This question comes up every single time someone plans to buy a home:
“Should I buy under-construction or a resale flat?” Most answers you’ll hear are emotional: “New is always better” “Resale has problems” “Under-construction gives appreciation”
As a civil engineer, I look at this very differently. Not from brochures. From what actually goes wrong later.
Why under-construction flats look so attractive Let’s be honest they sell a very tempting story:
- lower price today
- brand-new building
- modern planning
- easy payment plans
- “future value”
On paper, it feels like the smarter move. But here’s the part people don’t think through carefully enough.
The risk in under-construction projects (engineer’s view) When you buy under-construction, you’re buying a promise, not a finished product.
From my site experience, the main risks are:
• construction quality varies over time
• waterproofing mistakes aren’t visible until years later
• services (plumbing, drainage, fire systems) can’t be tested fully
• changes in materials and workmanship happen quietly
• timelines almost always stretch
The biggest issue? You discover most problems after possession, when fixing them becomes your headache.
What buyers underestimate most People think: “I’ll inspect properly at handover.”
But many structural and service issues don’t show immediately. They appear:
• after monsoons
• after occupancy
• after regular usage That’s why under-construction needs high patience and high risk tolerance.
Why resale flats feel less exciting but safer Resale flats don’t have hype.
But from an engineering standpoint, they offer something very valuable: evidence.
You can see:
• how the building has aged
• whether cracks have appeared
• how waterproofing has held up
• how drainage works in monsoon
• how lifts, pumps, and services behave
• real maintenance costs The building has already revealed its weaknesses.
That’s powerful information.
The biggest misconception about resale flats Many buyers assume: “Resale means more problems.”
In reality:
• most structural defects show early
• buildings that survive 7–10 years well tend to age gracefully
• repair patterns are visible
• society management quality is known
As an engineer, I trust tested buildings more than promised ones.
The real comparison most people miss Under-construction makes sense if:
• builder track record is strong
• project is already advanced
• you can handle delays
• you’re not in a hurry to move
• you’re financially flexible
Resale makes sense if:
• you want predictability
• you want to see what you’re buying
• you want immediate use or rental
• you want fewer surprises
• you value peace of mind
Neither option is “right” for everyone. But pretending they carry equal risk is a mistake.
One thing engineers care about that buyers often ignore You can renovate interiors.
You cannot easily fix:
• bad waterproofing
• poor slope planning
• service shaft mistakes
• structural detailing issues Resale flats show you whether these basics were done right.
Under-construction flats ask you to trust they will be. That’s the real difference.
My honest takeaway Under-construction flats offer potential. Resale flats offer clarity. First-time buyers often underestimate how valuable clarity is. Excitement fades. Daily comfort doesn’t.
Buying a home isn’t about choosing the “newer” option. It’s about choosing the option that lets you sleep peacefully after the keys are handed over. If you’re deciding between under-construction and resale, don’t ask: “Which is cheaper today?” Ask: “Which one am I more comfortable living with if something goes wrong?” That answer is usually the right one. If this was helpful, consider joining navimumbaiclub and adding your own experience. Even small insights can help someone else.