Silverglades Legacy Payment Plan and All-in Cost Guide 2026

The 30 : 40 : 30 plan is Silverglades Legacy’s standard payment structure. Read as a sequence: 30 percent on booking and agreement execution, 40 percent across construction milestones from foundation to handover, and the final 30 percent at possession in May 2031. The plan is construction-linked, which means each tranche releases against a verifiable milestone, not on a fixed calendar date.

How the 30 : 40 : 30 Breaks Down on a ₹13.55 Cr Base

Source: Silverglades Legacy project brief, channel partner agreement template, HCO advisory desk cheque-sequence reference, May 2026. Verify the exact milestone triggers and tranche release percentages directly in the sale agreement before signing.

The data shows the 30 : 40 : 30 plan staggers the base price across 5 years to possession. The booking amount is a small slice of the first tranche, not a separate payment. Construction-linked means tranches release only after the developer hits the milestone, which gives the buyer a real legal handle if construction stalls. This is non-negotiable due diligence: get the milestone definitions in writing in the sale agreement.

The ₹25 Lakhs booking amount is the first cheque you write to enter Silverglades Legacy. It is also the most negotiable. Understanding what it locks, what it does not lock, and how to protect yourself before transferring funds is the single highest-ROI piece of due diligence in the entire transaction.

What the ₹25 Lakhs Booking Locks

• Configuration and floor preference, subject to availability
• Lock-in of the developer’s current price list for 30 to 45 days
• Inclusion in the next allotment letter cycle
• First-right-of-refusal on premium floors (verify with channel partner)

What the ₹25 Lakhs Booking Does NOT Lock

• The final unit number (this comes only at allotment letter)
• PLC waivers (these are negotiated at agreement, not booking)
• Any verbal upgrade promises (modular kitchen tier, wardrobe inclusions, view premium)
• Refund terms (must be specified in the EOI receipt, not assumed)

Do not accept verbal confirmation of refund terms. The EOI receipt must state in writing what triggers a refund and within how many days. Standard practice on a Gurgaon new launch is a 90 to 120 day refund window if the project does not allot within that period, with a small administrative deduction. Get this on paper before you transfer the booking amount.

The base price is the number on the developer’s price sheet. The all-in cost is what you actually transfer across the full transaction. The gap between the two is structural, not a fee surprise. It exists because tax authorities, the sub-registrar’s office, and the developer all charge separately. Modelling it upfront is the difference between a confident close and a scramble at registration.

Where the Gap Comes From

Source: Haryana Stamp Act schedule, Central GST Act provisions on under-construction property, Silverglades Legacy project brief, HCO advisory desk closing-cost reference, May 2026. Verify Haryana stamp duty current rate via the Haryana Department of Revenue portal before transferring funds. IFMS and Club fee amounts are estimates; verify with the developer’s official cost sheet.

The data shows the all-in cost stack typically runs 14 to 16% above the base price for a male buyer at standard PLC. For a female buyer (5% stamp duty instead of 7%), the stack is roughly 12 to 14% above base. Both are meaningful. Underwrite to the all-in number, not the headline rate.

Let us put concrete numbers on the ₹13.55 Cr base for Silverglades Legacy Primo, C2’s 4,800 sq.ft. apartment. This worked example assumes a male buyer with a standard PLC and no special discounts. The intent is to show what the actual landing number looks like, not the indicative number from the developer’s headline sheet.

Worked Example: ₹13.55 Cr Primo C2 All-in Cost (Male Buyer, Standard PLC)

Source: Haryana Stamp Act schedule, Central GST Act 2017 provisions for under-construction property, Silverglades Legacy project brief, HCO advisory desk worked example, May 2026. PLC and Club fee figures are estimates pending verification with the developer’s official cost sheet. Female-buyer stamp duty at 5% reduces the total all-in cost by approximately ₹28 Lakhs. This worked example is illustrative and not a substitute for the developer’s final cost sheet.

The data shows the buyer who underwrites at ₹13.55 Cr is short by roughly ₹2.15 Cr at the landing. The 30 : 40 : 30 plan helps with the base price but not with the closing stack. GST flows alongside each tranche. Stamp duty and registration land in the final tranche. Plan cash flow accordingly.

Knowing the all-in number is only half the work. The other half is knowing when each cheque actually clears. The 30 : 40 : 30 plan distributes the base price across roughly five years. The closing stack (stamp duty, registration, final GST tranche) lands in the final 6 to 12 months before possession. Here is the rough cheque calendar.

Approximate Cash Outflow Calendar (Primo C2, 2026 to 2031)

Source: HCO advisory desk cheque-sequence template, Silverglades Legacy project brief, May 2026. The construction-tranche breakdown is indicative based on standard CLP milestone splits in Haryana. Verify the exact milestone-to-percentage mapping in your signed sale agreement before treating these figures as binding.

The implication for cash flow: the heaviest single outflow is the final tranche at possession. Roughly 35% of the all-in cost lands in the final 6 months (final construction tranche, stamp duty, registration, and final GST adjustment). Buyers who plan on selling an existing asset to fund the closing should start that sale process by Q3 2030 at the latest. Read this before you sign.

The all-in cost stack we just walked through covers the transaction. But there are real costs that begin the moment you receive possession. These are not optional. Underwriting them upfront separates the careful buyer from the surprised owner.

Post-Possession Carrying Costs to Plan For

• Monthly maintenance (CAM): At ₹15 to ₹25 per sq.ft. per month for luxury Gurgaon, expect ₹72,000 to ₹1.2 Lakhs per month on a 4,800 sq.ft. apartment. Annual: ₹8.6 to ₹14.4 Lakhs. Verify the actual rate at Silverglades’ allotment letter stage.
• Property tax: Levied by the Municipal Corporation of Gurugram. For luxury residential, annual rates are calculated on a per-unit basis. Expect ₹50K to ₹1.5 Lakhs per year (verify with MCG).
• Furnishing and fit-out: For a 4 BHK + Study at this price point, furnishing typically costs ₹40 Lakhs to ₹1.2 Cr depending on the buyer’s standard. This is post-possession.
• Insurance: Comprehensive home insurance including structure, contents, and liability runs ₹15K to ₹40K annually for a luxury 4 BHK.
• Renovation fund: A common-sense rule is to set aside 0.5% of property value per year for unforeseen maintenance and minor renovations. On a ₹15 Cr asset, that is ₹7.5 Lakhs annually.
• RWA contributions: One-time corpus contribution at handover (typically ₹2 to ₹5 Lakhs) plus voluntary annual contributions for amenity upgrades.

The data shows the year-1 carrying cost on a 4,800 sq.ft. Primo C2 apartment can easily run ₹12 to ₹18 Lakhs above the all-in purchase price, not counting furnishing. For a buyer planning to rent the apartment out, gross rent on Sector 63A luxury is roughly 1% of capital value annually, which means the rent should cover most carrying costs but not the furnishing or fit-out. Match the product to the goal.

This is the action checklist HCO Real Estates uses with every Silverglades Legacy buyer before they transfer the booking amount. Each item is a real verification step, not a marketing checklist. Work through these in order and you protect yourself from the most common transaction errors on a Gurgaon luxury new launch.

Pre-Booking Verification

• Verify HARERA GGM/861/593/2024/88 is currently Active on haryanarera.gov.in.
• Pull the developer’s current price sheet directly, not via a channel partner forwarded screenshot.
• Confirm the configuration, floor preference, and tentative unit number in writing before transferring ₹25 Lakhs.
• Get the EOI receipt with refund terms in writing. Standard refund window is 90 to 120 days. Confirm administrative deduction cap.
• Verify the channel partner’s RERA broker registration on the HARERA portal.

Pre-Agreement Verification

• Engage independent buyer counsel for the sale agreement review (₹50K to ₹2 Lakhs).
• Cross-check every clause in the sale agreement against the HARERA-approved brochure and the project layout.
• Negotiate PLC waivers, parking inclusions, and any verbal upgrade promises into the written agreement.
• Confirm the milestone-to-percentage mapping for the 40% construction tranche.
• Get the all-in cost sheet from the developer covering base + PLC + GST + stamp duty + registration + IFMS + club + miscellaneous. Do not accept verbal numbers.

Pre-Possession Verification

• Track the developer’s construction progress quarterly. Use Silverglades’ RERA quarterly progress filings as the official reference.
• By Q4 2030 (6 months before possession), start the cash mobilisation for the final tranche and the closing stack. Sell-side capital should be liquid by Q1 2031.
• Conduct a snagging inspection at handover. Document every defect before signing the possession letter.
• Cross-check actual carpet area against the RERA-declared carpet area at possession. Any deviation triggers a refund or a recovery (depending on direction).
• Verify the Occupancy Certificate (OC) has been issued before transferring the final possession tranche.

This is non-negotiable due diligence. Work through each step in the order shown. The buyer who skips a step is not saving time. They are accepting risk that they would not accept on any other ₹15 Cr asset class. Read this before you sign.