Under-Construction vs Ready-to-Move Property Calculator
Compare the true cost of both options — GST, pre-EMI interest, rent overlap and possession delay risk — not just the sticker price.
Property Prices
₹
₹
Possession & Payment Plan
24 months
Rent & Home Loan
₹
8.50%
20 yrs
Appreciation & Delay Risk
10.0%
7.0%
6 months
Enter both property prices to see the comparison.
Verdict
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Under-Construction — True Cost
Property Price₹0
GST (5% on Agreement Value)₹0
Pre-EMI Interest₹0
Rent During Wait₹0
Possession Delay Cost₹0
Total UC Cost₹0
Ready-to-Move — True Cost
Property Price (higher sticker)₹0
GST₹0 (Not Applicable)
Rent During Wait₹0 (Immediate Possession)
Total RTM Cost₹0
Break-Even by Possession Delay
On-time delivery (0 month delay)—
Delayed by 12 months—
Delayed by 24 months—
Formula Used
GST (UC only) = Agreement Value x 5%
Pre-EMI Interest = Loan Disbursed x Monthly Rate (per month of construction)
Rent During Wait = Monthly Rent x Months till Possession
True UC Cost = UC Price + GST + Pre-EMI Interest + Rent During Wait (+ Delay Cost)True RTM Cost = RTM Price + Immediate EMI (no overlap rent)
Net Difference = |True UC Cost - True RTM Cost|
UC vs RTM — Total Cost Comparison
Property Price
GST
Pre-EMI Interest
Rent During Wait
Delay Cost
RTM Total (Price Only)
Delay Sensitivity — Total UC Cost vs RTM Cost
Total UC Cost at delay
Total RTM Cost (constant)
Side-by-Side Comparison
Item
Under-Construction
Ready-to-Move
Outcome at 0 / 12 / 24 Month Delay
Delay
Total UC Cost
Total RTM Cost
Cheaper Option
⚠ Possession delays are common in Indian real estate — many under-construction projects run 6-24 months behind schedule. Figures above are illustrative estimates based on standard assumptions (80% loan-to-value, interest-only pre-EMI, staged/linear disbursement per payment plan). Always verify the builder's track record and RERA registration before booking. This is not financial advice.
★ Premium UC vs RTM Report — ₹99
True UC Cost
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True RTM Cost
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Verdict
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Net Difference
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Full cost breakdown — GST, pre-EMI, rent, delay risk
Side-by-side comparison table and delay sensitivity
Break-even analysis at 0 / 12 / 24 month delay
Appreciation insight for both options
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Frequently Asked Questions
Should I buy under-construction or ready-to-move property? +
It depends on your priorities. Under-construction (UC) property is typically 15–20% cheaper, offers a flexible payment schedule tied to construction stages, but attracts 5% GST on the agreement value. You also pay pre-EMI interest and rent simultaneously until possession, and Indian builders frequently delay delivery by 6–24 months, which erodes the price advantage. Ready-to-move (RTM) property costs more upfront but has no GST, no construction risk, no rent overlap, and you can inspect the actual unit before buying. If you need a home soon or want zero delivery risk, choose RTM. If you can absorb delay risk and want a lower entry price, UC can work — but budget for delays. Use the calculator above to compare your exact numbers.
Is GST applicable on ready-to-move property? +
No. Under GST law, ready-to-move-in properties that have received a completion certificate (CC) or occupancy certificate (OC) before sale are treated as immovable property, not a supply of service, so no GST applies. Only under-construction properties sold before completion attract GST — currently 5% on the agreement value for non-affordable housing (1% for affordable housing) without input tax credit. A ₹75 lakh under-construction flat attracts roughly ₹3.75 lakh GST, while an identical ready-to-move flat attracts none. Always confirm the project has received its CC/OC before assuming GST-free status.
What is pre-EMI in home loan? +
Pre-EMI is the interest-only payment you make on a home loan while your under-construction property is being built. As the bank disburses your loan in stages (linked to construction progress or a fixed schedule), you pay interest only on the amount actually disbursed each month — not the full sanctioned loan — and no principal is repaid. Once the property is ready and the full loan is disbursed, your full EMI (principal plus interest) begins. Pre-EMI can continue for months or years depending on delays, and none of it reduces your principal, which is why total pre-EMI outgo is an important hidden cost to budget for.
What is the risk of buying under-construction property in India? +
The primary risk is possession delay — Indian builders commonly deliver 6 to 24 months (sometimes years) behind the promised date, forcing buyers to pay pre-EMI interest and rent simultaneously for longer than planned. Other risks include builder financial distress or project stalling, quality or specification changes, litigation or title disputes, and cost escalation clauses. RERA registration helps — it mandates escrow of funds, project timelines and buyer compensation for delays — but enforcement varies by state. Always verify the project's RERA registration number, check the builder's delivery track record, and add a realistic delay buffer before committing.