How Amenity Upkeep Drives Buyer Choice

In Mumbai Metropolitan Region (MMR), the allure of integrated townships—with gyms, pools and clubhouses—comes at a price. While standalone Cooperative Housing Society (CHS) apartments typically incur maintenance of around Rs. 7 per sq. ft (≈Rs. 4,200/month for a 600 sq. ft flat), township upkeep can surge by 30–50%, pushing bills to nearly Rs. 6,300/month for the same unit. Add non-occupancy charges—capped at 10% of service costs under Section 79A of the Maharashtra Cooperative Societies Act—and vacant units face another Rs. 630/month levy, further compressing net rental yields.

GST enters the fray

A recent CBIC clarification has crystallized the rule: RWAs (Resident Welfare Associations) must collect 18% GST on the entire maintenance amount if both of these conditions are met:

1. Monthly upkeep per member exceeds Rs. 7,500;

2. The RWA’s annual turnover tops Rs. 20 lakh.

Thus, a township flat with Rs. 8,000/month maintenance now costs Rs. 9,440 after GST, eroding annual rental returns by roughly 1.6% of gross rent.

Scale of impact

MMR led the top-seven cities with 30,750 new launches in Q1 2025, accounting for 31% of total launches nationally. Pan-India, higher-end segments—high-end (Rs. 80 L–Rs. 1.5 Cr), luxury (Rs. 1.5 Cr–Rs. 2.5 Cr) and ultra-luxury (>Rs. 2.5 Cr)—command a combined 70% of new supply. Assuming similar segmentation in MMR, nearly 70% of these 30,750 units—over 21,500 homes—will now incur GST on maintenance.

Navigating the Trade-Off

For investors weighing standalone CHS flats against amenity-rich complexes, the calculus has shifted. Standalone homes—often below the Rs. 7,500 GST threshold—offer cleaner cash flows, free from both GST and steep non-occupancy levies. Conversely, townships retain appeal through stronger rental demand and capital-appreciation prospects, albeit with higher carrying costs.

Conclusion

In today’s GST-filtered MMR market, due diligence must extend beyond location and price per square foot. Savvy buyers will stress-test maintenance structures, vacancy risks and GST liabilities to ensure projected yields hold water. As the GST “curveball” takes effect, those who anticipate its impact can still lock in robust, risk-adjusted returns—provided they balance frictional costs against township premiums with surgical precision.

The writer is Partner at Palladian Partners Advisory Ltd

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