Book highlights key due-diligence checks for property buyers before making an investment
Chandigarh, September 25, 2026: Thirty-one-year-old second-generation entrepreneur and real estate developer Shubham Gupta has launched his debut book, The Dark Secrets of Real Estate: What the Industry Doesn’t Want Buyers to Know, at the Chandigarh Press Club. The 215-page book examines some of the lesser-known challenges that prospective property buyers may encounter while evaluating and purchasing real estate.
Written over approximately 18 months, the book is aimed particularly at first-time homebuyers and focuses on the legal, technical and financial considerations that buyers should understand before committing a significant amount of money to a property.
According to Shubham, buyers often visit multiple projects, interact with developers and are shown attractive amenities, specifications and promotional offers, but may not always know which questions to ask or what information to independently verify.
“My objective in writing this book is to educate and inform homebuyers, particularly first-time buyers, so that they understand what they should look for and what questions they must ask before purchasing a property,” he said.
A key focus of the book is the importance of conducting due diligence on the developer, construction quality and legal status of the project. Shubham recommends that buyers examine the builder’s background and track record, assess construction specifications and verify the project’s regulatory and legal documentation. He also advises prospective buyers to check RERA registration and quarterly progress reports, and to visit the actual project site instead of relying exclusively on presentations made at sales offices.
The book also discusses construction-related parameters that buyers may wish to understand, including the structural framework, RCC construction, concrete grades such as M25 and M35, cement and concrete specifications, as well as the quality of steel being used.
“Luxury and presentation at a builder’s sales office should never substitute for due diligence. A buyer has to look at the actual project, its construction quality, documentation, approvals and the financial standing of the developer,” Shubham said.
Legal documentation forms another important section of the book. Buyers are advised to verify ownership and title records, the mother deed, non-encumbrance certificate, relevant government records, the registry in the developer’s name, the applicable khasra number and the agreement to sell, wherever relevant.
Shubham also cautions prospective buyers against making investment decisions purely on the basis of promotional claims such as “pre-launch prices”, limited availability or time-sensitive offers that may create a sense of urgency during the sales process.
“Real estate is not automatically a good investment merely because it is real estate. Buyers need to assess the location, legal status, developer’s credentials, financial position, pricing and future prospects before committing their money,” he said.
Shubham Gupta has been associated with the real estate sector since 2018. He said his experience has been shaped by working closely with civil engineers and other professionals, along with conducting independent research into real estate development and construction practices.
Speaking about the need for greater transparency within the sector, Gupta said that relevant project information and significant builder-related transactions should be accessible through appropriate public platforms.
“There is a need for greater transparency and stronger systems to monitor project-related funds. The objective should be to create a real estate ecosystem where transactions are transparent, legitimate and accountable, with no scope for black-money transactions,” he said.
The book also addresses taxation, available tax benefits and rebates, encouraging buyers to understand the applicable provisions and verify their eligibility before making investment decisions.
“If buyers are better informed and ask the right questions, it will not only protect their individual interests but also contribute to a more transparent, accountable and quality-driven real estate industry,” concluded Shubham Gupta.