How to Buy a Flat in Surat: 9-Step Process (2026)

Quick answer

Buying an under-construction flat in Surat takes nine steps: shortlist, verify RERA, book (no more than 10% before a registered agreement), sign and register the agreement for sale, pay construction-linked demands while deducting 1% TDS, register the sale deed, and take possession after BU permission. Society formation and a five-year defect warranty follow.

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The nine steps at a glance

Steps to buy an under-construction flat in Surat
#	Step	Key document	Who acts	Typical timing*
1	Shortlist location, builder, completion date	Project brochure, cost sheet	You	2–6 weeks
2	Verify RERA registration and approvals	RERA certificate, sanctioned plan, title report	You / your advocate	1 week
3	Book and receive allotment	Booking form, allotment letter	You and builder	1 day
4	Sign and register the agreement for sale	Registered agreement for sale	Both, at Sub-Registrar	2–4 weeks after booking
5	Pay construction-linked demands; arrange loan	Demand letters, bank sanction	You and bank	Until completion
6	Deduct and deposit 1% TDS on each payment	Form 141 and TDS certificate	You	Within 30 days of month-end
7	Stamp duty and registration of the sale deed	e-challan, registered deed	Both, at Sub-Registrar	At completion
8	BU permission, snag list and possession	BU permission, possession letter	Builder, then you	Within 2 months of OC
9	Society formation and handover of common areas	Society registration, conveyance	Builder and residents	Within 3 months of OC

*Indicative only — actual timings depend on the project and your lender.

Step 1 — Shortlist by location, builder and completion date

Decide the area first — commute, schools and family — then compare projects on RERA carpet area, homes per floor and the completion date registered with RERA, not the brochure's marketing date. Our best areas guide and the project comparison help. Among the projects we represent, the earliest RERA completion dates are Rajhans Golf Link (30 Apr 2028), Avadh Classima (31 Jul 2028), Sangini Skyteria (30 Oct 2028).

Step 2 — Verify RERA registration and approvals

What to check on GujRERA

The registration number matches the one in the advertisement, and the status is active.
The committed completion date.
Quarterly progress reports — RERA section 11 requires the promoter to update bookings, approvals and construction status every quarter.
The sanctioned layout and building plans and any complaints filed.

Documents to ask the builder for

The RERA certificate, the development permission and sanctioned plans, the title search report, the encumbrance position of the land, and the draft agreement for sale. Have your advocate read the draft before you pay beyond the booking amount. Every project page on this site lists the RERA number and the promoter.

Step 3 — Booking and allotment: the 10% rule

RERA section 13 bars a promoter from taking more than 10% of the cost as an advance or application fee without first entering into a written, registered agreement for sale. Book with a cheque or bank transfer to the project account, and collect an allotment letter that states the unit, carpet area, price and payment plan.

Step 4 — The agreement for sale

The agreement fixes the unit, carpet area as defined by RERA, the payment schedule, the possession date, specifications and the defect-liability clause. It must be registered at the Sub-Registrar; stamp duty and fees apply as notified — confirm the exact amount for your agreement on GARVI or with your advocate.

Step 5 — Payment plan and home loan

Payments follow construction stages set out in the agreement. RERA section 4 requires 70% of the money collected from buyers to be kept in a separate bank account and withdrawn only in proportion to completed work, certified by an engineer, an architect and a chartered accountant. Pay on time: under section 19 the buyer owes interest on late payments. Banks release loan tranches against the same stages — see the home loan guide.

Step 6 — TDS: 1% on Form 141

TDS on property purchase
Item	Rule
Threshold	Consideration of ₹50 lakh or more (aggregate across buyers and sellers)
Rate	1% (20% if the seller has no PAN)
Law	Section 393(1), Income-tax Act 2025 — formerly section 194-IA
Form	Form 141 — replaced Form 26QB from tax year 2026-27
Deposit by	30 days from the end of the month of deduction
TAN	Not required
Includes	Parking, club membership and other charges incidental to the purchase

Step 7 — Stamp duty and sale deed registration

For a ₹3.5 crore home: stamp duty ₹17.15 lakh (4.9%) and registration ₹3.5 lakh (1%) — nil registration if a woman is the sole buyer. Details and a calculator are in the stamp duty guide.

Registering through GARVI

Enter the property and party details on GARVI (pre-registration data entry).
Pay stamp duty and the fee by Cyber Treasury e-challan.
Book the Sub-Registrar appointment.
Attend for photographs and biometrics with two witnesses.
Collect the registered document.

Documents at the Sub-Registrar office

Photo ID and PAN of all parties, passport photographs, the e-challan receipt, the input sheet, any power of attorney, and the builder's authorisation for its signatory.

Step 8 — BU permission and possession

When construction is complete the planning authority issues Building Use (BU) permission — Surat Municipal Corporation publishes these approvals. RERA requires you to take possession within two months of the occupancy certificate, and the promoter to give you a registered conveyance with physical possession within three months. Before signing the possession letter, walk the flat with a snag list: plumbing pressure, electrical load, window seals, tile hollowness and any variation from the agreed specifications.

Step 9 — Society formation and maintenance

The promoter must help form the association or society of allottees within three months of a majority of units being booked, and later convey the common areas to it (RERA section 11(4)). Confirm the maintenance deposit and advance maintenance in your cost sheet before booking. Any defect reported within five years of possession must be repaired free within 30 days.

Master documents checklist

Documents by stage
Stage	You receive	You provide
Booking	Allotment letter, receipt	PAN, ID, booking payment
Agreement	Registered agreement for sale	Stamp duty and fees, photos, witnesses
Construction	Demand letters, receipts, RERA updates	Payments, Form 141 TDS certificates
Completion	BU permission copy, possession letter	Final payment, snag list
After possession	Registered conveyance, society membership	Maintenance deposit

If completion is delayed

RERA section 18 gives you two choices if possession is not given by the agreed date: withdraw and receive a refund with interest, or continue and be paid interest for every month of delay. Keep every receipt and the RERA progress reports; they are your record.

Sources

Last reviewed 29 Sep 2026 by the Surat Niwas research desk under our editorial policy. This guide is general information, not legal, tax or investment advice — confirm figures with the official portal, your bank or your advocate before you act.

Frequently asked questions

What TDS certificate does the buyer give the seller now?

Form 132, which replaced Form 16B from 1 April 2026. Issue it within 15 days of the due date for filing Form 141 for that payment.

Two of us are buying one flat. Who deducts TDS?

Each co-buyer deducts 1% on their own share of each payment and files a separate Form 141. The ₹50 lakh threshold is tested on the total price of the flat, not on each share.

Which land records should I check before booking?

The 7/12 extract and 8A for the project's survey number, the hakk patrak (mutation entries), the NA permission, the title search report and the approved plans. Your advocate can obtain certified copies.

Is RERA registration mandatory before a project can be sold?

Yes. A promoter must register the project with GujRERA before advertising or selling, quote the registration number in every advertisement, and update the project's RERA page every quarter.

How much can a builder collect before the agreement for sale?

Not more than 10% of the cost as an advance or application fee without first entering into a written agreement for sale and registering it (RERA section 13).

What is stamp duty on a flat in Surat?

4.9% stamp duty plus a 1% registration fee, on the higher of the agreement value and the jantri value. A woman buying alone pays no registration fee.

Who deducts 1% TDS and how?

The buyer deducts 1% from each payment when the price is ₹50 lakh or more and deposits it within 30 days from the end of that month on Form 141 (formerly Form 26QB). No TAN is required.

What is BU permission in Surat?

Building Use (BU) permission is Gujarat's occupancy certificate, issued by the local planning authority once a building is complete. Occupation, utility connections and the bank's final disbursement typically depend on it.

How soon must I take possession after the occupancy certificate?

Within two months of the occupancy certificate (RERA section 19(10)).

When is the conveyance or sale deed executed?

RERA requires the promoter to execute a registered conveyance deed in your favour, with physical possession, within three months of the occupancy certificate where local law does not specify otherwise.

What if I find defects after moving in?

Structural or workmanship defects reported within five years of possession must be fixed by the promoter free of charge within 30 days (RERA section 14(3)).

Where is the property registered?

At the Sub-Registrar office for the property's area, after entering details and paying online through the GARVI portal and booking an appointment.

What happens if the builder delays possession?

Under RERA section 18 you can withdraw and get a refund with interest, or stay in the project and receive interest for every month of delay until possession.

How to buy a flat in Surat: the complete process