One of the more common surprises for first-time buyers is discovering that an under-construction flat's total cost includes charges that a ready-to-move property simply doesn't — GST being the biggest one.
**GST applies only to under-construction property.** Ready-to-move-in flats with a completion certificate are exempt from GST entirely, which is a genuine cost advantage worth weighing against the lower base price that under-construction units usually carry. For affordable housing (as defined under current GST rules, based on carpet area and price thresholds), the applicable rate is lower than for other residential property; always confirm the current applicable rate with your developer or a tax advisor, since these can be revised.
**Stamp duty and registration are separate from GST.** In West Bengal, stamp duty typically runs 6-7% of the property's value depending on the corporation zone (urban areas generally attract a slightly higher rate than rural/panchayat areas), plus a 1% registration fee. These apply to both resale and new-launch/under-construction purchases at the time of registration, regardless of GST.
**Why the effective comparison matters.** When comparing an under-construction flat's headline price against a ready-to-move flat, don't just compare base prices — add GST to the under-construction figure and compare the true all-in cost. In some cases, the price gap narrows or even reverses once GST is factored in, which changes the calculus significantly.
**Other charges to budget for**, common to both resale and new-launch purchases: legal/documentation charges, home loan processing fees (typically 0.5-1% of loan amount), and society/maintenance deposits collected at possession. None of these are large individually, but together they typically add another 2-4% on top of the property price and applicable taxes.
**A practical tip:** ask your developer for a complete cost sheet that breaks out base price, GST, stamp duty estimate, registration, and any other charges as separate line items before you commit — a single all-inclusive number without a breakdown makes it hard to compare offers fairly across projects.
Our team at Lanivas Properties can walk you through a full cost breakdown for any specific listing, so you're comparing true landed costs, not just advertised base prices.