How booking a home at The Palatial works, from expression of interest to registered agreement

This post walks through how a booking at The Palatial by Hero Homes in Sector 104, Gurugram, usually proceeds, in the order things happen. It is a general guide based on the Real Estate (Regulation and Development) Act, 2016 (RERA) and common practice in Haryana. The developer's own documents decide the exact terms, and they can differ. The checks to run on the project itself are in our HARERA checklist before booking; this post covers the sequence of steps. This site is run by a channel partner, not the developer.

Step 1: Expression of interest

An expression of interest (EOI) is a request to be considered for a unit. It usually comes with a refundable amount and gives no right to a specific home. Before paying anything, get in writing whether the amount is refundable, in how many days, and whether any deduction applies. Pay only to the account named in the developer's documents, never in cash, and keep the receipt.

Step 2: Application form

The application form records your details, the configuration you want and the payment plan you choose. It usually carries the booking amount. Read the terms attached to it. They often set cancellation deductions before an agreement is signed. You will need PAN, address proof and photographs for each applicant. Decide now who the applicants are. Changing names later is slow and may cost money, and the choice affects stamp duty.

Step 3: Allotment letter

The allotment letter names your tower, floor and unit, the carpet area, the base price and the payment plan. Check the carpet area against the RERA definition: the net usable floor area inside the walls, excluding external walls, service shafts, balconies and open terraces. A 3.5 BHK is listed at 2,833 sq ft (263.1 sq m) and a 4.5 BHK at 3,457 sq ft (321.1 sq m) in project material; check which measure these figures refer to in your documents. The allotment stage is also when the 13 interior options are set out, covered in a separate post.

Step 4: The 10% rule

Section 13 of RERA says a promoter cannot accept more than 10% of the cost of the apartment as an advance or application fee before a written agreement for sale is executed and registered. Add up everything you have paid so far, including the EOI. If a payment would take you above 10% before the agreement is registered, ask why in writing before paying.

Step 5: Agreement for sale and registration

The agreement for sale is the main contract. It fixes the price, the payment schedule, the possession date, the specification, the penalties on both sides and the defect liability. RERA sets a 5-year liability for structural defects and workmanship from possession. Read the full draft before the signing date, and have a lawyer you appoint read it too. The agreement is then registered at the sub-registrar's office. Stamp duty in urban Haryana was 7% for men, 5% for women and 6% for joint owners at the time of writing; check current rates. Registration charges are extra.

Step 6: The payment schedule

The payment plan is in the price sheet and the agreement. Plans in this segment are usually linked to construction stages or to dates. Each demand letter should name the stage reached. GST at 5%, without input tax credit, applies to each instalment on an under-construction home. Base prices on the price list exclude stamp duty, registration, GST and other statutory charges, and prices change. RERA requires 70% of buyer receipts for a project to go into a separate account for that project.

Which HARERA phase covers your tower

The Palatial is registered with HARERA Gurugram in phases. The registrations we have are Phase 1 (RC/REP/HARERA/GGM/907/639/2025/10), Phase 2 (RC/REP/HARERA/GGM/908/640/2025/11) and Phase 4 (RC/REP/HARERA/GGM/906/638/2025/09). This site does not state which of the five towers falls in which phase, or the possession date of each phase. Both are in the registration documents. Ask the developer which registration covers your tower, and check that the number on your allotment letter and agreement matches it. The possession date in your agreement should match the one in that registration.

Home loans

Apply for loan sanction early, ideally before the allotment letter. Ask which banks have approved the project and check with the bank directly. Disbursement usually follows the construction-linked demands and needs the registered agreement and, often, a tripartite agreement between you, the bank and the developer. Your own contribution is paid first. Keep the bank informed of each demand so disbursements are not delayed.

What the channel partner does and does not do

We explain the project, share the price sheet, floor plans and specification schedule, arrange site visits, and pass your application and documents to the developer. We can walk you through each step above. We do not set prices, allot units, collect payments into our own account, sign agreements for the developer, or give legal or tax advice. Commitments count only when the developer puts them in writing. See about the developer for who Hero Homes is, and contact us to start.