Short answer: An agreement for sale under RERA is the main contract between you and the developer for an under-construction home. It fixes the carpet area, the price, the payment schedule, the possession date and what happens if either side does not keep its promises. Under the RERA Act 2016, a developer cannot take more than 10% of the cost of the home as an advance without first signing and registering this agreement with you.
For a home in a large new project, the agreement for sale is the document you will rely on for years. This guide walks through the clauses that matter most, explains what the law says about them, and lists the questions to ask before you sign. It is general information, not legal advice, so always have the final draft checked by your own lawyer.
Why the agreement for sale matters
Before RERA, agreements were often one-sided and buyers had little say in their terms. The RERA Act 2016 changed that. In Maharashtra, MahaRERA has prescribed a model form of agreement for sale, and certain buyer protections cannot be removed by the developer.
Two rules are worth knowing from the start:
- No sale before registration. Under Section 3 of the RERA Act, a project cannot be advertised for sale, booked or sold until it is registered with RERA. So no agreement for sale can be signed for a project that is still pending registration.
- The 10% limit. Under Section 13, the developer cannot accept more than 10% of the cost as an advance or application fee before a written agreement for sale is signed and registered.
This is why it helps to understand the agreement early. Adani Bandra Reclamation, for example, is at the pre-launch stage and pending registration under RERA, so its agreement for sale will only be available once registration is granted. Read our guide on what you can do before RERA registration to see how to prepare in the meantime.
The key clauses in an agreement for sale under RERA
| Clause | What to check |
|---|---|
| Carpet area | The exact RERA carpet area of the home, plus any balcony or terrace area shown separately |
| Total price | The full price, what it includes, and which taxes and charges are extra |
| Payment schedule | Instalments linked to construction stages, not just to dates |
| Possession date | The date the developer commits to, as declared on RERA |
| Delay | Interest or refund if possession is late |
| Defect liability | Five years for structural defects from the date of possession |
| Common areas | Amenities, parking and common areas, and how they will be handed over |
| Cancellation | What happens, and what is deducted, if you or the developer cancels |
1. Carpet area
RERA requires the home to be sold on carpet area: the net usable floor area inside the walls, excluding external walls, service shafts, exclusive balconies and open terraces. Balconies and terraces should be listed separately. Check that the carpet area in the agreement matches the area in the RERA registration and the floor plan. Our guide on carpet area vs built-up area vs super built-up area explains the difference in simple terms.
2. Price and what it includes
The agreement should state the total price clearly, and list what is included: the home, parking, use of amenities, and any extras. Stamp duty, registration fees, GST, maintenance deposits and society charges are usually extra. Ask for a full cost sheet and compare it with the agreement. See our guide to the cost of buying a flat in Mumbai for the charges that sit above the base price.
3. Payment schedule
Under-construction homes are usually paid for in instalments linked to construction milestones, such as completion of the plinth, slabs and finishing work. Check that each stage is clearly defined, so you only pay when that stage is reached. Our guide to the Adani Bandra Reclamation payment plan explains how stage-linked payments work under RERA.
4. Possession date and delay
The agreement must state the possession date. If the developer fails to hand over the home by that date, Section 18 of the RERA Act gives you a choice: withdraw from the project and get a refund with interest, or stay in the project and receive interest for every month of delay until possession. Check how the agreement handles “force majeure” events, and make sure they are limited to genuine events beyond the developer’s control.
5. Structural defect liability
Under Section 14 of the RERA Act, if you find a structural defect, or a defect in workmanship, quality or services, within five years of possession, the developer must fix it at no cost to you. Note the date of possession carefully, and keep records. Our flat possession checklist explains what to inspect and collect when you take the keys.
6. Common areas, amenities and parking
The agreement should describe the common areas and amenities, and how they will be transferred to the society or association of buyers. Parking allotted to you should be recorded in writing, with its number and location. For a project with a large amenity list, check what is included in the price and what may be charged separately.
7. Changes to plans
Under Section 14, once the plans and specifications are disclosed, the developer cannot make additions or changes to your home without your consent. Larger changes to the building need the consent of at least two-thirds of the buyers. Read this clause carefully and note how you will be informed of any proposed change.
8. Cancellation and transfer
Check what happens if you cancel, and what amount may be forfeited. Also check what happens if the developer cancels, and how quickly any refund must be made. If you may want to sell or transfer the home before possession, ask how that will work.
Before you sign: a short checklist
- Check the project’s registration on the MahaRERA website. Our guide explains how to check MahaRERA registration step by step.
- Compare the agreement with the model form prescribed by MahaRERA, and note any differences.
- Match the carpet area, floor plan and specifications with the RERA registration.
- Ask for title documents and approvals. See our list of documents to check before buying an under-construction flat.
- Have your own lawyer review the final draft before stamp duty is paid and the agreement is registered.
- If you are an NRI or will not be present, read our guide to power of attorney for NRI property purchase.
What this means for Adani Bandra Reclamation buyers
Adani Bandra Reclamation is planned as a 26-storey sea-front tower at Bandra Bay, beside the Bandra-Worli Sea Link, with 3 BHK, 4 BHK Sea Suite and 5 BHK Sea Mansion residences. Prices start at Rs 29 Cr* onwards for the 3 BHK. Carpet areas, the payment plan and the possession date have not been published yet, and will be confirmed on RERA registration.
Until then, no agreement for sale can be signed. What you can do is enquire, ask to be updated when registration is granted, and prepare your documents and finances. Our guide to buying a pre-launch home in Mumbai explains the steps. For the full project overview, visit the Adani Bandra Reclamation homepage.
Related guides
- Adani Bandra Reclamation RERA status: registration, possession date and what to check
- 12 questions to ask before buying an ultra-luxury home in Mumbai
- High floor vs low floor flat: how to choose in a sea-facing tower
- Adani Bandra Reclamation clubhouse: what the grand clubhouse is planned to offer
Frequently asked questions
What is an agreement for sale under RERA?
It is the written contract between the buyer and the developer for an under-construction home. It sets out the carpet area, price, payment schedule, possession date and the rights of both sides.
Can a developer take a booking amount before the agreement for sale?
Under Section 13 of the RERA Act, a developer cannot take more than 10% of the cost of the home as an advance or application fee without first signing and registering a written agreement for sale.
Can I sign an agreement for sale for Adani Bandra Reclamation now?
No. The project is pending registration under RERA, so no bookings, sale agreements or allotments can be made until registration is granted. You can enquire and ask to be updated.
What happens if possession is delayed?
Under Section 18 of the RERA Act, you can either withdraw and get a refund with interest, or stay in the project and receive interest for every month of delay until possession.
How long is the developer responsible for structural defects?
Under Section 14 of the RERA Act, the developer must fix structural defects, and defects in workmanship, quality or services, reported within five years of possession, at no cost to the buyer.
Get the brochure, floor plans and price details
To be updated when Adani Bandra Reclamation is registered under RERA, or to get the brochure, floor plans and price details, message us on WhatsApp, call +91 80503 63647 or send an enquiry. Zero brokerage and a priority site visit are available on request.
RERA notice: Adani Bandra Reclamation is pending registration under RERA – as per Section 3 of the RERA Act 2016, no bookings, sale agreements or allotments shall be made until registration is granted, and the information here is for awareness only.
*Indicative, as per developer-authorised listings (September 2026), approximate, exclusive of statutory charges, and subject to change. Areas, layouts and pricing do not constitute an offer and will be confirmed on RERA registration. Images: artist’s impressions, indicative only.
This is a marketing page and is not the official Adani Realty website. The project is developed by Adani Realty; all trademarks and project names belong to their respective owners and are used here solely to identify the project represented.
