Home › Guides › Plotted Development Checklist
Buying · India · 2026 · Checklist
Plotted Development Checklist: What to Verify Before Buying
Buying a plot in a layout or gated development is different from buying raw land — you're also buying the developer's approvals, infrastructure and promises. This is the checklist I run on a plotted development before recommending it, grouped so you can work through it in order.
What you're really buying
In a plotted development you are buying three things at once: the land, the approvals and infrastructure the developer has put around it, and the promises about what's still to come. A great-looking layout with weak approvals is a liability; a plain one with bulletproof paperwork and real infrastructure is an asset. This checklist separates the two. It complements my deeper land due-diligence checklist — use both.
1. Legal and approvals
- Layout approval from the correct authority (BDA, BMRDA, DTCP, or the local planning body) with the sanctioned plan and release certificate.
- RERA registration for the project (mandatory above the notified threshold) — verify the number on the state portal.
- DC conversion order if the land was agricultural.
- Clear title & 30-year EC on the parent land.
- A-Khata / e-Khata available for individual plots.
Understand that layout approval and building-plan approval are different; at purchase you need the layout approval to be genuine.
2. Infrastructure and amenities
A plotted development's value depends heavily on what's actually built versus promised. Check, on the ground:
- Roads — formed, surfaced and to sanctioned widths.
- Water & sewage — borewell/municipal water, drainage, sewage treatment.
- Electricity — power infrastructure and connections in place.
- Stormwater & landscaping — drains, parks, civic-amenity sites as per plan.
- Gated amenities (if applicable) — security, clubhouse, what's delivered vs promised.
Test: for anything "coming soon," ask what is contractually committed, by when, and what happens if it slips. Promises that aren't in the agreement are marketing.
3. The specific plot
- Dimensions & extent match the sanctioned plan and the physical plot.
- Survey number reconciles to the approved layout.
- Access — legal, formed road frontage to the plot.
- Orientation, level & corner/premium factors are priced fairly.
- No overlap or encroachment on the ground.
4. Commercial terms
Read the agreement, not just the price. Check the total cost including registration, infrastructure/maintenance deposits and any club or amenity charges; the payment schedule and what each milestone delivers; maintenance obligations and who runs the association; and the resale/transfer terms. Benchmark the rate against the corridor — a price far below the area average usually hides an approval or title problem.
5. The developer
The developer's track record is part of the asset. Look at completed projects, whether earlier layouts delivered the promised infrastructure, RERA complaint history, and financial stability to finish what they've started. A strong developer in an ordinary location often beats a weak developer in a great one.
Quick checklist table
| Area | Must-verify |
|---|---|
| Legal | Layout approval, RERA, conversion, title+EC, A-Khata |
| Infrastructure | Roads, water, sewage, power, drains, amenities (built vs promised) |
| Plot | Dimensions, survey number, access, no encroachment |
| Commercial | All-in cost, payment schedule, maintenance, resale terms |
| Developer | Track record, delivery history, RERA complaints, stability |
General guidance, not legal advice. Approval authorities and thresholds vary by state and change; engage a local property lawyer before transacting.
Red flags
- Layout marketed as "approved" without a verifiable authority and number.
- Amenities "coming soon" with nothing in the agreement.
- Only a GPA offered instead of clean title.
- Price far below the corridor average.
- Pressure to pay before documents are shared.
See also red flags before buying a plot and questions to ask the developer.
Reviewing a plotted development?
Send me the project, the approvals and the agreement. I'll tell you what's solid, what's missing and what to push back on before you sign.
Book a review ↗Frequently asked questions
What should I check before buying in a plotted development?
Verify five areas: legal and approvals (layout approval, RERA, conversion, title and EC, A-Khata); infrastructure and amenities built versus promised; the specific plot's dimensions, survey number and access; the commercial terms and all-in cost; and the developer's track record.
How do I know if a plotted layout is really approved?
Ask which authority approved it — BDA, BMRDA, DTCP or the local planning body — and verify the sanctioned layout plan, release certificate and RERA registration number on the state portal. A vague 'approved' claim with no verifiable authority or number is a red flag.
Are 'coming soon' amenities a risk in plotted developments?
They can be. Promised amenities that aren't contractually committed in the agreement are effectively marketing. Confirm what is committed, by when, and the consequence if it slips — and value the plot mainly on what is already delivered.
Does the developer's reputation matter for a plot purchase?
Yes. In a plotted development you rely on the developer to have secured genuine approvals and to deliver the promised infrastructure. A developer with a strong delivery record and clean RERA history materially de-risks the purchase.