⚡ KEY TAKEAWAYS (TL;DR)
- CLP (Construction-Linked Plan) is the safest — you pay as floors are built, bank disburses in tranches. Best for most buyers.
- 20:80 / 10:90 — pay 20% now, 80% at possession. Minimal outflow during construction but usually priced higher.
- 30:40:30 / 30:10:20:40 — hybrid plans. 30% at booking, instalments during construction, balance at possession.
- Flexi pay — customisable schedule, often at a small premium. Good for buyers with variable income.
- Never sign for a "subvention scheme" (builder pays your EMIs) in 2026 — RERA and RBI have clamped down; any such offer is a red flag.
Why Payment Plans Matter
The payment plan is not just about how you pay — it determines your cash flow risk, bank loan eligibility, and exposure to builder insolvency. A buyer on a CLP with 70% linked to construction milestones has fundamentally lower risk than one on a 10:90 plan who pays 90% at possession (which the builder receives only when the project completes — a strong incentive). Understanding the mechanics is mandatory before booking any under-construction flat in Gurgaon.
The Main Payment Plan Types
1. Construction-Linked Plan (CLP)
How it works: Your payment is tied to verified construction milestones. A typical CLP schedule:
| Milestone | % of Total Cost | When |
|---|---|---|
| Booking amount | 5–10% | At booking |
| Agreement for Sale | 10–15% | Within 30–60 days |
| Foundation complete | 10% | Month 6–12 |
| Per floor slab (G+1, G+2…) | 5–8% per floor | As floors are cast |
| Brickwork / plastering | 5–10% | Mid-construction |
| OC/possession | 10–15% | At handover |
Pros
- Bank disburses in tranches = lower running EMI during construction
- Payment only when work happens = builder accountability
- Aligned with RBI and RERA guidelines
- Usually the lowest price variant offered by developer
Cons
- Higher number of payment tranches = more admin work
- If construction delays, payment pace delays too (actually a positive)
Best for: Home loan buyers, first-time buyers, buyers prioritising risk management. Projects like Godrej Vriksha and Adani The Marq typically offer CLP as the default option.
2. Down Payment / 20:80 / 10:90 Plan
How it works: Pay 10–20% at booking, and the remaining 80–90% at possession. Zero payment during construction.
Pros
- Minimal cash outflow during construction period
- Only final payment at possession = certainty before paying bulk
- Good for buyers with current housing who need transition time
Cons
- Usually 2–5% price premium vs CLP
- Banks often charge higher rate or require additional security
- Full 80% due at possession — requires large liquidity readiness
- If rates rise in 5 years, your bank loan is at the new rate
Best for: NRIs, HNIs, or buyers selling an existing property to fund the purchase.
3. 30:40:30 / 30:10:20:40 Plan
How it works: A hybrid schedule — partial upfront, partial during construction, balance at possession.
| Plan | At Booking | During Construction | At Possession |
|---|---|---|---|
| 30:40:30 | 30% | 40% (2–3 instalments) | 30% |
| 30:30:40 | 30% | 30% (linked) | 40% |
| 30:10:20:40 | 30% | 10% after 3 months + 20% (milestones) | 40% |
Example projects: BPTP Gaia offers both 30:10:20:40 and 30:30:40 plans. Conscient Elaira and Emaar Urban Ascent offer similar hybrid structures. Always confirm the exact schedule in the allotment letter.
Pros
- Balances upfront commitment with construction accountability
- Easier bank loan structuring than pure down payment
- Predictable cash flow for most salaried buyers
Cons
- 30% upfront is significant — check your liquidity first
- Varies by project — always read the fine print
4. Subvention / EMI Assured Schemes
Subvention schemes (where the builder pays your bank EMIs during construction) were popular pre-2017 but are now banned by RBI for banks and regulated out by RERA. Any developer still offering "no EMI till possession" or "builder pays your EMI" is operating in a grey zone. The hidden cost: higher effective price and builder liquidity risk. If the builder defaults, the bank comes after you — not the builder.
Always avoid: Any plan where a third party (builder, guarantee company) commits to pay your bank EMIs.
Which Plan Is Right for You?
| Your situation | Best plan | Why |
|---|---|---|
| Salaried + home loan | CLP | Bank disburses in tranches, EMI only on disbursed amount |
| NRI buying from abroad | 20:80 or Down Payment | Minimal management during construction; pay in full at possession |
| Selling existing flat to buy | 20:80 | Pay booking amount now, full payment when your sale closes at possession |
| Business owner / variable income | Flexi / 30:40:30 | Flexibility to pay more in good months |
| Investment (not self-use) | CLP | Lowest price, highest flexibility — can exit mid-construction if needed |
Real Examples from Hkey Projects
| Project | Plan type | Key terms |
|---|---|---|
| Adani The Marq | CLP | 10% booking → milestone payments → 10% at possession |
| Godrej Vriksha | CLP | 10% booking → CLP through construction → 10% OC |
| Emaar Urban Ascent | CLP / Flexi | Phase 1 offers flexi plan; CLP as default |
| BPTP Gaia | 30:10:20:40 or 30:30:40 | 30% at booking; 10% after 3 months; 20% milestones; 40% possession |
| Conscient Elaira | CLP / 30:40:30 | Hybrid plan options; confirm current at booking |
FAQs
What is a CLP payment plan?
What is the 20:80 payment plan in real estate?
Is the subvention scheme legal in Gurgaon in 2026?
Can I switch payment plans after booking?
How does a bank loan work with CLP?
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