Checklist Before Booking an Under-Construction Flat in Chennai (TNRERA Guide)

Q: 3. What is the difference between Carpet Area, Built-Up Area, and Super Built-Up Area?

Carpet Area is the usable floor space inside your flat where you can lay a carpet, leaving out outer walls and common areas. Built-Up Area adds the thickness of outer walls and balconies to the carpet area. Super Built-Up Area adds a share of common spaces like lifts, lobbies, stairs, and clubhouses. Under TNRERA rules, builders must price and sell flats only on RERA Carpet Area.

Q: 6. How does TNRERA make sure the builder does not misuse my homebuyer money?

TNRERA follows a strict 70% Bank Account rule under Section 4(2)(l)(D). The builder must put 70% of all money collected from buyers into a separate bank account meant only for that project phase. They can take money out only step-by-step as real building work finishes on-site, after an architect, a chartered accountant, and an engineer check and sign off on the work.

Following a simple Checklist Before Booking an Under-Construction Flat in Chennai (TNRERA Guide) means checking the project's active registration on the official Tamil Nadu Real Estate Regulatory Authority (TNRERA) website, checking CMDA or DTCP building approvals, looking at a 30-year Encumbrance Certificate (EC), making sure the price is based on RERA carpet area, and paying no more than 10% of the flat's cost as a booking advance. Whether you are looking at large township projects like Prestige Falcon City Chennai on the Medavakkam–Sholinganallur road or checking IT hubs like OMR, Radial Road, and Porur, buying a flat that is still being built needs careful checking of papers and costs. Thankfully, the RERA Act of 2016, managed in the state by TNRERA, gives homebuyers strong legal safety. By checking land records on the TNREGINET website along with builder details on the TNRERA portal before signing an Agreement for Sale, you can keep your hard-earned money safe from construction delays, land disputes, and hidden charges.

Quick Reference: Statutory Verification Matrix for Chennai Homebuyers

What to Check	Official Website / Office	Basic Rule for Homebuyers	Law Section
Project Registration	TNRERA (rera.tn.gov.in)	Must be registered if land is over 500 sq. m. or has more than 8 flats	Section 3, RERA Act
Safe Bank Account	TNRERA Approved Bank	70% of buyer money is kept safe and used only for land and building work	Section 4(2)(l)(D)
Maximum Booking Advance	Sub-Registrar / TNRERA	Builder cannot ask for more than 10% before registering the Sale Agreement	Section 13, RERA Act
Flat Size Pricing	TNRERA	Flats must be sold only on RERA Carpet Area, not Super Built-Up Area	Section 2(k), RERA Act
Building Approval	CMDA / DTCP & Local Body	Approved plan number and building permit must match the sales brochure	TN Building Rules
5-Year Repair Warranty	Builder / TNRERA	Free repair of building cracks or work defects within 30 days of complaint	Section 14(3) (5 Years)

Step-by-Step Checklist Before Booking an Under-Construction Flat in Chennai

1. Verify Active TNRERA Registration (Especially for Multi-Phase Townships)

Under Section 3 of the RERA Act, no builder in Chennai can advertise, book, or sell an under-construction flat in a project larger than 500 square meters or with more than 8 flats without registering it with TNRERA.

How to check: Go to the official TNRERA website (rera.tn.gov.in) and open the "Registered Projects" page.
Phase-wise registration: Big townships along Medavakkam, OMR, or GST Road are built in parts or phases. Under TNRERA rules, each phase is treated as a separate project and must have its own registration number. Make sure the exact tower or block where you are buying your flat has an active registration certificate (Form C).
Pre-Launch vs. Official Launch: If a project is in the pre-launch or Expression of Interest (EOI) stage, do not sign final sale papers or pay more than the allowed limit until the official TNRERA registration number is out on the website.

2. Audit Mother Documents, Patta/TSLR, and 30-Year EC

Even when you buy from a famous builder, asking an independent property lawyer to check the land papers gives you full peace of mind.

Mother Deed & Past Papers: Check the past ownership papers for at least 30 years to make sure the landowner has a clear and legal right to the land.
Encumbrance Certificate (EC): Download the EC online from the Tamil Nadu Registration Department website (tnreginet.gov.in). The EC must show zero unpaid loans, legal fights, or court holds on the land survey numbers.
Patta or TSLR: In fast-growing areas (such as Medavakkam, Sholinganallur, Kelambakkam, or Guduvancheri), check the online Patta on eservices.tn.gov.in. For areas inside the main Chennai Corporation limits, check the Town Survey Land Register (TSLR) paper to make sure the land is meant for homes, and is not government land (Poramboke), park land (OSR), or a lake area.

3. Cross-Check CMDA / DTCP Approvals and Sanctioned Plans

A flat project in Chennai needs two main planning approvals:

Planning Permission: Given by the CMDA (Chennai Metropolitan Development Authority) for Chennai city and nearby areas, or the DTCP for outer areas.
Building Permit: Given by the Greater Chennai Corporation, local municipality, or panchayat office.

Download the approved floor plan from the TNRERA website and compare it with the builder's sales brochure. Check the approved number of floors (for example, 2 Basements + Ground + 14 Floors), total towers, and open green space.

4. Insist on RERA Carpet Area Pricing and Fair UDS Calculation

Before RERA came in, builders often sold flats based on "Super Built-Up Area." This made the flat look 20% to 35% bigger on paper by adding common areas like lifts, stairs, corridors, and clubhouses.

RERA Carpet Area: Under TNRERA, builders must tell the price and sell flats strictly based on Carpet Area. This is the actual floor space inside the inner walls of your flat where you can lay a carpet. It includes inner dividing walls, but leaves out outer walls, balconies, ducts, and common areas.
Loading Factor: Ask the sales team for the exact difference between the Carpet Area and the Super Built-Up Area. A fair gap (loading factor) in Chennai is usually between 20% and 25%.
Undivided Share of Land (UDS): Your UDS is the exact share of the ground plot registered in your name. In large townships with lots of open space, make sure your UDS is shared fairly based on your flat's size compared to the total size of all flats in the project.

5. Track Financial Discipline: The 70% Escrow Rule and Quarterly Updates

To stop builders from taking your money to buy new land or build other projects, TNRERA has strict money rules:

The 70% Escrow Rule: Under Section 4(2)(l)(D) of RERA, builders must put 70% of all money collected from buyers into a separate TNRERA bank account. The builder can take money out of this account only step-by-step as actual building work finishes on-site, after an architect, an engineer, and a chartered accountant sign off on it.
Quarterly Progress Reports (QPR): Check the TNRERA website every three months to see the builder's progress reports. These reports show real site photos and certificates of how much work is done.

6. Know the 10% Booking Cap and Standard Agreement Rules

Never pay 20% or 30% upfront just on a simple booking form or allotment letter.

10% Maximum Advance: Under Section 13 of the RERA Act, a builder cannot take more than 10% of the total flat cost as an advance or booking fee before signing and registering a legal Agreement for Sale.
Equal Penalty Clauses: Under TNRERA, late fine rules must be fair and equal for both the buyer and the builder. The interest rate a builder pays you if they delay handing over the flat (set at SBI MCLR + 2%) must be the exact same interest rate they charge you if your payment is late.
Construction-Linked Payment Plan (CLP): Always choose a payment plan tied to real building steps (like finishing the foundation, basement roof, floor slabs, and brickwork) instead of fixed calendar dates.

7. Get the Total Cost Sheet (No Hidden Surprises)

The basic per-square-foot price shown on ads is never the final price. Before you give a booking cheque, ask for a signed, complete cost sheet that lists every single charge:

Base Price, Floor Rise, and PLC (Preferred Location Charges) for higher floors, corner flats, or park-facing flats.
5% GST charged on under-construction flats.
Stamp Duty and Registration Charges based on Tamil Nadu government rules (whether done as a separate Land UDS Sale Deed + Construction Agreement or a single combined deed).
Infrastructure & Utility Deposits for TNEB (electricity), CMWSSB (water and drainage), Corpus Fund, and 12 to 24 months of advance maintenance charges.
Covered Car Parking Space in the basement or stilt floor, clearly written in your Agreement for Sale.

8. Conduct a Ground-Level Chennai Site Audit

Visit the project site once during busy morning office hours and once in the evening to check:

Flood Safety & Road Height: Especially in South Chennai areas like Medavakkam, Sholinganallur, Velachery, and Pallikaranai, see how high the project's inside road and ground floor are built above the main road. Also check if there are rainwater drains outside.
Metro & IT Office Travel Time: Check the real travel time to nearby Metro stations and IT parks.
Building Method: Ask if the builder uses modern shear-wall (Mivan) technology. This concrete frame method is stronger during earthquakes, gives smoother walls, and prevents water leakage much better than old brick walls.

Spotlight: Applying the TNRERA Checklist to Prestige Falcon City Chennai

When homebuyers look for a trusted under-construction township in South Chennai, Prestige Falcon City Chennai stands out as a top residential choice. Built by the well-known Prestige Group, this large township is located on the main Medavakkam–Sholinganallur Road (Medavakkam Village, Sholinganallur Taluk, Chengalpattu District, PIN 600100).

If you are planning to book a home in Prestige Falcon City Chennai, here are the main project details and how you can use our TNRERA Checklist to check it:

1. Project Overview & Master Plan Specifications

Total Land Area & Open Space: Built across a huge 23-acre plot with 80% open green space. This gives residents fresh air, wide inside roads, green parks, and safe walking paths.
Tower & Floor Structure: Has 11 residential blocks with 22 high-rise towers. Each tower has 2 Basements + Ground + 14 Upper Floors (2B + G + 14). Because car parking is kept in the two basements, the ground level stays safe and free of cars.
Total Flats & Sizes: Offers 2,170 luxury flats in 2 BHK, 3 BHK, and 4 BHK sizes, ranging from 1,001 sq. ft. to 2,735 sq. ft. (with starting prices from ₹1.30 Crore to ₹3.54 Crore, or about ₹12,987 per sq. ft. during pre-launch).
Clubhouse & Lifestyle Features: Comes with a huge 70,000 sq. ft. clubhouse and over 60+ modern features, including swimming pools, gym and health areas, spa and sauna, indoor games rooms, work-from-home spaces, and pet parks.

2. Location, Connectivity & Appreciation Potential

Close to IT Parks: Located just 5 to 12 minutes from Sholinganallur ELCOT SEZ, with quick access to big OMR tech parks like Pacifica Tech Park, Ramanujan IT City, WTC Perungudi, and Olympia Tech Park.
Metro & Road Links: Just 5 minutes from the upcoming Medavakkam Metro Station and close to the 200 Feet Radial Road. This connects you easily to OMR, GST Road, Velachery (6.4 km), and Tambaram Railway Station (8.2 to 10.9 km).
Airport, Hospitals & Schools: Chennai International Airport is about 12.9 km away (around 30 minutes via the 200 Feet Radial Road). Top hospitals like Gleneagles Global Health City and good international schools are just a few minutes from the gate.

3. How to Verify Prestige Falcon City Chennai Using Our TNRERA Guide

Check Pre-Launch (EOI) to Official TNRERA Registration: The Expression of Interest (EOI) booking starts on December 1, 2026, and the official launch and TNRERA registration are set for December 15, 2026. Buyers giving an early EOI cheque should make sure their total advance stays within the 10% RERA rule before registering the Agreement for Sale. Once launched, check the phase-wise TNRERA registration number directly on rera.tn.gov.in.
See Model Flats & Shear-Wall Quality: Visit the site office and walk through the model flats (2, 3, and 4 BHK) to check the real RERA carpet area, room sizes, balcony space, floor tiles, and strong shear-wall construction.
Check Handover Dates in the Sale Agreement: The building plan covers a 4.5-year timeline, with main construction finishing on June 30, 2031, and final key handover set for December 31, 2031. Make sure these exact dates—and the standard TNRERA delay interest rule—are clearly written in your registered Agreement for Sale.
Check Your UDS Share: Since Prestige Falcon City Chennai covers 23 acres with 80% open space, check your exact Undivided Share of Land (UDS) in the cost sheet and sale paper. A good UDS share in the Medavakkam–Sholinganallur area helps your flat grow in value and brings high rent from IT workers.

Interactive Pre-Booking Verification Tracker

Use this simple checklist during your visit to Prestige Falcon City Chennai or any other under-construction project in Chennai to tick off every paper before you make your booking payment:

1. TNRERA & Approvals

Check active TNRERA Registration Number on rera.tn.gov.in: Make sure your specific phase or tower is registered before signing the Sale Agreement.
Match CMDA / DTCP approved plan with sales brochure: Check the approved floor count (for example, 2B + G + 14), flat count, and 80% open space plan.
Check Quarterly Progress Reports (QPR) on TNRERA website: Make sure the builder uploads site photos and engineer certificates every 3 months.

2. Land Title & Legal

Check 30-year Encumbrance Certificate (EC) on tnreginet.gov.in: Make sure the land title is clear and free of court cases in Medavakkam and Sholinganallur.
Check online Patta or city TSLR land record: Check on eservices.tn.gov.in that the land is meant for homes, and not a lake or government land.

3. Area, Cost & Agreement

Confirm RERA Carpet Area and fair UDS land share: See the model flat room sizes and check your UDS share in the 23-acre township.
Get a written complete Cost Sheet: Must show 5% GST, Stamp Duty, Registration, EB and Water charges, Basement Car Park, and Corpus Fund.
Keep EOI or booking payment to 10% or less before registering Agreement: Check the equal delay interest rule (SBI MCLR + 2%) and final handover date.

4. Chennai Ground & Township Check

Check site height, rainwater drains, and Metro/IT distance: Check the road height on Medavakkam–Sholinganallur Road, Metro distance, and shear-wall build quality.

Frequently Asked Questions (FAQs)

1. How do I check if an under-construction project like Prestige Falcon City Chennai is registered with TNRERA?

Go to the official Tamil Nadu RERA website (rera.tn.gov.in), click on the "Registered Projects" tab, and search using the builder's name (like Prestige Group), project name, or TNRERA registration number. Once registered, you can see the registration certificate (Form C), approved CMDA building plans, legal land papers, and official completion dates right on the screen.

2. How much booking advance can a builder legally ask for in Chennai?

Under Section 13 of the RERA Act, a builder cannot ask for more than 10% of the total flat cost as a booking advance or Expression of Interest (EOI) payment before signing and registering a legal Agreement for Sale with you.

3. What is the difference between Carpet Area, Built-Up Area, and Super Built-Up Area?

Carpet Area is the usable floor space inside your flat where you can lay a carpet, leaving out outer walls and common areas. Built-Up Area adds the thickness of outer walls and balconies to the carpet area. Super Built-Up Area adds a share of common spaces like lifts, lobbies, stairs, and clubhouses. Under TNRERA rules, builders must price and sell flats only on RERA Carpet Area.

4. Why is UDS (Undivided Share of Land) so important when buying a flat in Chennai?

UDS is the exact share of the ground plot registered in your name when you buy a flat. While the building gets old over time, land value in prime areas like Medavakkam–Sholinganallur goes up fast. Having a good, fair UDS increases your flat's resale price, makes getting a bank loan easy, and protects your share of land in the township.

5. What happens if the builder delays handing over my flat beyond the TNRERA date?

If the builder does not give you keys by the date promised on the TNRERA website, Section 18 of the RERA Act gives you two simple choices:

Option 1 (Leave the project): You can cancel your booking and get 100% of your money back, plus interest (at SBI MCLR + 2%) within 45 days.

Option 2 (Stay in the project): You can keep your flat and get monthly delay interest (at SBI MCLR + 2%) from the builder for every month of delay until they hand over your keys.

6. How does TNRERA make sure the builder does not misuse my homebuyer money?

TNRERA follows a strict 70% Bank Account rule under Section 4(2)(l)(D). The builder must put 70% of all money collected from buyers into a separate bank account meant only for that project phase. They can take money out only step-by-step as real building work finishes on-site, after an architect, a chartered accountant, and an engineer check and sign off on the work.

7. Does TNRERA protect me if I find cracks or water leakage after moving into the new flat?

Yes. Under Section 14(3) of the RERA Act, the builder must give you a 5-year repair warranty starting from the day you get your keys. If you find any building defect, cracks, or poor work (like heavy wall seepage) within 5 years, the builder must fix it for free within 30 days after you inform them in writing.