Investors should conduct thorough due diligence and verify the No Objection Certificate (NOC) before committing to any property transaction to avoid scams and false promises, ensuring that every claim is backed by documented evidence.
Sales agents frequently make absolute guarantees about future price appreciation, for example promising that a plot priced at 50 Lakhs today will inevitably double to 1 Crore within just six months. They buttress these statements by invoking extensive experience, taking solemn oaths, and highlighting imagined infrastructure such as new roads, parks, or commercial zones. To generate urgency, they assert that multiple prospective buyers are waiting and that an advance deposit must be paid immediately—often within the hour or by the end of the day—otherwise the opportunity will vanish. Buyers who act on these assurances may complete payment without performing basic background checks, only to discover later that the promised growth does not materialize while agents later shift explanations or deny the original verbal assurances.
When investments fall short of the promised performance, buyers often vent frustration by confronting agents or posting criticism on social media, yet such complaints provide no remedy after funds have been disbursed. Blaming intermediaries does not recover lost capital, so investors must accept personal responsibility for their choices rather than rely on verbal oaths.
Before allocating savings, a prospective buyer should follow a systematic due‑diligence checklist: First, confirm that the housing society holds an approved NOC and that all regulatory sanctions from the relevant development authorities are in place, because unapproved projects carry severe legal and financial risks. Second, inspect the actual pace and quality of physical infrastructure on the ground; a developer’s track record and visible construction of roads, utilities, and civic facilities reveal genuine commitment. Third, assess location and logical growth catalysts; a scheme thrives only when there is tangible connectivity such as direct access via major expressways, new road links, or interchanges linking to arterial highway networks, and when major infrastructure projects tie into transit corridors, providing a real justification for appreciation rather than vague future promises.
Overseas investors, who manage transactions from a distance, should allocate a modest travel budget to visit the site in person, allowing them to verify conditions and spend time with family while inspecting properties. Before traveling, they can shortlist five or six viable options that match their budget, whether it is 50 Lakhs or 1 Crore, using phone or digital communication. During the visit, they should personally oversee the property transfer, cross‑check official records, and ensure the legal process is completed securely. Once due diligence is finished and the transfer is finalized, they may pay the agent a fair, legitimate commission, as the agent’s role is fulfilled and the final decision rests on the investor’s informed judgment, protecting long‑term property portfolios.
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Name: Choudry Mujahid Yasin ( CMY )
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