Free calculator
Construction-linked payment plan calculator
A construction-linked plan splits the flat price into stages that fall due as the building rises. For a ₹85 lakh flat on the sample stages below, the buyer pays ₹8,50,000 at booking, and with 5% GST the whole schedule comes to ₹89,25,000.
Enter your price and stages to build your own schedule, then download it as a spreadsheet.
- Flat price
- ₹85,00,000
- GST across all stages
- ₹4,25,000
- Due at booking
- ₹8,92,500
No JavaScript? Download the sample.
How to use the construction-linked payment plan builder
- Enter the flat price before GST.
- Choose the GST rate that applies to each demand.
- Set the construction stages and the share of the price due at each; add or reset stages as needed.
- Read each demand with its GST and the running total.
- Download the schedule as a spreadsheet (CSV).
Your payment schedule
Each row is one demand. The builder raises it when the stage is certified complete, and it updates with the calculator above.
| Stage | Amount | GST | Total due |
|---|---|---|---|
| Booking (before the agreement for sale) | ₹8,50,000 | ₹42,500 | ₹8,92,500 |
| On signing the agreement for sale | ₹17,00,000 | ₹85,000 | ₹17,85,000 |
| Plinth complete | ₹12,75,000 | ₹63,750 | ₹13,38,750 |
| Slabs complete | ₹21,25,000 | ₹1,06,250 | ₹22,31,250 |
| Walls, internal plaster, flooring, doors and windows | ₹4,25,000 | ₹21,250 | ₹4,46,250 |
| Sanitary fittings, staircases, lift wells and lobbies | ₹4,25,000 | ₹21,250 | ₹4,46,250 |
| External plumbing, plaster, elevation and terraces | ₹4,25,000 | ₹21,250 | ₹4,46,250 |
| Lifts, pumps, electrical fittings and paving | ₹8,50,000 | ₹42,500 | ₹8,92,500 |
| Possession, on the occupancy certificate | ₹4,25,000 | ₹21,250 | ₹4,46,250 |
| Total | ₹85,00,000 | ₹4,25,000 | ₹89,25,000 |
Worked example: an ₹85 lakh flat with 5% GST
How three of the sample stages are worked out.
| Stage | Working | Due |
|---|---|---|
| Booking (before the agreement for sale) | 10% of 85,00,000 = ₹8,50,000, plus 5% GST of ₹42,500 | ₹8,92,500 |
| On signing the agreement for sale | 20% of 85,00,000 = ₹17,00,000, plus 5% GST of ₹85,000 | ₹17,85,000 |
| Slabs complete | 25% of 85,00,000 = ₹21,25,000, plus 5% GST of ₹1,06,250 | ₹22,31,250 |
| All nine stages | 85,00,000 + GST of ₹4,25,000 | ₹89,25,000 |
How the schedule is calculated
Each stage's amount is its share of the price. GST, if you choose it, is added to each demand separately, because GST falls due when each instalment is paid.
Stage amount = price × stage share; GST = stage amount × GST rate
Rules the stages have to follow
- The shares must add up to exactly 100%. The calculator tells you when they don't.
- RERA section 13(1): no more than 10% of the cost before a registered agreement for sale.
- The stages and percentages in your registered agreement for sale are the ones that apply. The sample here is a common pattern, not a legal template; some states publish a model agreement with their own milestones.
GST rates used
Flats under construction carry an effective GST of 5%, or 1% for affordable homes (carpet area up to 60 m² in metro cities or 90 m² elsewhere, and a price up to ₹45 lakh), with no input tax credit. This comes from Notification 11/2017-Central Tax (Rate) as amended from 1 April 2019. Stamp duty is separate: see the stamp duty calculator.
Questions people ask
What is a construction-linked payment plan?
A construction-linked plan (CLP) ties each payment for an under-construction flat to a building stage: booking, the agreement, plinth, each slab, finishing work and possession. The builder raises a demand when a stage is complete and the buyer pays it, usually within 15 to 30 days.
How much can a builder take before the agreement for sale?
Under section 13(1) of the RERA Act 2016, a promoter cannot accept more than 10% of the cost of the flat as an advance or application fee without first signing and registering an agreement for sale with the buyer.
Is GST charged on every instalment?
Yes, GST is due on each payment for a flat under construction: an effective 5% for most homes and 1% for affordable homes, after the one-third land deduction and without input tax credit. Flats sold after the occupancy certificate carry no GST.
Does the buyer deduct TDS from each CLP payment?
If the flat costs ₹50 lakh or more, the buyer deducts 1% TDS from each instalment and deposits it with the challan-cum-statement for property TDS. The TDS on property calculator works out the amount for each payment.
Why does the last stage differ by a rupee?
Each stage is rounded to the nearest rupee, and the last stage takes the difference, so the schedule adds up to the agreed price exactly.
Sources
Rates and rules last checked against the official sources below.
- Real Estate (Regulation and Development) Act 2016, section 13 (India Code) No more than 10% of the cost before a registered agreement for sale.
- Notification 3/2019-Central Tax (Rate), 29 March 2019 (GST Council) Effective GST of 5% and 1% on flats under construction.