Buying a commercial property in Mohali—whether a shop, office, showroom or shop-cum-office (SCO)—requires a different checklist from buying a home. In addition to title and registration, buyers need to understand permitted commercial use, access, parking, building conditions, operating restrictions and the needs of the intended business or tenant.
1. Define how the property will be used
Start with a specific use case: retail, office, clinic, showroom, food service or investment for leasing. Not every commercial unit can legally or practically support every business. Verify the permitted use, applicable zoning and any conditions or restrictions with the relevant planning or local authority before signing.
2. Verify ownership and title
Request the registered deed and relevant earlier title documents. Ask an independent property lawyer to trace ownership, confirm the seller’s authority and investigate relevant mortgages, encumbrances, disputes or third-party rights. For land where revenue records apply, consult available records through the official Punjab Land Records portal.
3. Check project registration and approvals
For a commercial unit within a covered real estate project, check the project on the official Punjab RERA website and review the disclosures available. RERA applicability depends on the project and relevant legal provisions. Separately verify sanctioned building plans, land-use permissions, completion or occupancy documentation where applicable, fire-safety requirements where relevant and any permissions needed for the proposed business.
4. Inspect the unit and its surroundings
- Check frontage, visibility, access, pedestrian movement and practical customer entry.
- Verify parking, loading/unloading, lifts, common areas and accessibility where relevant.
- Check electrical load, ventilation, water, drainage, internet availability and backup systems.
- Inspect the building condition, maintenance arrangements and any restrictions on signage or operating hours.
- Visit during different times and days to understand traffic, activity and nearby competing businesses.
Footfall, visibility and connectivity matter, but they do not guarantee business success or rental income. Evaluate the specific street and unit, not just the locality’s reputation.
5. Calculate the full acquisition and operating cost
Prepare a written cost sheet including purchase price, applicable stamp duty and registration fees, legal review, brokerage if any, loan and mortgage expenses, taxes where applicable, maintenance, property tax, insurance, fit-out and signage costs. Confirm the current government charges with the relevant registration office. Ask the seller or association for details of unpaid dues and planned major repairs.
6. If the property is leased, review the lease carefully
For a tenanted property, review the signed lease, remaining term, rent payment history, security deposit, escalation clause, lock-in period, termination provisions, maintenance responsibilities and any tenant disputes. Confirm whether the lease can continue after sale and what obligations transfer to the buyer. Do not accept a claimed rental return without examining the agreement and payment evidence.
7. Assess the investment using realistic assumptions
If buying for rental income, estimate annual rent actually collected and subtract vacancy, repairs, owner-paid charges, management costs and other operating expenses. Include transaction costs in the acquisition cost. Consider how much capital could be tied up, how easily the property could be resold and whether demand is supported by comparable evidence. Avoid assuming guaranteed appreciation or a guaranteed tenant.
8. Review the agreement before payment
Ensure the agreement clearly identifies the unit, permitted use, sale consideration, payment schedule, handover condition, included fixtures, outstanding dues and remedies if a party defaults. For a new unit, review the developer’s obligations and possession terms. Use an independent lawyer and keep written receipts for payments.
Commercial property due diligence checklist
- Intended business use confirmed with the relevant authority.
- Seller identity, authority and title chain verified.
- Relevant mortgages, disputes and encumbrances investigated.
- Project registration and applicable approvals checked.
- Access, frontage, parking, utilities and building condition inspected.
- Current stamp duty, registration and other costs confirmed.
- Lease, tenant records and rental claims reviewed where applicable.
- Maintenance, property tax and other dues checked.
- Agreement reviewed by an independent lawyer before payment.
For other property types, explore Aqlet Realty’s commercial property options, plots and our guide to buying property in Mohali.
Discuss your commercial property requirements
Share the preferred location, business use, budget, unit size and whether you plan to operate a business or lease the property. Contact Aqlet Realty to discuss options. Verify current availability, legal status, permitted use and financial assumptions for every specific unit.
Disclaimer: This article is general information and not legal, tax or investment advice. Requirements differ by property and intended use. Confirm current rules with the relevant authority and obtain independent professional advice.