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Buyer Guide

Under-Construction vs Ready-to-Move: Brickplot Data Verdict 2026

8 April 2026 · 8 min read

Brickplot analysed 847 tracked projects to settle the under-construction vs ready-to-move debate — appreciation, delay costs, GST impact and a clear decision framework.

The Oldest Debate in Indian Real Estate — Settled With Data

Ask a builder and they will say under-construction offers better price appreciation. Ask a buyer who got burned in 2015–2020 and they will say ready-to-move is the only safe option. The Brickplot dataset — covering 1,745 tracked projects across Bangalore, Hyderabad, Pune, Mumbai and NCR — lets us give a data-grounded answer for 2026.

What Brickplot Data Shows

Across 847 projects with both UC launch price and final RTM price data, the median price appreciation from launch to RTM handover was 19.4% in nominal terms over 3.5 years. Adjusted for CPI inflation (5.2% per annum average), real appreciation was approximately 6.1% — barely ahead of a fixed deposit.

The distribution is wide. The top quartile of projects (by Brickplot Score at launch) delivered 31% nominal appreciation. The bottom quartile delivered 8% or less. The quality of the project at the time of booking — not the UC/RTM status itself — is the primary driver of returns.

Delivery Delays: The Hidden Cost

Of 847 projects in the dataset, 61% experienced at least one RERA extension filing. The median delay for delayed projects was 14 months. The carrying cost of a 14-month delay on a ₹1 crore loan at 9% interest is approximately ₹10.5 lakh — effectively wiping out the UC discount on a ₹1.2 crore apartment.

Tax Efficiency: UC Wins for End-Users

GST applies on under-construction flats at 5% of agreement value. Ready-to-move flats attract nil GST. On a ₹1 crore property, this is a ₹5 lakh difference. Home loan interest deduction under Section 24(b) applies from the year of possession; pre-possession interest is deductible in five equal instalments from possession year.

When to Choose Under-Construction

  • Developer has 5+ completed projects with verified RERA possession certificates.
  • Project is 60–70% constructed at the time of booking.
  • You have a current home and are not dependent on this property for housing within 24 months.
  • Brickplot Score at launch is above 70/100 — projects above this threshold delivered on time at a 2.3× higher rate.

When to Choose Ready-to-Move

  • This is your primary residence and you need to move within 6 months.
  • Developer has a poor or no delivery track record on RERA portal.
  • You cannot service a home loan EMI alongside existing rent for an extended period.
  • Project Brickplot Score is below 65/100.

The Brickplot Verdict

Under-construction is superior in return potential only when the developer has a strong track record and the project scores above 70 on the Brickplot framework. Ready-to-move is the rational default for first-time buyers, buyers with housing urgency, and any project where the builder's RERA filing history shows gaps or extensions. The UC discount pays for itself financially only in the top quartile of projects.

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