First-time homebuyers sometimes treat "booking a flat" as one action. In reality, booking Eldeco Echoes of Eden is a 9-step sequence — each with its own document list, cheque/RTGS amount, and RERA checkpoint. This guide walks you through all nine, in order, with the amounts and timelines you should expect. Read this before you pay a token.
Quick Reference
- ProjectEldeco Echoes of Eden, Sector 22D YEW
- RERAUPRERAPRJ125342/02/2026
- Launch BSP₹8,999/sq.ft*
- Token amount (typical)₹5–7 lakh
- Full booking amount10% of BSP
- Payment plan30:40:30 construction-linked
- End-to-end timeline10–14 days to signed AFS
Step 1 — Submit Your EOI (Expression of Interest)
EOI / Initial Enquiry
Payment: None. This is a zero-commitment stage.
What you do: Share basic KYC (name, phone, email, city, loose budget band, preferred configuration). We add you to the priority allocation list. EOI holders get first pick when the inventory opens.
Why it matters: In pre-launch projects, the difference between a 15F park-facing corner unit and a 4F non-corner unit is decided in this stage. Earlier EOI = better pick.
Step 2 — Site Visit & Unit Shortlist
Site Visit
Payment: None.
What you review: Master plan, tower layout, floor plans, sample unit (if ready), clubhouse plan, and the approved RERA brochure. Also walk the sector to understand orientation, road access, and neighbouring plots.
Output: A shortlist of 2–3 units across tower + floor + configuration.
Step 3 — Pay Token Amount
Token / Booking Amount (Part 1)
Payment: ₹5 lakh (1550 sq.ft 3 BHK), ₹7 lakh (1850 sq.ft 3 BHK) typically. Payable by cheque or RTGS in favour of the developer-specified escrow account. Never pay to an individual or channel partner personal account.
What you get: Unit-specific allotment letter with tower, floor, unit number, carpet area, and initial cost sheet.
RERA checkpoint: Before paying, verify the project on the UP RERA portal (rera.up.gov.in) using UPRERAPRJ125342/02/2026. Confirm the developer is registered and the project is in "Ongoing" status.
Step 4 — Top Up to 10% Booking Amount
Booking Amount (Part 2)
Payment: Balance to bring the total to 10% of BSP. For a ₹1.4 Cr unit, this means ₹14 lakh total booking, so another ~₹7–9 lakh after the token.
Window: Typically 15–30 days from the token date, stated on the allotment letter.
What you get: Revised allotment confirmation and the full cost sheet with stamp duty, GST, club fees, IBMS, etc. broken out.
Step 5 — Execute the RERA Agreement for Sale (AFS)
Agreement for Sale — The Real Contract
Payment: Stamp duty on the AFS (nominal — actual sale-deed stamp duty is at registry stage).
What it is: The RERA-mandated binding contract between you and Eldeco. It specifies unit details, total cost, payment plan, possession date, defect liability, and cancellation terms.
Why this step is non-negotiable: Under RERA, any builder collecting more than 10% without executing a registered AFS is in violation. Do not make any payment beyond 10% without AFS. Read the AFS carefully — particularly the possession date (a RERA-bound commitment) and the force-majeure clause.
Step 6 — Home Loan Application & Sanction
Loan Sanction
Payment: Bank processing fees (varies, typically 0.25–0.5% of loan amount).
Timeline: 7–14 days from application to sanction letter for a salaried profile. NRI and self-employed files take 2–3 weeks.
What you submit: Salary slips (3 months), Form 16 (2 years), bank statements (6 months), PAN, Aadhaar, property papers (builder provides), allotment letter, AFS.
Tip: Apply with 2 banks in parallel. Compare sanction letters on rate, tenure, processing fee, and part-prepayment terms. For a full bank-by-bank breakdown, read our Home Loan Guide for Yamuna Expressway 2026.
Step 7 — Follow the 30:40:30 Construction-Linked Plan
Payment Milestones
The 30:40:30 structure at EOE:
| Phase | % of BSP | Trigger Event | Typical Window |
|---|---|---|---|
| Booking | 10% | At AFS execution | Day 0 |
| Within Booking Phase | 20% | Before construction starts / on allotment | 30–60 days |
| Construction Phase | 40% | Slab-wise / milestone-linked | Spread 18–30 months |
| Final / Possession | 30% | At OC/CC & handover | At possession |
The 30:40:30 plan is construction-linked, meaning the developer invoices only when a RERA-linked milestone is achieved. If you're on a home loan, the bank disburses in tranches matching these milestones — so your EMI actually starts on partial disbursed amount, not full loan, during construction phase. This is a big cash-flow advantage over 20:80 or front-loaded plans.
Step 8 — Possession, OC & Handover
Possession Handover
Payment: Final 30% + stamp duty & registration charges (see Step 9).
What to verify: Occupancy Certificate (OC), Completion Certificate (CC), no objections from authority, IBMS corpus paid, and snag-list walkthrough with builder before you sign the handover letter. Read our full Possession & Construction Status Guide for the checklist.
Defect-liability: Per RERA, the builder is liable for structural defects for 5 years from possession. Record and report defects in writing within the first year for fastest resolution.
Step 9 — Sale Deed Registration & Mutation
Registry
Payment: Stamp duty (7% in UP for men, 6% for women) + registration charge (1%) on the agreement value. On a ₹1.4 Cr unit, that's roughly ₹9.8–11.2 lakh.
Where: Sub-registrar office with jurisdiction over Sector 22D, along with the builder's authorised rep.
Post-registry: Apply for mutation in revenue records — this legally transfers ownership recognition. Keep the original registered sale deed and mutation order in a bank locker.
Complete Document Checklist
What You Will Need (Resident Indian)
- PAN cardMandatory
- AadhaarMandatory
- Latest address proofMandatory
- 2 passport-size photosMandatory
- Cancelled chequeMandatory
- Salary slips (3 mo) / ITR (2 yrs)If applying loan
- Bank statements (6 mo)If applying loan
Additional for NRI / OCI Buyers
- Passport (all pages)Mandatory
- OCI / PIO cardIf applicable
- Visa / work permitMandatory
- NRE or NRO account detailsMandatory
- Power of Attorney (notarised)If booking remotely
- Overseas address proofMandatory
If you're an NRI, our full NRI Investment Guide covers FEMA, tax, TDS, and repatriation in depth.
Red Flags to Watch For
- Any ask to pay more than 10% before signed AFS. This is a RERA violation, full stop.
- Cheque/RTGS to a personal account. All payments must go to the developer's RERA-registered escrow account. Not the channel partner's account, not a promoter's account.
- Verbal possession-date commitments that don't match the RERA portal. The RERA-registered date is the legally binding one. Everything else is marketing.
- Missing cost-sheet items. Ensure your cost sheet explicitly breaks out GST, IBMS, club fees, power backup, parking, stamp duty, and registration. "All-in" numbers without breakup hide the actual obligation.
Walk Through the Booking With a RERA Channel Partner
Sachin handles the full booking sequence end-to-end — from EOI to registry — as a UP RERA registered partner
📞 Call Sachin 💬 WhatsAppRelated Reading
- Full Price List & Floor Plans 2026
- Possession & Construction Status
- Home Loan Guide — YEW 2026
- Tower Comparison — Haven vs Elysian vs Caelum
Frequently Asked Questions
Can I book Eldeco EOE online without a site visit?
Yes. Digital EOI, virtual walkthrough, and e-KYC are all supported. Full documentation and AFS can be executed remotely for NRI buyers with a registered Power of Attorney. We strongly recommend at least a virtual site visit and video call before token payment.
Is GST applicable on booking amount?
Yes. GST applies on under-construction apartments at the prevailing rate. The rate on affordable vs premium residential is different — verify your slab on the cost sheet. GST is not applicable post-OC.
Who pays the stamp duty?
Stamp duty and registration charges on the sale deed are paid by the buyer at the time of registry. UP stamp duty is 7% for male buyers and 6% for female buyers (as of 2026); registration is 1%.
What happens if I need to cancel after booking?
Cancellation terms are stated in the Agreement for Sale. Typically, a cancellation fee is deducted (often 10% of BSP) and the balance is refunded as per RERA-compliant timelines. If the cancellation is caused by a RERA-recognised event (project delay, change in plan), refund is fuller.
Do I need to be physically present to book?
No. Resident Indians can execute via digital signature and courier. NRIs can issue a registered and notarised Power of Attorney to a relative in India who will sign on their behalf.