outflow on top of rent, so ask the lender for the full schedule before you commit. Read the related AB Housing guide →
What happens if an under-construction project is delayed?
If the project is MahaRERA-registered, you can claim interest for every month of delay beyond the declared date, or withdraw and claim a refund with interest. The remedy works but takes months, so price the delay risk into the discount. Read the related AB Housing guide →
Is a ready flat a better buy for an NRI?
Usually yes. An NRI cannot supervise construction from abroad, a ready flat carries no GST, and possession is immediate. See the NRI guide for the payment and repatriation rules. Read the related AB Housing guide →
Verified projects
Projects covered in this guide
Ongoing
ANP Corp
ANP Ultimus Wakad
Wakad, Pune
₹11,000,000
starting2 BHK · 2.5 BHK · 3 BHK · 3.5 BHK
MahaRERA P52100047835
Upcoming
Ready To Move
Rama Group
Metro Life Ultima Residences
Tathawade, Pune
₹14,200,000
starting3 BHK Comfort XL · 3 BHK Grande · 3 BHK Grande XL · 4 BHK Grande · 4 BHK Grande XL
MahaRERA P52100051679
Verification & provenance
Sources: AB Housing verified research, accessed 2026. MahaRERA portal is the primary verification source for project registration and possession dates.
Claim check: Cost comparisons use a Rs.1 crore agreement value and an assumed Rs.25,000 monthly rent; your own rent and loan schedule will change the numbers. Prices and possession dates are indicative and must be confirmed in the written cost sheet.
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