Top Mistakes to Avoid While Buying Property in Odisha

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Top Mistakes to Avoid While Buying Property in Odisha

Buying a property is one of the biggest financial and emotional decisions of life. With Odisha’s real estate market growing rapidly especially in cities like Bhubaneswar, Cuttack, Jajpur Road, and Puri buyers are showing increased interest in both residential and commercial spaces. However, many first-time homebuyers and even seasoned investors often make avoidable mistakes that can lead to financial stress, legal hassles, or loss of investment.

In this blog, we highlight the top mistakes to avoid while buying property in Odisha and how to make a safe and profitable decision.

1. Not Verifying Land and Property Documents

  • One of the most common mistakes buyers make is skipping thorough legal verification. Odisha, like many states, has seen disputes related to land titles, encroachments, and duplicate property sales.

    ✅ Always check:

    • Title deed (Ownership proof)
    • Encumbrance certificate (free from loans/legal disputes)
    • Conversion certificate (if agricultural land is converted to residential/commercial)
    • Approved layout and building plan
2. Ignoring RERA Registration

  • The Real Estate (Regulation and Development) Act, 2016 mandates that all projects must be registered with RERA Odisha. Still, some buyers fall into the trap of investing in non-registered projects, which may lead to delays or even project abandonment.

    ✅ Always check if your project is listed on the official RERA Odisha portal before investing.

3. Falling for Unrealistic Promises

  • Many developers lure buyers with “too good to be true” offers like heavy discounts, free gifts, or guaranteed returns. Often, these claims mask hidden costs or future delays.

    ✅ Focus on the builder’s track record, quality of construction, and delivery timelines not just the discounts.

4. Overlooking Location and Connectivity

  • Some buyers get attracted to cheaper rates in far-off areas without analysing future growth potential. A property without good connectivity, schools, hospitals, and employment hubs nearby may not yield good returns.

    ✅ In Odisha, locations like Hanspal, Patia, Khandagiri (Bhubaneswar), and CDA (Cuttack) are in high demand due to strong infrastructure.

5. Not Checking Builder’s Reputatio

Investing in a property without researching the developer’s past record is a risky move. Projects with poor construction quality, litigation history, or delivery delays can cause long-term regret.

✅ Always check:

  • Builder’s past completed projects
  • Customer reviews and ratings
  • Industry certifications and memberships
6. Ignoring Hidden Costs

Many buyers calculate only the property’s base price but forget additional costs like:

  • Registration charges & stamp duty
  • GST (for under-construction projects)
  • Maintenance Deposite

✅ Make sure to get a complete cost sheet before finalizing.

7. Not Planning Long-Term Financial Commitments

Buying a property is not just about the down payment. Many buyers ignore the long-term EMI burden, maintenance fees, and property taxes, which can strain finances.

✅ Assess your budget, loan eligibility, and future expenses carefully.

8. Skipping Physical Inspection

Relying only on brochures and online images is a huge mistake. A site visit helps you assess construction quality, neighbourhood environment, and actual amenities.

✅ Visit the site multiple times before finalizing.

9. Not Considering Resale and Rental Potential

Some buyers focus only on current affordability and forget about the property’s future marketability. Properties in remote areas may not appreciate in value or attract tenants easily.

✅ Choose areas with ongoing infrastructure projects, IT hubs, or industrial growth for better returns.

10.Rushing the Decision

Buying property is a lifetime investment. Many buyers rush into booking without comparing multiple projects, prices, and builder credentials.

✅ Take your time, research thoroughly, and consult legal/real estate experts before signing any document.

🏡 Final Thoughts

Odisha’s real estate sector offers tremendous opportunities, but safe investment requires awareness and due diligence. By avoiding these common mistakes like skipping legal checks, ignoring RERA, or rushing into decisions you can protect your investment and ensure a secure, happy living experience.