What “all inclusive” actually includes in Pune

“All inclusive” is not a defined term. It is a claim, and it means whatever the person who printed it decided it means.

That is not a cynical reading. We are currently chasing exactly this question on a live project: Siddhashila's September 2026 campaign for Treasure Troves prints “3 RHK at 1.39 Cr (All Inc.)” on all five artboards, while their sales team quoted the same ₹1.39 Cr to us as an agreement value. Those two readings are about ₹17 lakh apart on the same flat. Until we have a dated cost sheet we are not publishing either as settled — which is the whole point of this page.

These are not negotiable and they do not go to the builder. Any “all inclusive” claim that does not explicitly name all three should be assumed to exclude them.

1 · Stamp duty — 7% in Pune, 6% for women buyers

Two things people get wrong. First, stamp duty is charged on the higher of the agreement value and the ready reckoner value — so negotiating the price below the government rate does not reduce the duty. Second, the women's concession applies to the buyers on the instrument, not to the family; adding a male co-owner forfeits it. Conditions attach, so put it to your advocate before you decide whose name goes on the paper.

2 · GST — 5% while under construction, nil once complete

• 5% of agreement value on under-construction non-affordable housing, with no input tax credit passed through to you.
• 1% where the flat qualifies as affordable housing.
• Nil on a completed flat that has its occupancy certificate.

That last line is worth a moment. A ready flat and an under-construction flat at the same headline price are not the same price. On a ₹1 crore agreement value the ready flat is ₹5 lakh cheaper in cash, before you count the rent you are not paying while you wait.

3 · Registration — 1%, capped at ₹30,000

On any flat above ₹30 lakh you pay the cap. Advocate, documentation and miscellaneous charges sit on top and are usually a few thousand rupees. We show this as a single line of ₹32,000 on our listings and name it as such.

These are negotiable, they do go to the builder, and they are where an “all inclusive” claim usually has its real meaning. Each is small. Together they routinely add 5 to 10% to the base rate before a rupee of tax.

A 2 BHK at the bottom of the range on Royal Paradise (MahaRERA P52100049617), from the developer's own cost sheets:

₹9.4 lakh — 12.5% — sits between the number on the brochure and the number that leaves your account. At the top of that project's range, ₹80.0 L agreement, the all-in is about ₹89.9 L.

The same arithmetic on Treasure Troves, MahaRERA P52100052582, for a 3 RHK at an agreement value of ₹1.39 Cr:

For a woman buyer, the 1% concession on this value is worth about ₹1.39 lakh.

1. Is the quoted figure the agreement value, or the total including taxes? Say which.
2. Send a dated, itemised cost sheet naming every line and its amount — including floor rise, parking, club, advance maintenance, MSEDCL and corpus.
3. Which of stamp duty, GST and registration are inside the quoted figure and which are outside?
4. Which unit and which floor is this sheet for? A floor-rise premium makes “the same flat” three different prices in one tower.
5. How long is this sheet valid, and is the rate protected if I book now and register later?

Get it on email or WhatsApp. A verbal “all inclusive, sir” is not a number you can hold anyone to, and you will be making a decision worth tens of lakhs against it.

Every listing on this site shows the agreement cost and the all-in cost as two separate figures, with the components spelled out underneath. Where we only have a verbal quote, we label it a verbal quote and name the date we got it. Where the developer's own documents disagree with each other, we print both and say which is which.