How to Buy a Flat in Mumbai Without Brokerage: A Step-by-Step Guide

Most buyers in Mumbai assume brokerage is simply part of buying a home. It does not have to be. When you buy a new project directly from the developer, you can avoid paying a broker a percentage of your deal. This guide explains how that works, what to check at each step, and what "zero brokerage" does and does not cover.

Why brokerage matters

Brokerage in the property market is often quoted at around 1% to 2% of the deal value. On a ₹1 crore flat that is roughly ₹1 lakh to ₹2 lakh, paid on top of the price of the home, stamp duty and other costs. For a first-time buyer working to a fixed budget, that money is better spent on the home itself.

How buying without brokerage works

At Sigma Homes we do not charge any brokerage, and you buy the property directly from the developer. You deal with the developer's booking process, sign the Agreement for Sale with the developer, and make your payments to the developer according to the payment plan. We help you shortlist, verify and compare projects, and we stay with you through the paperwork.

Step-by-step: buying a flat in Mumbai without brokerage

Step 1. Fix your budget and your all-in cost

Decide the price you are comfortable with, then add stamp duty, registration, GST (on under-construction homes), legal verification, parking and society charges. Your real budget is the all-in figure, not the base price.

Step 2. Choose a locality that fits your commute and budget

Compare two or three localities rather than one. Look at the nearest railway or metro station, the road links and the daily travel time to your workplace, not just the address.

Step 3. Shortlist projects and verify RERA registration

Every project you consider should have a MahaRERA registration number. Search the number on the MahaRERA website and confirm the project name, promoter, completion date and approved plans match what you were told. Of the projects listed on our site today, 325 out of 342 carry a MahaRERA registration number.

Step 4. Visit the site and the sample flat

A sample flat shows finishes, not necessarily the unit you will get. Check the actual floor plan, carpet area, ceiling height, window direction and the progress of construction on site.

Step 5. Get the price sheet and payment plan in writing

Ask for the full price sheet: base rate, floor rise, parking, GST, stamp duty and registration estimates, and the stage-wise payment schedule. Compare projects on the same all-in basis.

Step 6. Read the Agreement for Sale before you pay the booking amount

Check the carpet area, the possession date, the payment milestones, and the clauses on delay and cancellation. Have a lawyer review the draft, and verify the title and approvals listed on the project's MahaRERA page.

Step 7. Arrange your loan, then register

Apply to your bank for sanction once you have shortlisted a project. Banks run their own checks on the developer and the project, which is a useful second opinion. After sanction you sign the agreement, pay stamp duty and register it.

What "zero brokerage" does not mean

It does not mean zero cost. You will still pay for the home, stamp duty, registration, GST where applicable and your own legal checks. It means you are not paying an additional percentage to an agent for the introduction. Always ask for the full cost sheet so you can compare like with like.

Options on our site right now

As of 14 October 2026 we list 342 projects from 222 developers across Mumbai's western suburbs. In Kandivali West alone there are 27 listed projects with prices running from about ₹85.77 lakh to ₹9.61 crore, and most are under construction. Prices, availability and possession dates change, so confirm them before you book.

Questions to ask before you book

• Is the project registered with MahaRERA, and does the number match the one in the brochure?
• What is the all-inclusive price, including parking, GST and registration?
• What is the RERA possession date, and what is the compensation if it is delayed?
• Who is the developer, and what have they delivered before?
• What does the payment plan look like, and which stage triggers each payment?

If you would like a shortlist matched to your budget and commute, tell us what you are looking for below and we will come back to you. There is no brokerage to pay.

Prices and availability are as shown on sigmahomes.co.in on 14 October 2026 and can change. This article is general buyer education, not legal or financial advice. Verify project details and documents independently before you pay any booking amount.