Pune is the one city on this page CBIC's own affordable-housing metro list leaves out — so a Pune flat gets the larger 90 sq m non-metro carpet-area cap, not Mumbai's 60 sq m. A delayed Pune project owes the same SBI MCLR + 2% interest Maharashtra sets for Mumbai, since both share one state RERA rulebook.
Why a Pune flat gets a bigger GST carpet-area allowance than Mumbai's
CBIC's own affordable-housing definition names eight specific metropolitan cities for the tighter GST carpet-area cap: Bengaluru, Chennai, Delhi NCR, Hyderabad, Kolkata and "Mumbai (whole MMR)." Pune is not on that list. That means a Pune flat is measured against the non-metro affordable-housing threshold — carpet area up to 90 sq m, not 60 — while the value cap stays the same ₹45 lakh everywhere in India. Practically, a 75 sq m Pune flat priced at ₹42,00,000 qualifies for the 1% effective GST rate under the non-metro carpet-area allowance; the identical 75 sq m flat in Mumbai, 15 km away by state but classified as a different GST metro block, would fail the 60 sq m metro cap and pay 5% instead — a ₹1,68,000 gap for the same-sized unit, driven entirely by which side of the metro line CBIC drew Pune on.
This effective rate applies without input tax credit either way, per the underlying rate notification, and stops applying once the full consideration is paid only after the completion certificate is issued or first occupation, whichever is earlier — the trigger in Schedule II, clause 5(b), read with Schedule III, entry 5, of the CGST Act. A ready-to-move-in resale flat in an already-occupied Hinjewadi or Baner tower carries no GST at all on this basis.
Pune shares Mumbai's RERA rulebook, not its property-tax method
Because Pune and Mumbai are both in Maharashtra, a delayed Pune project owes the identical delay-interest formula set by Rule 18 of Maharashtra's own gazetted RERA Rules, 2017: State Bank of India's highest Marginal Cost of Lending Rate (MCLR) plus two percentage points, owed by the promoter to the allottee (or the allottee to the promoter) for a payment default, replaced by whatever benchmark lending rate SBI fixes if it stops publishing an MCLR. This is the one major rule that does not distinguish Pune from Mumbai at all — the state, not the city, sets it.
Property tax is where the two cities actually diverge: Pune Municipal Corporation (PMC) is a separate body from Mumbai's MCGM, with its own capital-value or formula-based system, but PMC's own portal returned only navigation content this session — no formula or rate percentage could be confirmed from a reachable PMC source, so this article names PMC as the taxing authority without restating an unverified formula.
Methodology
The metro/non-metro classification is read directly from CBIC's own affordable-housing definition, which lists Pune's absence from the named metro set rather than a Pune-specific inclusion — this article treats that omission itself as the sourced fact. The RERA delay-interest formula is quoted from Maharashtra's own gazetted rules PDF, which applies statewide and therefore to Pune specifically. Worked examples are arithmetic on the published carpet-area and value thresholds.
Sources
- CBIC — GST: An Update (affordable-housing definition) — accessed 2026-09-21
- GST Council Secretariat — Notification No. 11/2017-Central Tax (Rate), as amended — accessed 2026-09-21
- CBIC — CGST Act, 2017, Schedule III (Section 7) — accessed 2026-09-21
- CBIC — CGST Act, 2017, Schedule II (Section 7) — accessed 2026-09-21
- Government of Maharashtra — Maharashtra RERA Rules, 2017 (Rule 18) — accessed 2026-09-21