Both Banur and Derabassi sit on the Chandigarh-Ambala highway corridor and both of these satellite towns offer properties at a very affordable rate as compared to the Tricity market. Banur is a good choice for those investors who can bear longer waiting times to get the right appreciation percentage. Derabassi suits families who want a residential community near Zirakpur.
What Is the Cheapest Location near Tricity?
As development has surpassed the boundaries of the Tricity area, new peripheries are being defined for the new growth corridors like Derabassi, Banur and even Rajpura. The residential plots are available on these locations at a low price as compared to Zirakpur. Plotted developments as well as residential flats are available on these locations.
What Are the Hidden Costs When Buying Property in Punjab?
Many first time buyers may not be aware of the hidden costs while buying a property in Punjab. Other than the listed price of the property, you can expect to add:
Stamp duty: 5% of the Consideration amount + 1 % of SIC (Social Infrastructure Cess)
Registration Fee: 1 % of the Consideration amount (Max. Rs. 2 lac )
Facilitation charges: Rs.1000/- (for Consideration amount upto to 10 lac), Rs.3000/- (for Consideration amount between 10 lac to 30 lac), Rs.5000/- (for Consideration amount above 30 lac)
PIDB: 1% of Consideration amount
GST: 5% on under-construction properties (GST 0 on ready-to-move)
Home loan processing fee: 0.25–0.5% of the loan amount
Maintenance deposit and possession charges
Interior and furnishing costs
Factors in Component Pricing
A flat's total cost is itemised beyond just the space square-footage:
How Much Is the Registration Charge in Chandigarh?
In Chandigarh (UT), registration of the property is typically charged at 1% of the transaction value. In Punjab (which covers Zirakpur, Mohali, Banur, Rajpura, and Derabassi), registration is charged at approximately 1% of the collector rate or transaction value, whichever is higher. The investor has to pay these charges at the Sub-Registrar's office at the time of registration. Do remember that you must consider this factor into your total budget calculation before the final agreement is agreed upon.
Apply Taxes and Registry GST:
Under-construction flats attract GST (It is 1% for affordable housing, and 5% for luxury segments). Flats which are fully completed with a Completion Certificate (CC) have 0% GST. Registry: It is calculated similarly to plots (5% to 7% Stamp Duty + 1% Registration fee based on the final property value).
How Much Discount Can I Expect on Property?
No doubt, Banur and Derabassi are the emerging markets in the vicinity of Tricity and Zirakpur. To invest in Banur, even a novice investor knows that satellite towns where infrastructure is not properly present, the property prices would be low even if that place has the capacity to be the next investment corridor. One can always negotiate with the developer on these points.
Plotted Development: If you want to invest in a plotted development, there is also a room for 5-10% negotiation especially if you are making a deal in the off season.
Investment in an Apartment: For apartments, developers often extend attractive payment plans to investors. In a special pre-launch pricing offer, one can get the apartment at a very low price if they purchase it even before the construction even begins or you can pay a large lump-sum payment upfront as a pre-launch entry amount.
Construction-Linked Plan (CLP): You can pay a lesser amount to a developer when you agree to pay in installments for an apartment. For instance, as the construction of the building goes up you can pay accordingly, starting from 10% and another 10% when the construction reaches 4th floor.
Ready-to-move apartment: If you are paying for a ready-to-move apartment, you have to pay the premium pricing.
Leverage: If you can bargain the price offered, you can definitely get a lower price or better terms and conditions.
Banur vs Derabassi - Who Should Buy Where?
Banur is best for those investors who want the lowest possible entry point price for the property. You may have come across a few hoardings about property for sale in Banur.
Investors must attain patience for 5-7 years of growth before making any decision regarding the property. Those who view investment opportunities from a larger perspective must be comfortable with changing market scenarios, and they must not bother if the market is driven by industrial-corridor rather than residential community character.
Derabassi is better for those residential families who seek a neighbourhood feel, and a place closer to Zirakpur's growing infrastructure. This satellite town offers more organised housing options that are available today.
Conclusion
We know that it's always difficult to decide one location to invest when you are eyeing more than one location. Every location has its pros and cons and while considering a satellite town location for an investment you have to find a trusted builder. Being a No. 1 housing company of Punjab, SBP Group is one of the most trusted developers across the Punjab region.
SBP Parivaas in Banur offers 2BHK apartments with a super built-up area 1260 sq. ft. which costs around ₹63.50 lakh. This is a great investment for people who wish to invest in satellite towns and they can wait for a few years so that they get the right appreciation percentage.
The option of property investment in Derabassi is SBP Starhills which offers 2BHK apartments with a super built-up area 1260 sq. ft. and that costs around ₹63 lakh. Investors will be guided at each and every step as SBP Group does proper handholding till the very end.
Ready to take the next step?
Interested in the right emerging corridor for your investment? SBP Group's team can help you evaluate the right location and project. Visit sbpgroup.in or call 9316004242.
FAQs
Q1. Is Banur or Derabassi closer to Chandigarh?
Derabassi is slightly closer — approximately 18–22 km versus 25–30 km for Banur from Chandigarh city canter.
Q2. Are there good schools and hospitals in Banur and Derabassi?
Both are developing. Derabassi currently has slightly better social infrastructure. For premium schools and hospitals, residents typically travel to Zirakpur or Mohali.
Q3. Is plotted development a better investment than an apartment in these areas?
In early-stage markets like Banur and Derabassi, plotted development often appreciates faster. However, organised apartment projects from RERA-registered developers are safer and more liquid.
Q4. What is stamp duty in Punjab for property purchase?
Stamp duty in Punjab is approximately 6% for male buyers and 4% for female buyers, plus 1% registration charge. Confirm current rates with the Sub-Registrar's office.
Q5. Does SBP Group have projects in Banur?
Yes. SBP Group operates in the Banur corridor. Visit sbpgroup.in to check current project availability and pricing.
References Taken:
Department of Revenue Punjab Govt. website. Stamp Duty/Mutation/Registration & other Fees
Century Tisora Website
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