Things to Check Before Buying a Flat in Hyderabad:

I have put together this checklist to evaluate apartments in Hyderabad. This isn’t about brochure highlights, it’s the real stuff that matters when you're putting down 1 Cr – 2 Cr of your hard-earned money.

I. Legal & Land-Related Checks

•Check builders history of timely delivery for under construction projects before investing.

•RERA & HMDA approvals: Always ask for both. Panchayat layouts are riskier, especially on the outskirts.

•Title documents: Get the title flow, ULC clearance, and link documents reviewed by your own lawyer—not just the builder's.

•Lake/Nala buffers: Check if the project is close to a lake, stormwater drain, or FTL zone. Use Dharani & Google Maps to check old water bodies.

•HT lines and road reservations: Avoid flats near high tension lines or land marked for road widening in HMDA plans.

•̐RERA registration: Look up the project on the TS-RERA website to verify builder claims.

II. Project Quality & Flat Layout

•Carpet vs built-up area: You’re often paying for 1600 sft but using ~900sft. Ask for the clear unit plan.

•Flat-to-lift ratio: Anything more than 6 flats per floor per 2 lifts becomes a headache. Also check for a separate service lift.

•Construction quality: Tap the walls, check for hollow blocks, poor tiling, or thin partition walls.

•Natural light & privacy: Corner or 3-side open flats are worth the premium. Avoid low floors near STP or generators.

•Water supply: HMWS&SB connection is ideal. If it’s only borewell + tanker, be cautious.

III. Practical Livability Checks

•Visit during peak hours: Check commute and traffic during rush hour.

•Rain check: Visit during or after monsoon rain as many roads and basements flood in newer outskirts.

•Fire safety: For towers above 15 floors, verify fire exits, sprinklers, and refuge areas are as per norms.

•Clubhouse/amenities ownership: Clarify if they’ll be owned by the society or builder. Many don't hand them over fully.

IV. Financial Clarity

•Detailed cost sheet: Demand a breakup : base price, floor rise, GST, registration, corpus, etc. Don’t just look at per sft rates.

•FOIR and EMI: Make sure your EMI + other loans don’t push your Fixed Obligations to Income Ratio above 45%.

These are few basic tips I have curated based on my knowledge, I started this thread so that we can share all the cautions a new buyer should give before buying a apartment in Hyderabad, feel free to add depth and new points to the list.