With HYDRAA scrutiny and Section 22-A concerns adding to buyer anxiety, experts suggest five checks before signing on the dotted line

For many families, buying a home is the fulfilment of a long-cherished dream. But in Hyderabad’s rapidly expanding real estate market, choosing the right apartment is only part of the process. The bigger question is: how well do you know the property you are buying?

From the location and carpet area to the builder’s promises, buyers often spend considerable time evaluating the apartment itself. But experts say there is another layer that deserves equal attention—the land on which the property stands and its legal status.

With growing public concern around HYDRAA scrutiny, lake FTL and buffer zones, nala encroachments and properties covered under Section 22-A, prospective buyers are increasingly being advised to undertake independent verification before making a major financial commitment.

Speaking at a free webinar organised by HRCS India, Reddy said buyers often rely on brochures, sales presentations and verbal assurances, without asking some basic but critical questions.

“Buying a home is a dream for everyone. But that dream can become a nightmare if buyers do not ask the right questions before investing. A property may look perfectly safe on the surface, but its underlying land title, survey details, approvals or legal status could present problems later,” he said.

So, what should a homebuyer check?

1. Who actually owns the property?

Before getting carried away by the sample flat or the amenities, buyers should establish whether the seller has a clear and marketable title. The ownership history, title documents, encumbrances and any pending litigation need to be examined.

2. What is the status of the land?

This is particularly relevant in Hyderabad today. Buyers should check the survey number and subdivision, land-use classification and relevant revenue records. Depending on the location, they should also establish whether the property has any issues relating to lake FTL or buffer zones, nalas, government land or other restricted areas.

3. Are the approvals really in place?

An attractive brochure is not an approval document. Buyers should verify the applicable permissions, sanctioned plans and RERA registration, where applicable. It is also important to ensure that what has been promised by the sales team is reflected in the documents.

4. What are you actually paying for?

The price quoted during the first sales conversation may not always represent the final cost. Buyers should understand the carpet area, total consideration and additional charges such as parking, amenities, maintenance, corpus fund and registration-related expenses.

5. What happens if the deal goes wrong?

Before signing, buyers should carefully examine possession commitments, cancellation and refund clauses, construction specifications and other promises made by the seller. Anything important should be recorded in the written agreement rather than left as a verbal assurance.

Hyderabad’s residential market has a large and active pool of buyers. Industry estimates suggest that around 38,000–45,000 new residential units are sold annually, or roughly 3,200–3,750 homes a month. Including resale transactions, the number of registered residential property transactions is estimated to be around 75,000 a year.

For buyers entering such a large market, the choices can be overwhelming. And while location, price, amenities and connectivity naturally influence the decision, legal and land-related due diligence can be equally important.

The recent focus on properties around lake FTL and buffer zones, nala encroachments and other vulnerable areas, along with concerns surrounding Section 22-A, has added another layer of caution.

“A property having an older sale deed, building permission or even existing residents does not automatically mean that a buyer should stop asking questions,” Reddy says.

According to Reddy, one of the most important lessons for buyers is not to confuse an “approved project” with a guarantee that every possible issue has been resolved.

“An approved project should not mean blind trust in the seller. Buyers need to independently verify the title, survey number, land status, approvals, encumbrances and other relevant records before making a substantial financial commitment,” he says.

For someone buying a home with years of savings and a long-term home loan, spending a little more time on due diligence could potentially prevent much larger financial and legal complications later.

The simplest rule for a homebuyer, therefore, may be this: don’t just fall in love with the apartment—fall in love with the paperwork too.

HRCS India conducted the webinar as part of its initiative to create greater awareness among prospective homebuyers and help them make informed property decisions. The organisation plans to undertake similar awareness initiatives for homebuyers in Telangana and Karnataka, particularly Hyderabad and Bengaluru.