Buying a home or investing in real estate is one of the biggest financial decisions you'll ever make. And in a booming market like Gurgaon, new project launches often grab headlines with their glossy brochures, show flats, and pre-launch discounts. The idea of booking early—before prices rise—can be exciting. But if you're not careful, this excitement can cloud your judgment.
A new launch property comes with its own set of advantages: better pricing, modern layouts, customisation options, and payment flexibility. But it also involves risk—project delays, unclear RERA approvals, or worse, choosing a builder who doesn’t deliver on promises.
So how do you separate a good opportunity from a costly mistake? At PropBlitz, we specialise in helping buyers evaluate new launches smartly. In this article, we’ll walk you through what really matters when you’re considering a new launch property.
The first and most critical filter is who is building the project.
✔ Has the developer delivered similar projects on time? ✔ How do their past buyers rate them in terms of construction quality, amenities, and after-sales service? ✔ Are their past projects holding value in the resale market?
In Gurgaon, names like DLF, Godrej, Central Park, BPTP, M3M, Sobha, ELAN and TARC have built a track record of credibility. But even well-known builders can have delays or inconsistent quality across projects. Always check RERA history, delivery timelines, and public grievances.
Insider Tip: Check if the developer holds significant unsold inventory in their older projects. That’s often a red flag.
Even the best home loses value if it’s in the wrong location.
For new launches, the area is often still developing. So don’t just evaluate what's there today—look at what’s planned:
For example, DLF’s Privana ecosystem in Sector 76-77 is surrounded by infrastructure projects and multiple DLF phases—indicating long-term upside.
Before you even think of making a payment or booking, check the RERA registration. Here’s why it’s non-negotiable:
Also, verify:
✔ Whether the land is freehold or leasehold ✔ Clear title ownership and approvals ✔ Encumbrance certificate and bank funding status
Ask for copies of RERA documents. A credible broker or advisor should share them proactively.
Show flats are designed to dazzle—but what you see is not always what you get.
Focus on the actual specs listed in the builder-buyer agreement:
Also, ask: Which construction contractor is being used? Top-tier contractors like L&T or Shapoorji Pallonji signal better quality control.
Don’t hesitate to visit older delivered projects by the same builder to judge their actual delivery standard—not the marketing version.
A 3500 sq. ft. apartment sounds impressive. But is that space usable?
Look beyond the brochure and evaluate:
✔ How many usable square feet are you actually getting? ✔ Are rooms well-ventilated with enough natural light? ✔ Are there awkward corners, oversized corridors, or wasted balcony space? ✔ Are servant quarters, powder rooms, and store rooms integrated well?
Ask for carpet area vs. super built-up area. A well-designed 3000 sq. ft. flat may feel more spacious than a poorly planned 3500 sq. ft. one.
Modern buyers aren’t just buying a flat—they’re buying into a lifestyle.
But don’t just count the number of amenities—check how thoughtfully they’re planned:
Also, check if the amenities will be delivered in Phase 1 or in later phases. Many projects phase them out, causing long delays.
New launches often come with inaugural pricing—but don't blindly chase discounts.
Understand what you’re paying for:
✔ What’s the cost per sq. ft. of carpet area—not just super area? ✔ Are floor rise charges, PLC (park/pool view), or corner premiums applicable? ✔ Are GST, registration, and club membership included in the quote?
Also, evaluate the payment plan:
Ask your broker to provide comparisons with nearby competing projects. Sometimes what looks like a deal isn’t one.
Delays are common in new launches—but what matters is how the builder handles them.
✔ Check the promised possession date on RERA—not just the brochure. ✔ What’s the grace period? ✔ Is there a late penalty clause defined in your agreement (e.g., ₹5/sq. ft. per month)? ✔ Does the builder have a track record of meeting timelines?
Also confirm if the possession is for fit-out or move-in. Many builders give possession for fit-out but delay the occupation certificate (OC).
If you're buying as an investor or even as an end-user, you may want to sell later.
Ask:
Some builders charge 5% transfer fees before registry, or restrict resales during construction. Always ask up front.
Finally, one of the most overlooked aspects is who is guiding your purchase.
Most builders work with a wide network of brokers—but not all advisors are equal.
Work with a specialist agency like PropBlitz, that:
Buying a new launch is not just about the flat—it’s about understanding the deal.
A well-chosen new launch property can give you great returns, a better lifestyle, and price appreciation. But it’s easy to get swayed by pre-launch offers, jazzy events, or emotional decisions.
Slow down. Ask the right questions. And always take the help of an experienced advisor who understands the luxury and legacy nature of high-value real estate.
At PropBlitz, we specialise in helping buyers navigate new launches—especially high-ticket projects in Gurgaon like DLF Privana, Arbour, and other builder launches. Whether it’s a fresh booking or a mandate-based resale, we help you find the right deal, not just any deal.
Reach out to us at PropBlitz — Gurgaon’s most trusted advisor for luxury real estate.
📞 +91-9958249997 | 📞 +91-8287838025
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