The deal
What is being bought, from whom, and on what terms.
Property
H-338, Second Floor, New Rajinder Nagar, New Delhi 110060. Entire second floor, without terrace roof rights. 200 sq yd plot, built-up approx. 1,323 sq ft (122.91 sq m). Plus a one-fourth undivided share of the stilt parking and servant space with common toilet. Freehold.
Seller
Gaurav Diwan, S/o Vipon Vinod
PAN AAKPD2969H · Resident Indian
Buyers, jointly 50:50
Vinod Anand, PAN ADUPA5544N
Smt. Binoo Anand, PAN AGUPA8469K
Varun is a non-financial co-applicant on the loan. Avisha is co-signee only; she pays nothing and services nothing.
Consideration
₹4,16,00,000
Circle-rate value only ₹70,81,413, so registering at 5.9× circle rate. No undervaluation risk.
Agreement to sell
Signed 5 Oct 2026, notarised
e-Stamp IN-DL15623105907114Y
Balance due to seller by 30 Oct 2026 under the ATS
People running this
Broker/dealer Sushil Gandhi · Loan DSA Amrita Roy (Urban Money) · CA Dheeraj
Why 15 October
Navratri 2026 runs 11 to 20 October and the whole period is self-auspicious, so no separate muhurat is strictly needed. Thursday 15 October is Panchami, a Purna tithi, on Guruvar: the best working day that week for property. Vijayadashami, 20 October, is the most auspicious day of the year but a public holiday, so the sub-registrar is closed. Griha pravesh is planned in two stages; see the Griha Pravesh tab.
The checklist
Grouped by when it is due. Tap to tick; ticks are saved on this phone only. Owner shown on each line.
Money
What has gone out already, what is still to arrange, and how the ₹4.16 cr splits.
| Date | Item | Amount | Detail |
|---|---|---|---|
| 3 Oct | Earnest, Vinod | ₹24,75,000 | Axis cheque 186959 |
| 3 Oct | Earnest, Binoo | ₹24,75,000 | Axis cheque 207587 |
| 7 Oct | e-Stamp duty, 6% | ₹24,96,000 | RTGS to PNB e-Stamping Collection a/c 16651062000017, IFSC PUNB0166510 |
| 7 Oct | e-Registration 1% + ₹4,000 mutation | ₹4,20,000 | RTGS to J R Associates, SBI a/c 4184838553, IFSC SBIN0001706 |
| 7 Oct | Brokerage, first part of ₹5,50,000 | ₹1,00,000 | Cash to Sushil Gandhi |
| Paid to date | ₹79,66,000 | ||
| When | Item | Amount |
|---|---|---|
| before 15 Oct | TDS, six Form 26QB | ₹4,16,000 |
| 15 Oct | Axis DD to Diwan | ₹3,50,00,000 |
| 15 Oct | Balance consideration, own funds (₹6,17,000 each parent) | ₹12,34,000 |
| at sanction | Processing fee, 10 bps + GST | ₹47,200 |
| at sanction | Insurance premium, if taken TBC | ₹50,000 |
| on completion | Brokerage balance (₹5,50,000 total, ₹1,00,000 paid) | ₹4,50,000 |
| Own funds still to go out (everything above except the DD) | ₹21,97,200 | |
Own cash, all in
Everything the family pays from its own pocket, excluding the ₹3.5 cr loan and the earnest money that is already part of the price:
| e-Stamp duty | ₹24,96,000 |
| e-Registration + mutation | ₹4,20,000 |
| TDS | ₹4,16,000 |
| Balance consideration | ₹12,34,000 |
| Processing fee | ₹47,200 |
| Brokerage, ₹5,50,000 total | ₹5,50,000 |
| Insurance, if taken | ₹50,000 |
| With insurance | ₹52,13,200 |
| Without insurance | ₹51,63,200 |
How the stamp duty is built up
Delhi stacks three charges on consideration. Base stamp duty by gender: male 6%, female 4%, joint male + female 5%. Then 1% MCD transfer duty on anything above ₹25 L, then 1% registration.
| Base stamp duty, joint rate 5% | ₹20,80,000 |
| MCD transfer duty, 1% | ₹4,16,000 |
| e-Stamp total, 6% | ₹24,96,000 |
| Registration, 1% | ₹4,16,000 |
| Mutation | ₹4,000 |
| Total registry cost | ₹29,16,000 |
Registering jointly (male + female) saves ₹4,16,000 against two male buyers.
Money coming in
₹50,00,000 fit-out DD to Varun, after registration. Plus a ₹69,750 deposit refund expected from the Vasant Kunj landlord.
The loan
Axis Bank term loan, 15 years. Serviced by Vinod and Binoo; Varun is a non-financial co-applicant.
Sanction
₹4,00,00,000
₹3,50,00,000 against the property + ₹50,00,000 fit-out, paid to Varun.
Terms
15 years, term loan; overdraft was declined. Bank valuation ₹5.8 cr, so LTV about 60%.
| Rate | EMI | Note |
|---|---|---|
| 7.25% | ₹3,65,145 | Best case |
| 7.30% | ₹3,66,273 | Quoted |
| 7.55% | ₹3,71,942 | If the 7 Oct repo rise passes through |
Prepayment mechanics
Online: minimum is the highest of 2% of outstanding, one EMI, or ₹1,000 (about ₹8 lakh here), and only once per financial year.
At a branch: minimum is one EMI, with no frequency cap.
Use the branch route. It is strictly more flexible.
Insurance Premium and policy type TBC
Amrita is pushing a 4-year ₹4 cr term cover. Premium believed ₹50,000; an earlier ₹4,00,000 figure is being challenged. Not legally mandatory. Still open: group credit-protect, or an individual term plan.
Work the loan out
Change anything; numbers update live. The baseline is the quoted deal: ₹4,00,00,000 at 7.30% over 15 years with no prepayment.
TDS, Form 26QB
Two buyers × three payment events = six forms. Total TDS ₹4,16,000.
| # | Buyer | Tranche | Amount paid | TDS |
|---|---|---|---|---|
| 1 | Vinod | Earnest | ₹25,00,000 | ₹25,000 |
| 2 | Binoo | Earnest | ₹25,00,000 | ₹25,000 |
| 3 | Vinod | Axis DD | ₹1,76,76,767 | ₹1,76,767 |
| 4 | Binoo | Axis DD | ₹1,76,76,767 | ₹1,76,767 |
| 5 | Vinod | Own funds | ₹6,23,232 | ₹6,232 |
| 6 | Binoo | Own funds | ₹6,23,232 | ₹6,232 |
| Total | ₹4,16,00,000 | ₹4,16,000 | ||
Tranche 2 (Axis DD) is deliberately grossed up so the net lands exactly on the ₹3,50,00,000 DD.
On every form
Total consideration ₹4,16,00,000, the full figure, not the half · Seller PAN AAKPD2969H · More than one buyer: Yes · More than one seller: No
Filing deadline Due
Within 30 days of month-end of payment: 30 November 2026.
Form 16B to seller Due
Issue to Gaurav Diwan by 15 December 2026.
Challan timing Not confirmed
Whether Axis needs a 26QB challan in hand before disbursing the DD is still unanswered. Dheeraj and Amrita to confirm before 15 October; the plan is to file all six before registration regardless.
Vastu, the flat
South-facing plot, east-facing flat. Road and gates to the south. Scored about 6.5/10 as drawn, 8/10 after the no-cost changes below. Staircase ascends clockwise, which is correct. All three toilets are attached to their own bedrooms and none faces the front door.
The five decisions that matter
- Master bedroom goes to the north-west, not the big north-east room.
- Shrine moves into the north-east corner.
- North-east room becomes the study and guest room around the shrine.
- Old west pooja room becomes a store.
- South-east bedroom is for visitors, not the resident couple.
Colour guidance
Pale and light everywhere; drawing and dining is the one warm room.
Master: white, cream, soft grey, pale blue. South-east: white, pale green, pale blue, silver grey. Avoid red, orange, deep pink and maroon in that room; it sits in the fire corner.
Kitchen
Do not move the hob now. The chimney is already installed and the kitchen is recent. Plan a north-facing hob at the next refit in a few years; budget ₹3 to 5 lakh, mid-range, for the whole kitchen then.
Move-in actions: cheap now while the flat is empty, expensive later
- Master to the north-west room
- Shrine to the north-east corner
- West pooja room becomes a store
- Beds positioned per the furniture plan before anything else goes in
- Heavy furniture and the safe to the south-west end of the drawing room
- North-east corner of the flat kept pale and empty
- Threshold at the front door; no shoe rack or mirror facing it
- Central passage kept clear
- Rock salt in the south-east toilet
- Heavier curtains and taller units on the west side, for the afternoon glare
Beds and furniture
Three beds, each built inside its own room. The new bed's 81" frame will not turn through a door once assembled.
| Room | Bed | Headboard | Side space |
|---|---|---|---|
| Master, north-west | Old bed, no drawers, good mattress | South wall, head south | 26" each side, 72" at foot |
| Varun + Karan, south-east | New bed, drawers both sides, 81" × 74" | East wall, head east, feet west | 23" each side; tight, centre it |
| Shrine room, north-east | Vintage bed Size not confirmed | East wall, head east | Largest room |
Note for the carpenter
Only the new bed has drawers. Build each bed inside its own room; the 81" new bed will not turn through a door once assembled. Measure the vintage bed before it is moved.
Cupboards and TVs, from the marked-up plan
- Master cupboard: east wall
- Master TV: west wall for now. North wall if it is solid, to be confirmed from a site visit.
- Shrine room cupboard: south wall
- Varun + Karan cupboard: north wall
- Varun + Karan TV: west wall
Temple and study table
Temple: 30" wide × 15" deep × 48 to 54" tall, floor-standing, with doors or shutters since it sits in a bedroom. Idols against the east wall facing west, so the worshipper faces east. Keep clear of that room's south wall, which backs onto a toilet.
Study table: 42 to 48" × 20 to 24" × 30" high.
Drawing room seating
The set is 1 + 1 + 3 + 2 plus a centre table.
Heavy pieces and the safe sit at the south-west end of the room.
Drawing room TV Open decision
Two options, not yet chosen.
The empty flat
14 photographs, taken before move-in. Tap any photo to open it full size.
Griha Pravesh
Two stages. First the parents enter quietly and sleep in the house that night; the Vastu shanti and the house-warming follow once the furniture is in.
Timing, shared by both stages
Registration is Thursday 15 October 2026, Panchami on Guruvar. Navratri runs 11 to 20 October and the whole period is self-auspicious, so Stage 1 can be the registration evening itself or any Navratri day after it.
Vijayadashami, Tuesday 20 October, is the single most auspicious day for a pravesh. It is a public holiday, which is fine for the puja and has nothing to do with the registrar.
| Stage 1, Pratham pravesh | Thu 15 Oct evening, or Fri 16 Oct |
| Stage 2, Vastu shanti + house-warming | A date the family pandit confirms, after the move |
Stage 1: Pratham pravesh Parents only
A small private puja by Mummy and Papa, then they sleep in the house that night.
The sequence
- Kalash at the threshold.
- Break a coconut, then step in over the threshold with the right foot first.
- Light the first lamp.
- In the kitchen, boil milk in the new pot until it overflows: the first act of cooking in the house.
- A short Ganesh and Navagraha puja.
- Place the kalash in the north-east corner.
What to carry in
- Kalash
- Coconut
- Rice, turmeric, kumkum
- A lamp, with oil or ghee and wicks
- A small idol or photo
- Milk and a new pot
- Flowers and incense
Stage 2: Vastu shanti + house-warming After the furniture is in
A few days later. Vastu shanti homa with the pandit first, then friends and family.
Booking the pandit
- Confirm the date and tithi after the move, not against registration day
- Agree the homa duration and start time
- Get his samagri list in writing; most pandits bring the havan kund
- Confirm how many people he expects at the homa itself
- Agree dakshina up front
What the hosts prepare
- North-east corner of the flat clear and clean for the kalash and homa
- Samagri per the pandit's list; fruit, flowers, sweets for prasad
- New clothes for the parents; a cloth for the pandit's seat
- Food for the guests after the homa; the kitchen's first proper cooking
- Windows open for the havan smoke; move anything delicate off the floor nearby
- Guest list and timings sent out once the pandit confirms
This stage is timed to a good tithi after the move, not to registration day.
Standard don'ts
- Not during a mourning period in the family.
- A pregnant woman does not carry the kalash unless the pandit says otherwise.
- Idols face east or west, never south. In this flat: against the east wall of the shrine room, facing west.
- The kitchen hob is lit, and the milk boiled, before anything else is cooked in the house.
Waiting on others
Who owes an answer or a document, and by when.
-
Amrita Roy, Urban MoneyFinal confirmed interest rate: 7.25 / 7.30 / 7.55WaitingFriday 9 October
-
Amrita Roy, Urban MoneyWhether a 26QB challan is required before disbursalWaitingBefore 15 October
-
Amrita Roy, Urban MoneyReal insurance premium (₹50,000 claimed vs an earlier ₹4,00,000) and the policy typeWaitingBefore sanction
-
Dheeraj, CAFile all six Form 26QB and deposit ₹4,16,000 TDSDueBefore 15 Oct; legal deadline 30 Nov
-
Dheeraj, CAFill in the sale deed payment table; needs DD numbers and TDS challansWaitingBefore 15 October
-
Dheeraj, CARequest the Encumbrance CertificateOverdueNot yet requested
-
Sushil Gandhi, brokerConfirm which stilt parking bay is oursWaitingBefore 15 October
-
J R AssociatesGovernment receipt for the ₹4,20,000 already paidDueToday
-
CarpenterMeasure the vintage bed; confirm the master's north wall is solid for a TVWaitingNext site visit
-
Vasant Kunj landlord₹69,750 deposit refundWaitingAfter vacating
Open questions
Unresolved, in no particular order.
- Final interest rate (7.30% quoted; repo rose 25 bps on 7 Oct)Amrita, Fri 9 Oct
- Insurance: group cover or individual term plan, and the real premiumTBC
- Government receipt for the ₹4,20,000 paid via J R AssociatesDue
- Encumbrance Certificate, not yet requestedOverdue
- Which stilt parking bay is oursOpen
- Vintage bed dimensionsNot confirmed
- Sale deed payment table still blank; waiting on DD numbers and TDS challansOpen
- Is a 26QB challan required before disbursalNot confirmed
- Drawing room TV: west wall with a new set, or no TV in the roomOpen
- Master TV on the north wall instead of west, if the wall is solidSite visit
Send a proof
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