The price on the brochure is never the price you pay. By the time a flat in Noida or Ghaziabad is registered in your name, a stack of taxes, government charges, and developer add-ons can lift your real outlay by 10 to 25% over the quoted base price. Get any layer wrong in your budget and a 1 crore flat can land closer to 1.2 crore before you hold the keys. This guide lists every cost, explains which are negotiable and which aren’t, and gives you a worked all-in example so there are no surprises.
The full cost stack, in one table
Here’s everything that can sit on top of the base price when you buy in Noida, Greater Noida, or Ghaziabad:
Charge | What it is | Typical magnitude |
Stamp duty | State tax on the higher of circle rate or price | 7% male, 6% female, 6.5% joint |
Registration | Recording the sale deed | 1% of value |
GST | On under-construction only, not ready-to-move | 5%, or 1% affordable, nil RTM |
PLC | Preferential location: park, corner, floor | 1 to 5 lakh or per sq ft |
Floor rise | Premium for higher floors | About 20 to 100 per sq ft per floor |
Car parking | Covered bay, often separate | A few lakh per bay |
Club / amenities | One-time clubhouse membership | 1 to 5 lakh+ |
IFMS | Maintenance security deposit | About 25 to 50 per sq ft |
EDC / IDC | External and infra development charges | Often in base price, confirm |
Power backup | Per-kVA charge for DG backup | Varies by kVA |
Advance maintenance | 1 to 2 years collected upfront | Per sq ft, recurring after |
Lease rent | On leasehold Noida / Greater Noida units | Authority-set |
Loan, legal, brokerage | Processing fee, lawyer, agent | 0.25 to 2% each where applicable |
The mandatory government charges
Three of these you cannot avoid. Stamp duty is 7% for male buyers, 6% for female buyers, and 6.5% for joint ownership, charged on the higher of the circle rate or your transaction value, plus a 1% registration charge. Because it’s tied to circle rate, a buyer should always check the notified rate first, which we cover in detail in our piece on the circle rate and stamp duty. A simple way to save 1% legally: register in a female family member’s name where it suits you.
GST is the one that depends entirely on construction stage. It’s 5% on under-construction flats (1% for qualifying affordable housing) and nil on ready-to-move homes that have a completion certificate. That single difference can swing your cost by several lakhs. There’s also a 1% TDS the buyer must handle on properties above 50 lakh, which matters most for NRI buyers, as we explain in our NRI taxes, TDS and GST guide.
The developer add-ons people forget
These are where budgets quietly blow out, because they’re often introduced after booking:
- PLC (preferential location charges). Extra for a park-facing, corner, or preferred-floor unit, often non-negotiable and sometimes several lakhs.
- Floor rise. A premium per floor above a base level, charged per square foot. Low-rise projects minimise this.
- Car parking. Rarely in the base price. A covered bay can cost a few lakh, and a 4 BHK may need two.
- Club and amenities. A one-time membership for the clubhouse and facilities, commonly 1 to 5 lakh or more.
- IFMS. An interest-free maintenance security deposit of roughly 25 to 50 rupees per square foot, held until the residents’ association takes over.
- EDC, IDC, power backup, and meter charges. Infrastructure and utility charges, often folded into the base price but worth confirming line by line.
The Noida and Ghaziabad specifics
Two local costs are easy to miss. First, most Noida and Greater Noida properties are leasehold, so there’s a lease rent payable to the development authority. Second, on a resale you’ll deal with authority transfer charges and transfer permission. RERA requires builders to show GST and major charges separately in the payment plan, so for any RERA-registered project you can and should demand a clean, itemised cost sheet before paying a booking amount.
Worked example: ready-to-move vs under-construction
Here’s the same sample 3 BHK with a 1 crore base price, bought two ways. Notice how much the construction stage changes the all-in figure:
Component (sample 3 BHK) | Ready-to-move | Under-construction |
Base price | 1,00,00,000 | 1,00,00,000 |
GST | Nil | About 5,00,000 |
Stamp duty (7%, male) | 7,00,000 | 7,00,000 |
Registration (1%) | 1,00,000 | 1,00,000 |
PLC, parking, club, IFMS, power backup | About 2,00,000 | About 7,75,000 |
Advance maintenance, legal, loan, misc | About 1,10,000 | About 1,60,000 |
Approximate all-in | About 1,11,00,000 | About 1,22,35,000 |
Premium over base price | About 11% | About 22% |
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The gap is real: roughly 11% over base for the ready-to-move home versus about 22% for the under-construction one, driven mainly by the 5% GST and the fuller set of developer charges. Ready-to-move isn’t just lower-risk on possession, it’s often meaningfully cheaper all-in. That trade-off is part of why we favour it in our 3 BHK vs 4 BHK carrying cost analysis too.
How to protect yourself
- Demand an itemised cost sheet before the booking amount, listing base price, all PLCs, parking, club, IFMS, EDC or IDC, GST, and taxes.
- Check the notified circle rate for your sector so stamp duty doesn’t surprise you.
- Confirm construction stage in writing, since it decides whether GST applies.
- Ask what’s included in the base price, EDC, IDC, and one parking bay sometimes are, sometimes aren’t.
- Verify the project and its RERA status, as in our how to verify a project before booking checklist.
The bottom line
Budget for the all-in number, not the brochure number. Mandatory taxes (stamp duty, registration, and GST on under-construction) plus developer add-ons (PLC, parking, club, IFMS) typically push your real cost 10 to 25% above the quoted base, with ready-to-move homes landing toward the lower end. Get an itemised cost sheet, confirm construction stage and circle rate, and you’ll never be blindsided at registration.
If predictable, transparent pricing matters to you, a ready-to-move address removes most of the surprises. Explore Prateek Grand City (ready-to-move) in Siddharth Vihar or Prateek Canary on the Noida Expressway, and talk to our team for a full itemised cost sheet on any unit before you commit.
