ISBT Kaushambi — 12 Questions
Buyers Ask Before Booking (Answered Honestly)

Before making any commercial property purchase — especially one at this price point — you should ask hard questions. This guide answers the 12 questions Saurabh hears most often from serious buyers, without promotional language. If an answer is "we don't know yet," we say so.

1. Is ISBT Kaushambi a real government project or just marketing?

It is a real government-partnered project. Omaxe BeTogether Courtyard Kaushambi is developed under a formal Public Private Partnership (PPP) between Omaxe Limited and UPSRTC — Uttar Pradesh State Road Transport Corporation, a state government body.

The land is government-owned ISBT Kaushambi land. Omaxe won the redevelopment concession through a competitive process. The PPP agreement and concession documents are on record with UPSRTC. Omaxe is listed on NSE and BSE — its financials are publicly reported quarterly.

You can independently verify this by:

• Checking UPSRTC's official website and records for the Kaushambi ISBT redevelopment
• Looking up Omaxe Limited on NSE/BSE — the PPP project appears in their project disclosures
• Visiting the site — construction is visibly underway at the ISBT Kaushambi premises

2. What happens if Omaxe defaults or the project stalls?

This is the right question to ask about any under-construction property. Here is the honest answer.

The PPP structure creates accountability: The concession agreement obligates Omaxe to deliver and operate the project. UPSRTC (the government body) is a co-party. Project abandonment would require UPSRTC to allow it — a state body cannot simply walk away from a concession contract without public, legal, and political accountability.

Omaxe is NSE/BSE listed: A listed company's project failures have regulatory consequences (SEBI, stock exchange disclosures, creditor action). This is meaningfully different from an unlisted private developer who can fold without the same scrutiny.

RERA provides a statutory remedy: RERA-registered projects come with legally enforceable rights to either delivery or refund with interest. Always verify RERA registration independently before booking.

No investment in under-construction real estate is without risk. The combination of government PPP + listed developer + RERA coverage is the strongest risk-mitigation structure available in Indian commercial real estate. It does not eliminate risk; it structures accountability better than a standalone private project.

3. What is the RERA status?

RERA registration for Omaxe BeTogether Courtyard Kaushambi should be independently verified at rera.up.gov.in before you book or make any payment.

WhatsApp Saurabh for the current RERA registration number — he will share the documentation. If RERA registration is in process at the time you enquire, do not make any payment until it is confirmed. A legitimate developer will not pressure you to pay before RERA registration is complete.

Always check the RERA portal yourself in addition to what is shared by the developer or channel partner. The RERA number on the portal will show: registration date, approved floor plans, approved timeline, and any complaints filed against the project.

4. What is the actual possession date?

Honest answer: it is in the Builder-Buyer Agreement (BBA), which is shared before any payment.

The possession date is not published on the website because it is construction-stage dependent and RERA-regulated. Under RERA, developers must state a specific possession date in the registered project — if that date is missed, homebuyers/unit buyers are entitled to interest compensation.

Saurabh will share the BBA extract with the possession schedule before you commit. Do not book without seeing this date in writing, and then verify it against the RERA registration.

Construction progress can be seen directly at the site. Saurabh can share recent construction photographs and updates on request.

5. Can I register my company's official address here?

Yes. Business Suites at ISBT Kaushambi are registered commercial units in Kaushambi, Ghaziabad, Uttar Pradesh. They are suitable for:

• GST registration — commercial unit address in UP is a valid GSTIN address
• Company Registered Office — MCA/ROC registration requires a physical commercial address; these units qualify
• Professional body membership address — ICAI (CA), ICSI (CS), Bar Council, Medical Council — all accept commercial property registrations
• Bank account address — current/savings account for the entity
• Professional practice registration — clinic, consultancy, legal chamber, CA firm

Note on state: The address is in Uttar Pradesh (Ghaziabad). If your professional registration is with a Delhi state body (Delhi Bar Council, Delhi Medical Council), verify whether they accept UP commercial addresses for office registration. Most national bodies (ICAI, ICSI) accept any state.

6. Can an NRI buy at ISBT Kaushambi?

Yes. Commercial property purchase in India by NRIs is permitted under RBI's FEMA guidelines without special approval. Business Suites and Hotel Suites at ISBT Kaushambi are commercial properties — NRIs can buy, register, and hold them.

NRI payment requirements:

• Payment through NRE or NRO account via normal banking channels
• No repatriation approval needed for commercial property purchase
• Home loan from Indian banks available to NRIs for commercial property (subject to lender norms)
• Power of Attorney can be granted to a family member in India for documentation

Saurabh handles NRI enquiries regularly and can coordinate with Omaxe on the specific documentation checklist. WhatsApp is the most convenient channel for NRI enquiries across time zones.

7. Is the 90-year concession transferable when I sell?

Yes. The 90-year PPP concession is structured as a long-term registered leasehold. When you buy, you receive a registered document (equivalent to a sale deed) granting you commercial rights for the concession period. When you sell, the buyer receives the remaining concession period rights.

This is the standard structure for all PPP commercial property in India — including airport commercial zones, government campus commercial areas, and other ISBT-adjacent developments. The unit is freely resaleable on the open market like any other registered commercial property. There is no restriction on the number of times it can be transferred.

8. What does ₹55 lakh actually get me — size, floor, finishes?

The ₹55 lakh starting price is for Business Suites (office space) at introductory pricing. Here is what the price covers and what it does not:

All-in estimate for a ₹55L base unit: approximately ₹66–68L depending on floor choice and final stamp duty computation. Saurabh shares the exact all-in cost breakdown — not just the base price — so you know the full commitment before deciding.

See also: GST on commercial property — full guide and stamp duty in Ghaziabad UP.

9. Should I buy a Business Suite or Hotel Suite for investment?

For pure capital appreciation, the Hotel Suite's scarcity (200 units only) gives it a differentiated supply position compared to the Business Suites. For self-use, the Business Suite is almost always the right choice.

See the full comparison: Business Suite vs Hotel Suite — detailed guide →

10. What is the resale market like?

Honest answer: the project is under construction, so a mature secondary market does not yet exist.

What we know:

• Assignment of booking (pre-registry resale) is possible with developer consent, as is standard for under-construction properties
• Post-possession registry creates freely tradeable registered commercial property
• Transit-hub precedent: Commercial property at Delhi NCR transit hubs has historically commanded strong resale premiums — Connaught Place, Saket (Select City Walk vicinity), Rajiv Chowk, Anand Vihar area are all examples of transit-adjacent commercial appreciation
• The PPP government backing is a long-term value driver that differentiates this from a private developer commercial tower

We do not project specific resale prices because real estate values depend on market conditions at the time of sale. Any seller making specific resale return promises on an under-construction project is not being honest.

11. What is the payment plan?

ISBT Kaushambi uses a Construction Linked Plan (CLP) — payments are tied to construction milestones, not paid upfront. This is the standard structure for RERA-registered under-construction commercial property.

How it works:

• EOI (Expression of Interest): ₹2 lakh — books your preferred unit, assigns a booking number
• Booking amount — paid at agreement signing (amount in BBA)
• Stage payments — released as construction reaches defined milestones (foundation, structure, etc.)
• Final payment — at possession/registry

The full payment schedule with rupee amounts and milestone triggers is in the Builder-Buyer Agreement. Saurabh shares this before any commitment — you know exactly when each payment is due before you sign.

Bank financing: Most nationalised and private banks offer commercial property loans at 60–70% LTV. Saurabh can advise on which banks are currently processing loans for this project. See our full guide to commercial property bank loans →

12. What are all the costs beyond the unit price?

This is the most important question to get right before budgeting. Here is the complete picture:

Total all-in estimate for a ₹55L base unit: approximately ₹66–68 lakh (before bank loan structuring, which changes the cash flow but not the total cost).

See our detailed guides: GST guide · Stamp duty guide · Bank loan guide

Related reading: 15-Point Due Diligence Checklist →  ·  Full Project Guide →  ·  How to Book →