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 ₹70,81,413.
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 week ahead
| Thu 15 Oct | Registration at the sub-registrar; ₹12,34,000 by cheque; keys and possession |
| Sun 18 Oct | Stage 1 griha pravesh: small puja, parents only; they sleep in the house that night |
| Mon 19 Oct | Agarwal Packers & Movers move the household in |
| Tue 20 Oct onward | Parents settling in, a few days to get things in order (20 Oct is Vijayadashami, a holiday) |
| Sat 24 / Sun 25 Oct | First guests arrive |
Stage 2, Vastu shanti and house-warming, follows once the parents have settled; the pandit picks the date.
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 | Status |
|---|---|---|---|---|
| 3 Oct | Earnest, Vinod | ₹24,75,000 | Axis cheque 186959 | Paid |
| 3 Oct | Earnest, Binoo | ₹24,75,000 | Axis cheque 207587 | Paid |
| 7 Oct | e-Stamp duty, 6% | ₹24,96,000 | RTGS to PNB e-Stamping Collection a/c 16651062000017, IFSC PUNB0166510 | Paid |
| 7 Oct | e-Registration 1% + ₹4,000 mutation | ₹4,20,000 | RTGS to J R Associates, SBI a/c 4184838553, IFSC SBIN0001706 | Paid |
| 7 Oct | Brokerage, first part of ₹5,50,000 | ₹1,00,000 | Cash to Sushil Gandhi | Paid |
| 7 Oct | TDS, Form 141 form 1, Vinod, earnest | ₹25,000 | Challan paid from Vinod's account | Paid |
| 7 Oct | TDS, Form 141 form 2, Binoo, earnest | ₹25,000 | Challan paid from Binoo's account | Paid |
| Paid to date | ₹80,16,000 | |||
| When | Item | Amount |
|---|---|---|
| 15 Oct | Axis DD to Diwan Due | ₹3,50,00,000 |
| 15 Oct | Balance consideration by cheque, own funds (₹6,17,000 each parent) Due | ₹12,34,000 |
| on or after 15 Oct | TDS, Form 141 forms 3 to 6 · withheld from the seller, not extra cost Due | ₹3,66,000 |
| at sanction | Processing fee, 10 bps + GST Due | ₹47,200 |
| at sanction | Term insurance premium TBC | TBC |
| on completion | Brokerage balance (₹5,50,000 total, ₹1,00,000 paid) Due | ₹4,50,000 |
| Own funds still to go out (₹12,34,000 + ₹47,200 + ₹4,50,000; excludes the DD and the TDS withheld from the seller) | ₹17,31,200 + insurance (TBC) | |
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 (₹50,000 paid; ₹3,66,000 withheld from the seller at registration, not extra cost) | ₹4,16,000 |
| Balance consideration, by cheque on 15 Oct | ₹12,34,000 |
| Processing fee | ₹47,200 |
| Brokerage, ₹5,50,000 total | ₹5,50,000 |
| Term insurance premium | TBC |
| Total | ₹51,63,200 + insurance (TBC) |
Term insurance premium: being finalised. Originally quoted ₹4,00,000, negotiated lower; final figure TBC.
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. Structure: term loan. Bank valuation ₹5.8 cr, so LTV about 60%.
Rate Final rate TBC
Rate 7.30% as quoted. Amrita will come back with the final rate; promised, date TBC.
Part-prepayment
Part-prepayment: online, minimum is the higher of 2% of outstanding or one EMI, once per financial year. In person, minimum one EMI. Whether this must be the loan-servicing branch or any Axis branch is to be confirmed with the bank.
Term insurance premium TBC
Originally quoted ₹4,00,000, negotiated lower. Amrita will come back with the final premium; promised, date TBC.
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 141 Schedule B
Two buyers × three payment events = six challans, filed under section 393(1) of the Income-tax Act 2025 (the successor to 194-IA / Form 26QB). 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 132 to seller Due
Issue to Gaurav Diwan by 15 December 2026.
When to file
Forms 1 and 2 are paid (the earnest-money challans for Vinod and Binoo, 7 October). Forms 3 to 6 are for money that moves on registration day, so they are filed on or after Thursday 15 October with that as the date of payment. All six fall due on 30 November regardless. Whether Axis wants a challan in hand before releasing the DD is Not confirmed; Amrita to say.
Field-by-field worksheet
Everything the portal asks for, in the order it asks, under the Income-tax Act 2025. Print the A4 version.
Identical on all six forms
| Form | Form 141, Schedule B · TDS on transfer of immovable property · section 393(1), Table Sl. No. 3(i), Income-tax Act 2025 |
|---|---|
| Old-Act equivalent | Section 194-IA · Form 26QB · Form 16B, under the 1961 Act, replaced from 1 April 2026 |
| Where | incometax.gov.in → e-File → e-Pay Tax → New payment → Form 141 → Schedule B |
| Tax applicable (major head) | (0021) Income Tax, other than companies |
| Financial year / Assessment year | 2026-27 / 2027-28 |
| Type of payment (minor head) | 800 · TDS on sale of property |
| Residential status of seller | Resident |
| More than one transferee / buyer? | YES |
| More than one transferor / seller? | NO |
| Total sale consideration | ₹4,16,00,000 · the whole property, on every form, never the half |
| Total stamp duty value | ₹4,16,00,000 · same figure; TDS is on the higher of the two |
| Date of registration | blank on forms 1 and 2 · 15/10/2026 on forms 3 to 6 |
| Lump sum or instalments | Instalment · three in all · forms 1-2 First Instalment · forms 3-6 subsequent, quoting the previous acknowledgement number |
| Date of agreement / booking | 05/10/2026 |
| Rate of TDS · interest · fee | 1% · 0 · 0 |
Seller · transferor · same on every form
| PAN | AAKPD2969H |
|---|---|
| Name | GAURAV DIWAN |
| Category | Individual |
| Address | H-338, Second Floor, New Rajinder Nagar, Rajender Nagar, Central Delhi, New Delhi 110060 |
| Mobile / email | from Sushil Gandhi · mandatory fields TBC |
Property · same on every form
| Address | H-338, Second Floor, New Rajinder Nagar, New Delhi 110060 |
|---|---|
| Type | Building · residential flat |
Buyer 1 · Vinod Anand
| PAN | ADUPA5544N |
|---|---|
| Name | VINOD ANAND |
| Category | Individual |
| Address | 4C/7, Old Rajinder Nagar, New Delhi 110060 · use whichever address matches the PAN record |
| Mobile | PAN-registered mobile · the OTP goes here |
| vinod@vinodanand.com | |
| Share · total TDS | 50% · ₹2,08,000 |
Form 1 of 6 · earnest money Paid 7 Oct
| Date of payment / credit | 03/10/2026 |
|---|---|
| Instalment | 1 of 3 |
| Amount paid / credited | ₹25,00,000 |
| TDS to be deposited | ₹25,000 |
| Pay from | this buyer's own bank account |
| Challan serial / CIN | paid · CIN is on the challan; Sushil needs it for the deed |
Form 3 of 6 · Axis Bank DD On or after 15 Oct
| Date of payment / credit | 15/10/2026 |
|---|---|
| Instalment | 2 of 3 |
| Amount paid / credited | ₹1,76,76,767 |
| TDS to be deposited | ₹1,76,767 |
| Pay from | this buyer's own bank account |
| Challan serial / CIN | write it down once paid · Sushil needs it for the deed |
Form 5 of 6 · own funds On or after 15 Oct
| Date of payment / credit | 15/10/2026 |
|---|---|
| Instalment | 3 of 3 |
| Amount paid / credited | ₹6,23,232 |
| TDS to be deposited | ₹6,232 |
| Pay from | this buyer's own bank account |
| Challan serial / CIN | write it down once paid · Sushil needs it for the deed |
Buyer 2 · Binoo Anand
| PAN | AGUPA8469K |
|---|---|
| Name | BINOO ANAND |
| Category | Individual |
| Address | 4C/7, Old Rajinder Nagar, New Delhi 110060 · use whichever address matches the PAN record |
| Mobile | PAN-registered mobile · the OTP goes here |
| binoo@binooanand.com | |
| Share · total TDS | 50% · ₹2,08,000 |
Form 2 of 6 · earnest money Paid 7 Oct
| Date of payment / credit | 03/10/2026 |
|---|---|
| Instalment | 1 of 3 |
| Amount paid / credited | ₹25,00,000 |
| TDS to be deposited | ₹25,000 |
| Pay from | this buyer's own bank account |
| Challan serial / CIN | paid · CIN is on the challan; Sushil needs it for the deed |
Form 4 of 6 · Axis Bank DD On or after 15 Oct
| Date of payment / credit | 15/10/2026 |
|---|---|
| Instalment | 2 of 3 |
| Amount paid / credited | ₹1,76,76,767 |
| TDS to be deposited | ₹1,76,767 |
| Pay from | this buyer's own bank account |
| Challan serial / CIN | write it down once paid · Sushil needs it for the deed |
Form 6 of 6 · own funds On or after 15 Oct
| Date of payment / credit | 15/10/2026 |
|---|---|
| Instalment | 3 of 3 |
| Amount paid / credited | ₹6,23,232 |
| TDS to be deposited | ₹6,232 |
| Pay from | this buyer's own bank account |
| Challan serial / CIN | write it down once paid · Sushil needs it for the deed |
Cross-check
Six × amount paid = ₹4,16,00,000 · Six × TDS = ₹4,16,000 · Net to seller ₹4,11,84,000 = ₹49,50,000 paid + ₹3,50,00,000 DD + ₹12,34,000 own funds. The earnest cheques were already netted: ₹25,00,000 − ₹25,000 = ₹24,75,000 each.
Five things that go wrong on this form
Entering ₹2,08,00,000 as the consideration (it is the full ₹4,16,00,000; the share is carried by the amount-paid field). Filing forms 3 to 6 before the money has moved. Entering the net DD figure ₹1,75,00,000 instead of the grossed-up ₹1,76,76,767. Paying one buyer's challan from the other's account; the credit must sit against the PAN that paid. Looking for 26QB or 194-IA on the portal: for payments after 1 April 2026 the filing is Form 141 Schedule B under section 393(1).
After each challan
Note the CIN. Download Form 132 (the TDS certificate, formerly 16B) from TRACES about a week later and hand it to Gaurav Diwan; six certificates by 15 December 2026.
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.
Zones at a glance
Vastu cards
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
The hob stays where it is for 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, placed per the furnished floor plan on the Vastu tab.
| 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"; on order, to arrive before Sat 24 Oct | East wall, head east, feet west | 23" each side; tight, centre it |
| Shrine room, north-east | Vintage bed, size unknown | East wall, head east | Largest room |
Beds, in brief
Old bed in the master (north-west), head to the south. New bed, drawers both sides, in Varun + Karan's room, head to the east; ordered now so it arrives before the first guests on Sat 24 Oct. Vintage bed in the shrine room, head to the east.
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 on Sunday 18 October and sleep in the house that night; the Vastu shanti and the house-warming follow once they have settled 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. The family has chosen Sunday 18 October for Stage 1; Agarwal Packers move the household in on Monday 19 October.
Vijayadashami, Tuesday 20 October, is a public holiday; the parents will be settling in from that day.
| Stage 1, Pratham pravesh | Sun 18 Oct (Ashtami); parents sleep in the house that night |
| Move-in, Agarwal Packers & Movers | Mon 19 Oct |
| Stage 2, Vastu shanti + house-warming | TBC; a date the family pandit confirms, after the parents have settled |
Muhurat, for the pandit conversation
Navratri 11 to 20 October 2026 is swayamsiddha, so the whole window is auspicious.
Stage 1: the family chose Sunday 18 October. It falls on Ashtami. If the pandit prefers a non-Ashtami day, the alternatives were Fri 16 Oct (Shashthi) or Tue 20 Oct (Vijayadashami).
Stage 2: the pandit chooses a Shukla-paksha tithi after the parents have settled; Kartik month, from late October, is traditionally favoured for Vastu shanti.
The family pandit's confirmation overrides anything on this page.
Stage 1: Pratham pravesh Sun 18 Oct · parents only
A small private puja by Mummy and Papa on Sunday 18 October, 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 Date TBC
After the parents have settled in; the pandit picks the date. 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.
Customary observances
- 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 (7.30% quoted)PromisedDate TBC
-
Amrita Roy, Urban MoneyWhether a 26QB challan is required before disbursalWaitingBefore 15 October
-
Amrita Roy, Urban MoneyTerm insurance premium, final figure (quoted ₹4,00,000, negotiated lower)PromisedDate TBC
-
Dheeraj, CAFile Form 141 forms 3 to 6 and deposit ₹3,66,000 TDS (forms 1 and 2 paid 7 Oct)DueOn or after 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 CertificateDueNot yet requested
-
Sushil Gandhi, brokerConfirm which stilt parking bay is oursWaitingBefore 15 October
-
Sushil Gandhi, brokerUtility clearances from the seller (electricity, water, society dues) for handoverWaitingBy 15 October
-
Sushil Gandhi / J R AssociatesGovernment receipt for the ₹4,20,000 e-registration already paidDueToday
-
Site visitWhether the master's north wall is solid for a TVWaitingNext visit
-
Vasant Kunj landlord₹69,750 deposit refundWaitingAfter vacating
Open questions
Unresolved, in no particular order.
- Final interest rate (7.30% quoted)Amrita, date TBC
- Term insurance premium, final figure (quoted ₹4,00,000, negotiated lower)Amrita, date TBC
- Government receipt for the ₹4,20,000 paid via J R AssociatesDue
- Encumbrance Certificate, not yet requestedDue
- Which stilt parking bay is oursOpen
- 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
Scanned or photographed a document? This page cannot receive uploads. These buttons open a pre-filled email to varun@varunanand.com; attach the file there and send.