How to Evaluate a Real Estate Developer in India: 12 Questions Every Buyer Must Ask

Every real estate developer in India makes the same promise: on-time delivery, clear title, high quality, and great returns. The ones who deliver it and the ones who don’t look identical at the brochure stage. The difference only emerges 2–3 years after you’ve paid your booking amount.

These 12 questions are designed to separate developers who deserve your trust from those who will disappoint it — before you sign anything.

Reading time: 12 minutes | Last updated: June 2026 | Author: Girish Chhalwani, Founder & CEO, THE EDGE Developments

MahaRERA had registered over 45,000 projects in Maharashtra as of early 2026, with more than 12,000 projects showing delay in completion or compliance issues in the public portal. Approximately 1 in 4 registered projects in Maharashtra has some form of compliance deviation. Buyers who conduct structured due diligence on developers before purchase dramatically reduce their exposure to these risks — yet fewer than 30% of first-time real estate buyers ask more than 3 due diligence questions before booking. — Source: MahaRERA Project Status Report 2025; Knight Frank India Buyer Research 2024

The 12 Questions to Ask Every Real Estate Developer in India

Question 1: What is your MahaRERA registration number for this project?

Every residential real estate project in Maharashtra with more than 8 units or 500 sq.m of total area must be RERA-registered. Demand the registration number and verify it at maharera.mahaonline.gov.in. Check: project status, promoter details, proposed completion date, and any complaint history.
Red flag: Developer claims RERA registration is “in process” or “not required.”

Question 2: Can you show me the NA conversion order for this land?

If you’re buying a plot or villa in a plotted development, the land must be formally converted from agricultural to NA (non-agricultural) use. Demand to see the actual NA conversion order from the Collector’s office — not just verbal assurance.
Red flag: NA “applied for” or “expected soon” means you’re buying agricultural land at NA prices.

Question 3: Who conducted the 30-year title search on this land?

Ask for the name of the advocate who conducted the title search and request a copy of the title report. The title report should confirm unbroken chain of ownership for 30 years, no encumbrances, and no pending litigation. A reputable developer will provide this without hesitation.
Red flag: “Our legal team has checked it” without being able to produce the actual title search report.

Question 4: What is the escrow account structure for this project?

Under RERA, 70% of all customer advance payments must be deposited in a designated RERA escrow account and used only for construction costs of that specific project. Ask which bank holds the escrow, what the current escrow balance is, and how withdrawals are authorised.
Red flag: Developer cannot clearly explain the escrow structure or is evasive about escrow balance.

Question 5: What is your project completion track record?

Ask for the list of all projects the developer has completed in the last 10 years. Look up MahaRERA for each project’s registered completion date vs actual completion date. A developer who has consistently delivered on time is worth the premium; one who has a history of 2–3 year delays is structurally likely to delay your project too.
Red flag: Less than 3 completed projects, or completed projects with 18+ month delays.

Question 6: Can I speak to 3 buyers from a previous completed project?

A developer confident in their track record will immediately offer reference buyers. Speak to at least 3 people who have actually received their property — not investors who haven’t yet. Ask them: Was delivery on schedule? Did the product match what was promised? Did the developer communicate well during the project? Would they buy from this developer again?
Red flag: Developer provides only investor references (who haven’t yet received possession) or is reluctant to provide any references.

Question 7: What is the construction status and can I do a site visit?

Always visit the site before booking. Look for: active construction activity (not just a hoarding); quality of infrastructure already in place; whether it matches the brochure promise. Compare the physical site to the master plan shown in the brochure.
Red flag: Developer delays or restricts site visit; construction that doesn’t match what’s being sold.

Question 8: What exactly is included in the plot/unit sale price?

Break down the total cost into all components: base price, development charges, external development charges (EDC), infrastructure cost, stamp duty, registration, and GST (if applicable). Hidden charges revealed after booking are a common friction point.
Red flag: “Other charges” mentioned vaguely; cost breakdown not provided in writing.

Question 9: What is the possession timeline and what penalties apply for delay?

The RERA completion date is the contractual commitment. Ask for clarity on the delay compensation structure — RERA mandates interest at SBI MCLR + 2% on all paid amounts for each month of delay. Confirm that this is reflected in your sale agreement.
Red flag: Developer excludes or limits delay compensation in the agreement.

Question 10: Is there any active litigation on this land or project?

Ask directly — and then independently verify by searching the Maharashtra courts database and the revenue records for any pending encumbrance. Undisclosed litigation on the property can delay possession and complicate your title.
Red flag: Developer discloses litigation only when pressed, or is unable to confirm a clean legal status.

Question 11: What are the long-term maintenance arrangements post-possession?

For plotted developments, who maintains roads, common areas, boundary walls, and amenities after possession? Is there a registered society or maintenance company? What is the monthly/annual maintenance charge? Lack of clarity here leads to deteriorating common areas and disputes between owners.

Question 12: What is the resale market for this project?

Ask for examples of resale transactions in this project (or comparable completed projects by the same developer). What price are existing buyers getting on resale? If no resale market exists, it’s a signal of low liquidity — the very thing that makes land banking work depends on the ability to exit.

Developers who welcome all 12 of these questions and can answer each with documentation are the ones worth buying from. Developer credibility is demonstrated by transparency, not by the quality of the brochure. In 20 years of working in the Karjat–MMR corridor, the single most consistent predictor of a good buyer experience has been the developer’s willingness to share unflattering information freely — because they have nothing to hide. — Source: Girish Chhalwani, Founder & CEO, THE EDGE Developments

FAQs: Evaluating a Real Estate Developer in India

How do I verify a real estate developer’s track record in India?

Check MahaRERA (maharera.mahaonline.gov.in) for all registered projects by the developer. For each project, compare the RERA-registered completion date against the actual completion date and check for any complaints filed. Visit completed projects in person and speak to existing buyers. Cross-reference with local broker networks who have sold the developer’s projects and can provide unfiltered feedback.

What is RERA and why is it important when buying from a developer?

RERA (Real Estate Regulatory Authority) is India’s real estate regulator, established under RERA Act 2016. For Maharashtra, MahaRERA oversees all residential projects. RERA mandates escrow of 70% of customer advances, project registration with committed timelines, and delay compensation (SBI MCLR + 2% per month). A RERA-registered project with an active registration gives buyers legal recourse in case of developer default.

What is the RERA delay compensation for late possession in Maharashtra?

Under RERA Act 2016, if a developer fails to hand over possession by the registered completion date, the buyer is entitled to compensation at SBI MCLR + 2% per annum on all amounts paid, for each month of delay. Alternatively, the buyer can choose to withdraw from the project and receive a full refund with the same interest rate from the date of payment.

Should I buy from a small developer or a large branded developer in India?

Track record and transparency matter more than company size. A small developer with 5 on-time completions, no MahaRERA complaints, and willing to provide all 12 documents is a better choice than a large branded developer with ongoing MahaRERA compliance issues or delayed projects. Always evaluate the specific project and specific promoter, not just the brand name.