The Real Estate (Regulation and Development) Act, 2016 applies to commercial projects just as it does to housing. In Gurgaon it is administered by the Haryana Real Estate Regulatory Authority (HRERA), Gurugram. The protections are the same, but some checks matter more for an office purchase. These are the ten we would run before paying anything.
1. Verify the registration yourself
Puri Aerosphere is registered as RC/REP/HARERA/GGM/1085/817/2026/57, dated 26.08.2026. Search the number on haryanarera.gov.in and download the registration certificate and the project details. Check that the promoter's name, the project name and the land area match what you are being told.
2. Check which phase you are buying into
The published floor plans are labelled Phase 1. Large projects are often registered in phases, each with its own registration and completion date. Confirm that the unit you are offered falls within the registration you have checked.
3. Note the declared completion date
The completion date declared for Aerosphere is June 2033. Under Section 18 of the Act, if the promoter fails to complete by the date in the agreement, the buyer is entitled to interest for the delay or, if they choose to withdraw, a refund with interest. The date in your agreement for sale is what counts. Make sure it matches the registration.
4. Insist on carpet area
RERA requires units to be sold on carpet area, defined in Section 2(k). Many commercial projects still quote super area in marketing. The agreement and the cost sheet must state the carpet area of your unit. On the published Phase 1 plan the typical office module is 715 sq.ft. carpet, against a marketed 1,430 sq.ft. Know which number you are paying for.
5. Watch the 10 percent line
Section 13 of the Act bars a promoter from taking more than 10 percent of the cost of a unit as an advance or application fee before a written agreement for sale is registered. An EOI of ₹10 lakhs against a ₹2.5 Cr unit is within that limit. Anything beyond 10 percent should only be paid once your agreement is registered.
6. Pay only the promoter
The developer's material states that the EOI is payable to Puri Constructions. Pay by cheque or bank transfer to the account named in the registration documents or in a letter on the developer's letterhead, never to an individual or an intermediary. Get a stamped receipt. Under Section 4, 70 percent of the amounts collected from buyers must be kept in a separate account and used for the project's construction and land cost.
7. Read the sanctioned plans, not the brochure
Ask for the approved building plans for your tower and floor, and compare them with the marketing floor plate. Look at the location of your unit, the core and any columns inside it. Under Section 14, the promoter cannot change sanctioned plans affecting your unit without your consent.
8. Be careful with assured returns and lease guarantees
Commercial projects are sometimes sold with an assured monthly return until possession, or a promise of a lease after completion. None is stated in Aerosphere's published material. Such schemes have come under scrutiny since the Banning of Unregulated Deposit Schemes Act, 2019. If one is offered to you, get it in the agreement itself, find out who pays it and ask how it is secured.
9. Price in the taxes and charges
- GST. Under-construction commercial property carries GST at a higher effective rate than housing, and the promoter can claim input tax credit. Confirm the rate on your cost sheet.
- Stamp duty and registration at Haryana rates, which differ for men, women and joint owners.
- TDS. For a purchase above ₹50 lakhs, the buyer deducts 1 percent TDS under Section 194-IA of the Income Tax Act and deposits it.
- Other charges. Parking, IFMS, power back-up and preferential location charges. Our price list page lists what to look for.
10. Understand what possession means
Possession should follow an occupation certificate from the competent authority. For an office, also check the fit-out period, who handles the internal works, the maintenance agreement you will be asked to sign, and when the common area maintenance charge starts. These affect when you can move in or start earning rent.
If something goes wrong
A buyer can file a complaint with HRERA Gurugram under Section 31. Keep every receipt, letter and email. Most disputes are much easier to resolve when the paperwork is complete from the start.
This checklist is general information, not legal advice. For a purchase of this size, a property lawyer's review of the agreement for sale is money well spent. You can read the developer's background before you go further.
