The agreement value is about 88% of what leaves your bank account. The rest is stamp duty, GST and registration — plus a list of builder charges that are easy to agree to one at a time and expensive to agree to all at once. Here is every line, with two live Pune projects worked through.
Last reviewed 14 September 2026. Tax rates change in state and union budgets — confirm the rates in force on your registration date.
“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.
| Component | Rate |
|---|---|
| Stamp duty | 5% |
| Metro cess | 1% |
| Local body tax | 1% |
| Total, Pune city and PCMC | 7% |
| Where every buyer on the agreement is a woman | 6% |
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.
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.
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.
| Charge | What it is, and what to watch |
|---|---|
| Floor rise | A per-square-foot premium for every floor above a base level. On a 22-floor tower the top floors can carry several lakh of it. Ask for the floor-rise table, not a single number. |
| Parking | Covered, stack or open, priced separately and sometimes not transferable. Parking cannot legally be sold as an independent unit, so check how it is being conveyed to you. |
| Club / amenity | A one-time membership for the clubhouse and amenity deck. On amenity-heavy projects this is one of the larger line items. |
| Advance maintenance | Typically 12 to 24 months, collected up front. Ask for the monthly rate per square foot it is derived from — that is the number you will live with. |
| MSEDCL, water, infrastructure | Electricity and water connection and development or infrastructure charges. Usually a fixed sum per flat. |
| Society formation and share money | Small, fixed, and almost never in the headline price. |
| Corpus or sinking fund | A one-time contribution handed to the society on formation. Ask whether it is refundable and who holds it until then. |
A 2 BHK at the bottom of the range on Royal Paradise (MahaRERA P52100049617), from the developer's own cost sheets:
| Line | Amount |
|---|---|
| Agreement value | ₹75.10 L |
| Stamp duty at 7% | ₹5.26 L |
| GST at 5% | ₹3.76 L |
| Registration and advocate | ₹0.32 L |
| All-in cost | ≈ ₹84.5 L |
| Same flat, sole woman buyer (6%) | ≈ ₹83.7 L |
₹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.
And here is the same arithmetic on the project where the claim is in dispute. Treasure Troves, MahaRERA P52100052582, 3 RHK at the quoted ₹1.39 Cr:
| Reading | Agreement value | What you actually pay |
|---|---|---|
| ₹1.39 Cr is the agreement value | ₹1.39 Cr | ≈ ₹1.56 Cr |
| ₹1.39 Cr is genuinely all inclusive | ≈ ₹1.24 Cr | ₹1.39 Cr |
Second row worked backwards from ₹1.39 Cr at 7% stamp duty, 5% GST and ₹32,000 registration.
Roughly ₹17 lakh, on one sentence in a campaign creative. Two independent portals publish ₹1.37–1.39 Cr as an all-inclusive ceiling for this project, which leans towards the second row. The sales quote leans towards the first. We are asking for it in writing and the project page says so plainly rather than picking the reading that flatters the listing.
For a woman buyer, the 1% concession on this value is worth about ₹1.39 lakh.
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.
Ask us for an itemised all-in cost sheet
This page is general information about how flats are priced in Pune, not tax or legal advice. We are a channel partner, not a lawyer or a chartered accountant. Confirm the rates in force on your registration date with your advocate.