Gulshan Empire Payment Plan & Booking Process
How a home at Gulshan Empire, Wave City is paid for — stage by stage. From the founding-resident EOI and the early-bird advantage, through allotment, the Agreement for Sale and construction-linked milestones, to registration. We publish the structure and mark every figure indicative until the developer confirms it.
Project RERA: UPRERAPRJ166511/05/2026 (as filed by the developer) · Verify on up-rera.in
Marketed by Vidastu Advisory · UP-RERA Agent UPRERAAGT000309/01/2026 · No buyer-side fees
Gulshan Empire, by Gulshan Empire Estate LLP at Wave City, Ghaziabad (RERA UPRERAPRJ166511/05/2026), is paid in milestones. The developer’s price list (w.e.f. 4 May 2026) offers two plans — a 14-milestone construction-linked plan and a leaner 9-milestone plan, both starting with 10% on booking and 20% within 30 days, then instalments tied to slabs through to possession. Your EOI (indicative ₹10 L for the 3 BHK + Servant Room, officially “Helper’s Room”; ₹15 L for the 4 BHK + SR) is adjusted into the booking, and under RERA at least 70% of receipts are ring-fenced in the project account. Indicative, subject to change — confirm on the developer’s written cost sheet. Last updated: 5 June 2026.
The Structure, Stated. The Numbers, Hedged.
Most sites for this project show only “Price on Request” — no booking amount, no milestone logic, no possession date. We take the opposite view: explain how the plan works, name the figures that are reliably known, and clearly flag the ones only the developer can confirm.
And we no longer have to hedge the milestone split: the developer’s price list (w.e.f. 4 May 2026) publishes two exact schedules — a 14-milestone construction-linked plan and a 9-milestone plan — both reproduced in full below. We still confirm the IFMS rate, possession charges and your final figures in writing against the developer’s cost sheet and the Agreement for Sale before you commit.
| Element | Per the price list (w.e.f. 4 May 2026) |
|---|---|
| EOI / token amount | ₹10 L (3 BHK) · ₹15 L (4 BHK) — indicative |
| Booking amount | 10% of unit cost |
| Payment-plan options | 14-milestone CLP or 9-milestone plan |
| Basic sale price (BSP) | ₹10,500 / sq ft (incl. parking, club, 3 KVA) |
| PLC (preferential location) | ₹0–500 / sq ft, per floor-and-view schedule |
| Floor-rise | none — covered by the PLC schedule |
| IFMS & possession charges | ₹50/sq ft + advance maintenance, club, connections |
| GST & statutory charges | extra, as applicable |
Figures per the developer’s price list (w.e.f. 4 May 2026); indicative and subject to written confirmation. Full pricing page →
From EOI to Possession, in Seven Stages.
The path from registering interest to holding the keys is the same for every founding resident. Here is the full sequence — what happens, what you pay, and where RERA protects you at each step.
Register your Expression of Interest (EOI)
Submit an EOI with the indicative token — ₹10 lakh (3 BHK + SR) or ₹15 lakh (4 BHK + SR) — to enter the founding-resident window and the early-bird advantage. Confirm the current EOI amount, the applicable rate and the refund/adjustment terms in writing before you pay.
Choose your unit & receive allotment
On launch, EOI holders pick tower, floor and view in registration order and receive a provisional allotment letter quoting the agreed rate, configuration (2,075 or 2,750 sq ft) and the PLC for the chosen floor and view (per the floor-and-view schedule — there is no separate floor-rise charge). Your EOI token is adjusted into the booking amount — compare the two floor plans first.
Pay the booking amount & complete KYC
Top up to the booking amount — typically around 10% of the unit cost, per the developer cost sheet — and submit KYC and co-applicant details. All payments go to the project’s RERA-designated bank account, never to an agent or any individual.
Sign the Agreement for Sale (AFS)
Within the RERA timeline the developer issues the AFS, recording the RERA carpet area, your chosen payment plan, the milestone schedule and the proposed completion date of 12 February 2031. The AFS — not any brochure or webpage — is the binding contract; read every clause, including cancellation and forfeiture, before signing.
Arrange your home loan (optional)
If funding through a bank, apply once the AFS is signed; sanction is generally based on the agreement value. Under a construction-linked plan the lender disburses against the same milestones the developer raises, and you typically service pre-EMI — interest on the amount disbursed so far — through the build.
Pay construction-linked milestones into escrow
The balance is paid as the developer reaches each stage — foundation, slabs, brickwork, finishing — with every demand tied to verifiable progress. Under RERA, at least 70% of the amounts collected sit in the project escrow account and may be drawn by the developer only for construction, in proportion to completion.
Settle final dues, register & take possession
On the offer of possession (after the occupancy certificate), clear the final instalment, IFMS, GST and statutory dues, pay stamp duty and registration, and execute the sale deed. Expected possession is December 2030 (tentative); the RERA-filed proposed completion is 12 February 2031 — no date is guaranteed.
Sequence and timelines indicative; the booking form and Agreement for Sale govern. See how to verify the project on up-rera.in →
Both Milestone Schedules, in Full.
The developer’s price list (w.e.f. 4 May 2026) sets out two payment plans. Option 1 is a 14-milestone construction-linked plan — outflow spread thinly across the build. Option 2 is a leaner 9-milestone plan with fewer, larger demands. Both open with 10% on booking and 20% within 30 days, both end with possession charges, and both adjust your EOI into the booking. Each total is exactly 100% of the unit cost (BSP + PLC); GST/taxes and possession charges are extra.
Option 1 — Construction-Linked (14 milestones)
| Milestone | % of unit cost |
|---|---|
| On booking | 10% |
| Within 30 days of booking | 20% |
| On casting of raft / foundation | 6% |
| On casting of 1st floor slab | 6% |
| On casting of 4th floor slab | 6% |
| On casting of 7th floor slab | 6% |
| On casting of 10th floor slab | 6% |
| On casting of 13th floor slab | 6% |
| On casting of 16th floor slab | 6% |
| On casting of 22nd floor slab | 6% |
| On casting of 28th floor slab | 6% |
| On casting of top floor slab | 6% |
| On start of external paint | 5% |
| On offer of possession + possession charges | 5% |
Totals 100% of the unit cost. Lowest single demand at any stage — outflow paced to construction.
Option 2 — Fewer Milestones (9 milestones)
| Milestone | % of unit cost |
|---|---|
| On booking | 10% |
| Within 30 days of booking | 20% |
| On casting of 1st floor slab | 10% |
| On casting of 7th floor slab | 10% |
| On casting of 14th floor slab | 10% |
| On casting of 21st floor slab | 10% |
| On casting of top floor slab | 10% |
| On start of external paint | 10% |
| On offer of possession + possession charges | 10% |
Totals 100% of the unit cost. Fewer, larger demands — front-loaded relative to Option 1 after the first slab.
CLP vs fewer milestones — the trade-off. Both plans front-load the same 30% (10% booking + 20% within 30 days), so the early commitment is identical. The difference is everything after the first slab: Option 1 splits the next 70% into eleven 5–6% demands strung along the build, which eases cash-flow and keeps your money in your hands longer — useful on a construction-linked home loan, where the bank disburses against these same slabs. Option 2 collapses the build into six 10% demands, so each cheque is larger and arrives sooner against progress; it suits buyers with funds ready who prefer fewer transactions and a cleaner schedule. Neither plan’s price differs on the list — but any rate or early-bird differential between them is a developer call, so ask.
Through Sachin Bansal we negotiate directly with the developer on your behalf — early-bird windows, unit-specific deals and the voluntary package are all on the table. Outcomes rest with the developer and live inventory, but the asking never improves if nobody pushes. No buyer-side fees, ever. Ask us to negotiate for you →
Both schedules are reproduced from the developer’s price list (w.e.f. 4 May 2026); they are indicative and subject to change — the Agreement for Sale and the developer’s written cost sheet govern. Possession charges, GST and taxes are additional to the 100% above. Delay interest: on developer delay, compensation accrues per UP-RERA rules — the SBI home-loan MCLR (annual) plus 1%. TDS: deduction of tax at source on your payments is the buyer’s responsibility under the Income Tax Act, 2025. See the price page and EOI page for the figures.
The 70% Rule, in Plain Terms.
A payment plan is only as safe as the account it flows into. RERA was written precisely to stop builders diverting buyer money between projects — and it changes how you should pay.
Under Section 4(2)(l)(D) of the Act, the developer must deposit at least 70% of the amounts realised from buyers into a separate escrow account for this project alone — withdrawable only for land and construction cost, only in proportion to the stage of completion, and certified by an engineer, an architect and a chartered accountant. That is why milestone demands must track real progress, not a calendar.
The practical rule for you is simple: pay only into the project’s collection account, by traceable banking channel, never into an individual’s or an agent’s account. As a transparency point, the developer’s price list (w.e.f. 4 May 2026) prints a project-specific collection account — cheque/DD favouring “Gulshan Empire Estate LLP Collection A/C for Gulshan Empire”, A/c 777705628601, ICICI Bank, Raj Nagar, Ghaziabad. That is the account as printed on the official price list (not independently escrow-verified by us); always confirm the current details on the up-rera.in portal and the developer’s demand letter before transferring.
| Safeguard | What it means for you |
|---|---|
| 70% escrow rule | ≥70% of receipts ring-fenced for this project |
| Stage-wise withdrawal | drawn only against certified progress |
| Collection account (per price list) | ICICI Bank, Raj Nagar · A/c 777705628601 |
| Account name | Gulshan Empire Estate LLP Collection A/C for Gulshan Empire |
| Carpet area in AFS | RERA carpet area stated in your agreement |
| Pay-to | project collection account only — never an agent |
| Where to verify | up-rera.in |
Account as printed on the developer’s price list (w.e.f. 4 May 2026) — presented for transparency, not independently escrow-verified by us; details may change. Confirm on the live portal and on the developer’s demand letter before paying.
Financing a Home Still Under Construction.
Most buyers fund part of a purchase this size with a home loan — and how the bank disburses changes what you pay each month during the build.
Timing & disbursement. You typically apply for sanction once the Agreement for Sale is signed, since the lender underwrites against the agreement value. On a construction-linked plan the bank then releases money against the very same milestones the developer raises, so the loan moves in step with the project — your own contribution (margin) usually goes in first, the bank funds the balance stage by stage.
Pre-EMI vs full EMI. While the loan is disbursed in parts, you generally pay pre-EMI — interest only on the amount drawn so far. Full EMI (principal plus interest) begins once the loan is fully disbursed, usually around possession. Pre-EMI keeps outflow lower during construction but doesn’t reduce principal — weigh it against starting full EMI early.
Loan timeline at a glance
| Apply for sanction | after AFS is signed |
| Basis of sanction | agreement value |
| Disbursement | against construction milestones |
| During construction | pre-EMI (interest on amount drawn) |
| From full disbursement | full EMI (principal + interest) |
| Your margin | paid first, per lender norms |
Indicative and lender-specific; sanction, rate and tenure are at the bank’s discretion. We can introduce you to a panel banker on request. See the cost components →
The Charges a Payment Plan Doesn’t Cover.
A payment plan schedules the consideration — basic sale price plus PLC (there is no separate floor-rise charge). Several other heads are billed separately, mostly at offer of possession, and all on saleable area. Insist on an all-in cost sheet before you commit, so nothing surprises you later.
| Charge | Indicative basis |
|---|---|
| GST (under-construction) | 5% on consideration, no ITC (non-affordable) |
| Stamp duty (Ghaziabad) | ~6–7% by buyer category |
| Registration | 1% |
| IFMS (maintenance security) | ₹50 / sq ft (saleable) |
| Advance maintenance & club | one year each, at possession |
| Connections (water, electricity, IGL gas) | pro-rata, at possession |
Per the developer’s price list (w.e.f. 4 May 2026); all possession charges on saleable area, GST/taxes extra. Stamp duty is charged on the higher of circle rate or transaction value; statutory rates apply as on the date of payment. Confirm all heads on the cost sheet.
GST currently applies at 5% without input tax credit on non-affordable under-construction homes, charged on instalments as they are billed — both Gulshan Empire configurations sit well above the affordable threshold. Stamp duty and registration in Ghaziabad broadly run 6–7% plus 1% depending on buyer category; confirm the precise rate and any concession on the IGRSUP portal at registry.
Good news on two heads: the BSP already includes one covered car parking and the club-membership fee, so they are not billed again — only the one-year advance club usage and advance maintenance fall due at possession, alongside IFMS at ₹50/sq ft. The honest way to compare two units, or two projects, is on the all-in number, not the headline rate. Ask us for that sheet for your preferred tower and floor.
List basic unit cost at ₹10,500/sq ft per the price list (w.e.f. 4 May 2026); early-bird from ~₹1.98 Cr* / ~₹2.62 Cr* on select units. BSP-only; PLC, GST & statutory charges extra. 3 BHK detail · 4 BHK detail.
Get Your Personal Payment Schedule & Cost Sheet.
Tell us your preferred configuration and we’ll send the current cost sheet, the applicable payment-plan options and the early-bird rate — line by line, on WhatsApp.
Limited early-bird pricing applies on select units — confirmed in writing. Indicative EOI: ₹10 L (3 BHK) · ₹15 L (4 BHK), adjusted into your booking. No buyer-side fees.
Request the cost sheet
BSP · PLC · GST · payment-plan options · all-in total, for your configuration.
Received!
Sachin will send your cost sheet and payment-plan options on WhatsApp shortly.
By submitting you consent to be contacted about this project and to your details being shared with the RERA-registered promoter. No spam · no buyer-side fees.
Payment Plan — FAQ
What is the payment plan for Gulshan Empire?
The developer’s price list (w.e.f. 4 May 2026) sets out two payment plans. Option 1 is a construction-linked plan of 14 milestones: 10% on booking, 20% within 30 days, then 6% at each of the raft/foundation, 1st, 4th, 7th, 10th, 13th, 16th, 22nd, 28th and top slabs, 5% at start of external paint and 5% at offer of possession plus possession charges. Option 2 has 9 milestones: 10% booking, 20% within 30 days, then 10% at each of the 1st, 7th, 14th, 21st and top slabs, 10% at start of external paint and 10% at possession plus possession charges. Both adjust your EOI (indicative ₹10 lakh for the 3 BHK + SR, ₹15 lakh for the 4 BHK + SR) into the booking. Figures are indicative and subject to change — confirm the current schedule on the developer’s written cost sheet.
How much is the booking amount or EOI for Gulshan Empire?
The indicative Expression of Interest (EOI) amount is ₹10 lakh for a 3 BHK + SR (2,075 sq ft) and ₹15 lakh for a 4 BHK + SR (2,750 sq ft), credited towards your booking. The booking amount is then typically around 10% of the unit cost per the developer cost sheet. Confirm the current EOI amount, the early-bird rate and the refund and adjustment terms in writing before paying anything.
What is a construction-linked payment plan (CLP)?
A construction-linked plan ties each instalment to a stage of construction — booking, foundation, completion of slabs/floors, external paint and offer of possession. You pay only as the developer reaches each milestone, which spreads outflow over the build period. For Gulshan Empire this is Option 1 on the developer’s price list (w.e.f. 4 May 2026): 14 milestones beginning 10% on booking and 20% within 30 days, then eleven demands of 5–6% through the slabs and external paint to possession. The Agreement for Sale records the same schedule for your unit — confirm it in writing.
Is my money protected under RERA for Gulshan Empire?
Yes. Under Section 4(2)(l)(D) of RERA, at least 70% of the amounts you pay must be deposited in a separate project account and can be withdrawn by the developer only to cover land and construction cost, in proportion to the stage of completion certified by an engineer, architect and chartered accountant. The developer’s price list (w.e.f. 4 May 2026) prints a project-specific collection account: cheque/DD favouring “Gulshan Empire Estate LLP Collection A/C for Gulshan Empire”, A/c 777705628601, ICICI Bank, Raj Nagar, Ghaziabad. Pay only into the project account printed on the official price list and demand letter — and never to any individual or agent. Always confirm the current account on the up-rera.in portal before transferring.
Can I take a home loan for Gulshan Empire and what is pre-EMI?
Yes. Most leading banks fund under-construction homes; you typically apply once the Agreement for Sale is signed, and sanction is based on the agreement value. Under a construction-linked plan the bank disburses against the same construction milestones the developer raises. During construction you usually pay pre-EMI — interest only on the amount disbursed so far — with full EMI (principal plus interest) beginning after the loan is fully disbursed, generally near possession.
Are GST and stamp duty included in the Gulshan Empire payment plan?
No. The payment plan stages the consideration — basic sale price (BSP) plus PLC; there is no separate floor-rise charge. GST on under-construction homes (currently 5% without input tax credit on non-affordable units), and Ghaziabad stamp duty and registration (broadly 6–7% plus 1% depending on buyer category), are charged separately, with GST/taxes applicable on everything. The BSP already includes 3 KVA power back-up, one covered car parking and the club-membership fee. At offer of possession you also pay possession charges per the developer’s price list (w.e.f. 4 May 2026): IFMS at ₹50/sq ft, one-year advance maintenance and club usage, water/sewerage, electricity for common areas and piped-gas connection charges (pro-rata), and stamp duty/registration — all on saleable area. Ask for an all-in cost sheet so every line is visible before you commit.