<p>Under-construction (UC) properties don't yet have an Occupancy Certificate and cost 10–20% less than ready-to-move (RTM) equivalents, but carry 5% GST and stage-wise loan disbursement with pre-EMI payments. TNRERA data for Tamil Nadu in 2025 shows only 38% of under-construction projects were delivered within 6 months of the promised date, 44% were delayed 6–18 months, and 18% were delayed beyond 18 months or stalled — Telangana's TS-RERA performed better, with 51% on time.</p>
<p><strong>Quick answer:</strong> For first-time buyers who'll be paying rent and EMI simultaneously during construction, ready-to-move is the safer choice — the certainty of what you're getting, plus a home loan interest deduction from Year 1, outweighs the 10–20% price discount that under-construction typically offers. Investors or second-time buyers with more patience and an ability to tolerate delay risk can do better with an under-construction unit, but only from a reputable, financially strong Tier-1 developer with no stalled projects — Tamil Nadu's TNRERA data shows 62% of 2025 under-construction projects faced delays of 6 months or more, or stalled entirely, so builder track record matters as much as the price discount itself. Also remember that UC pre-EMI interest isn't tax-deductible until after possession (spread over 5 years), while RTM interest is deductible from day one.</p>
The Core Difference
Under-construction (UC) properties are those where the building is not yet complete and the Occupancy Certificate (OC) has not been issued. Ready-to-move (RTM) properties have the OC and can be occupied immediately.
Financial Comparison
| Factor | Under-Construction | Ready-to-Move |
|---|---|---|
| GST | 5% (with ITC) | Nil (OC issued) |
| Price | 10–20% lower | Higher |
| Loan disbursement | Stage-wise (pays interest from day 1) | Fully disbursed on possession |
| Stamp duty | On agreement value | On market value |
For a ₹1 Cr apartment, saving GST of ₹5 lakh on RTM is significant, but the ₹10–20 lakh lower price on UC (at equivalent quality) can offset this.
Possession Risk in South India
In Tamil Nadu, TNRERA data for 2025 shows that 38% of under-construction projects delivered within 6 months of RERA promised date, 44% had delays of 6–18 months, and 18% had delays exceeding 18 months or were stalled.
In Telangana, TS-RERA shows better performance: 51% on time, 35% with short delays, 14% with major delays.
Pre-EMI vs Full EMI
Banks disburse UC loans in tranches linked to construction milestones. You pay pre-EMI (interest only on disbursed amount) during construction. This pre-EMI is not tax-deductible under Section 24(b) during the construction period — you can claim it only after possession, spread over 5 years.
RTM loans are disbursed in one shot, and full EMI (interest + principal) starts immediately, but the interest is fully deductible from Year 1.
When UC Makes Sense
- You have 2–3 years before you need to move in (giving you time to pay pre-EMI without being rent-burdened)
- You can identify a reputable, financially strong builder with no stalled projects
- The price discount is 15%+ over comparable RTM
When RTM Makes Sense
- You need to move in within 6 months
- You want to physically verify the apartment quality, finishes, and actual carpet area
- You cannot tolerate the financial uncertainty of construction delays
Our Recommendation
For first-time buyers who will be paying both EMI and rent simultaneously: choose RTM. The certainty of what you're getting and the tax benefit from Day 1 outweigh the price discount. For investors or second-time buyers with patience: UC in a well-executed project by a Tier-1 developer can deliver better returns.
