Hidden Costs When Buying a Prestige Property

Every flat purchase in Maharashtra carries three layers of cost on top of the base price. These are government levies, developer charges and loan costs. The table below shows the usual items with typical 2026 ranges.

Builder charge ranges draw on Square Yards' 2026 industry estimates. Each Prestige project sets its own figures, so match them against the official cost sheet.

Government charges make up the largest share of your extra spend, and you cannot negotiate them. Knowing them early helps you plan your down payment.

GST applies at 5% on an under-construction home in the non-affordable segment. It covers the base price and most builder charges in the agreement, such as parking and location premiums. Ready-to-move flats with an Occupancy Certificate carry no GST at all.

Stamp duty in Thane stands at 7% for a male buyer. That figure covers 5% stamp duty, 1% metro cess and 1% local body tax. Mumbai charges 6% because the local body tax does not apply there. Women buying in their sole name get a 1% concession in both cities.

Registration adds 1% of the property value, but Maharashtra caps it at ₹30,000 for homes above ₹30 lakh. Here is how these three charges stack up on a ₹2 crore under-construction home in Thane:

• GST at 5%: ₹10,00,000
• Stamp duty at 7%: ₹14,00,000
• Registration fee: ₹30,000
• Total government charges: ₹24,30,000

That is over ₹24 lakh before you pay for interiors, parking upgrades or loan fees. Most banks leave stamp duty and registration out of the loan, so you pay these from savings.

Developer charges change the most from one project to the next, so read them closely. Large brands like Prestige usually show them clearly, but the totals still surprise first-time buyers.

A preferential location charge applies when your flat faces a garden, a lake or a better view. A floor rise charge adds a set amount per sq ft for each floor above a base level. On a high floor in a tall tower, these two items together can add several lakh rupees.

Car parking forms another major line. Many developers now include one slot with a 2 BHK and charge separately for a second slot. Under RERA, a builder cannot sell open parking, so this charge covers only covered or garage slots.

Club membership pays for access to the clubhouse, pool, gym and sports courts. Some developers fold it into the base price, while others list it as a one-time fee. The corpus fund, also called a sinking fund or maintenance deposit, builds a reserve for future repairs. The developer collects it and hands it over to the society once it forms.

A second wave of costs arrives just before you get the keys. Plan for these early, since they often fall due within a few weeks of the possession letter.

Advance maintenance tops this list. Developers usually collect several months of maintenance in advance, at a rate per sq ft of area. The developer also collects society formation charges, such as share money and an entry fee.

You will also pay for utility connections such as the electricity meter deposit and water connection. Property tax starts from possession, and the Thane Municipal Corporation bills it separately. Finally, budget for interiors, which can run into several lakh rupees even for a modest fit-out.

Your spending does not stop at possession. Monthly maintenance in a premium Thane tower can run into several thousand rupees. Large township projects with clubhouses, pools and landscaped greens tend to sit at the higher end.

GST can apply to these monthly bills too. Once your society maintenance crosses ₹7,500 per flat each month, 18% GST applies on the full amount. This rule kicks in when the society's annual turnover also crosses ₹20 lakh, which most large complexes do.

If you take a home loan, your bank adds its own set of charges. Banks usually charge a processing fee of about 0.25% to 1% of the loan amount. You also pay for legal and technical checks on the property, plus a small mortgage fee.

Many banks push home loan insurance at the time of sanction. It can help protect your family, but it remains optional. Compare the premium with a plain term insurance plan before you agree to bundle it into your loan.

The cost sheet tells you more than the brochure does. Ask the sales team for the full, all-inclusive version, and check these points before you pay anything.

• Confirm that the price uses RERA carpet area and note the super built-up area separately
• Check which charges sit inside the base price and which appear as separate lines
• Ask for the exact parking slot type, number and level in writing
• Confirm the number of months of advance maintenance and the rate per sq ft
• Check the corpus fund amount and when the developer will transfer it to the society
• Match the MahaRERA registration number on the cost sheet with the MahaRERA portal

Prestige Group brings over 40 years of experience and more than 300 delivered projects across India. The group also holds a CRISIL DA1+ developer rating, which reflects strong delivery and financial track record. That track record helps, but a careful cost-sheet check still protects your budget.

Prestige is now expanding from its southern base in Bangalore, Chennai and Hyderabad into prime Mumbai markets. Prestige Falcon City Thane on Ghodbunder Road, near Kapurbawdi Junction, marks the group's township push in Thane. Its 15-acre master plan covers 9 towers and 2,075 homes in 2, 3 and 4 BHK formats.

A township of this scale comes with a large clubhouse, basement parking and landscaped greens. Each of these shapes the club, parking and maintenance lines on the cost sheet. When you get the official cost sheet for Falcon City Thane, use this guide to read each line.