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: an EOI (indicative ₹10 L for the 3 BHK + SR, ₹15 L for the 4 BHK + SR), then the booking amount, then a construction-linked balance tied to building stages — with at least 70% of receipts held in a RERA escrow account. Milestone percentages follow the developer cost sheet. Last updated: 4 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.
The shape of a payment plan — EOI, booking, construction-linked instalments, registry — is standard and safe to explain. But the exact milestone percentages, the IFMS rate and the club and parking charges for Gulshan Empire live in the developer’s cost sheet and the Agreement for Sale — we mark those “per developer cost sheet” rather than invent a split.
| Element | Status on this site |
|---|---|
| EOI / token amount | ₹10 L (3 BHK) · ₹15 L (4 BHK) — indicative |
| Booking amount | ~10% of unit cost — per developer cost sheet |
| Construction-linked milestone % | per developer cost sheet |
| Base rate (BSP) | ~₹10,500 / sq ft (indicative) |
| PLC (preferential location) | ~₹250–300 / sq ft |
| Floor-rise, IFMS, club, parking | per developer cost sheet |
| GST & statutory charges | extra, as applicable |
Every figure here is 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), PLC and any floor-rise. 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 →
Which Payment Plan Suits You?
Developers at this stage usually offer a small menu of plans. The construction-linked plan is the default; the others trade timing of outflow against price. Availability of each, and the exact milestone weights, are confirmed at launch on the developer cost sheet.
Construction-Linked (CLP)
The standard, lowest-risk plan. You pay in instalments as the building rises, from booking through to possession — outflow spread over the build, each demand tied to real progress.
Best for: pacing payments with construction. Milestone % per developer cost sheet.
Possession-Linked (PLP)
A larger share paid near possession, with a smaller upfront commitment — often at a slightly higher rate in exchange for deferred outflow.
Best for: buyers expecting funds nearer possession. Availability & pricing per developer.
Down-Payment Plan
A high upfront payment soon after booking, usually for the keenest rate. The early-bird advantage matters most here, so the all-in saving can be the largest of the three.
Best for: ready-funds buyers chasing the best price. Confirm the early-bird rate in writing.
Plan availability, milestone weights and any rate differential between plans are set by the developer and are indicative until confirmed. Request the current options on the cost sheet, and 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 RERA-designated bank account, by traceable banking channel, never into an individual’s or an agent’s account. Per the RERA mirror the project account is with ICICI Bank, Raj Nagar — 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 |
| Designated account | ICICI Bank, Raj Nagar — per RERA mirror, verify on portal |
| Carpet area in AFS | RERA carpet area stated in your agreement |
| Pay-to | project RERA account only — never an agent |
| Where to verify | up-rera.in |
Account details are per the RERA mirror and 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 — base price, PLC and floor-rise. Several other heads are billed separately, mostly near possession. 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) | per developer cost sheet |
| Club & parking | per developer cost sheet |
| Advance maintenance | collected near possession |
Statutory rates as applicable on the date of payment; stamp duty is charged on the higher of circle rate or transaction value. 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.
IFMS, club and parking are one-time heads set by the developer, outside the milestone schedule — we mark them “per developer cost sheet” rather than guess. 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.
*Indicative, computed at the early-bird rate, BSP-only; PLC, floor-rise, 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 · floor-rise · 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?
Gulshan Empire at Wave City, Ghaziabad (UPRERAPRJ166511/05/2026) follows a milestone-based structure: an Expression of Interest (indicative ₹10 lakh for the 3 BHK + SR, ₹15 lakh for the 4 BHK + SR), then the booking amount, then the balance under a construction-linked plan (CLP) tied to building stages. The developer typically also offers possession-linked and down-payment options. The exact milestone percentages follow the developer's cost sheet — request the current schedule in writing, as plans and rates are indicative and subject to change.
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, brickwork, internal and external finishing, and offer of possession. You pay only as the developer reaches each milestone, which spreads outflow over the build period. The precise milestone percentages for Gulshan Empire are set out in the developer's cost sheet and the Agreement for Sale; request the current breakdown.
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 escrow 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. Pay only into the project's RERA-designated bank account (per the RERA mirror, ICICI Bank, Raj Nagar — verify the current account on the up-rera.in portal) and never to any individual or agent.
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 covers the consideration — base price (BSP), PLC and floor-rise. 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% registration depending on buyer category), are charged separately. IFMS, club and parking charges, where applicable, are also extra. Ask for an all-in cost sheet so every line is visible before you commit.