Executed under Section 6 of the Punjab Apartment and Property Regulation Act, 1995 in Form APR VIII of the Punjab Apartment and Property Regulation Rules, 1995, and under Section 13 of the Real Estate (Regulation and Development) Act, 2016 read with Rule 8 and Form Q of the Punjab State Real Estate (Regulation and Development) Rules, 2017
Place of execution: S.A.S. Nagar (Mohali), Punjab
Date: 4 April 2026
THE PROMOTER
- Name: M/s Sunder Estates Private Limited
- Constitution: a company incorporated under the Companies Act, 2013
- Registered office or principal place of business: SCO 118-119, Second Floor, Sector 82, S.A.S. Nagar (Mohali), Punjab 160055
- PAN: AAECS4821H
- Signing through: Shri Harpreet Singh Grewal, Director
- Email for notices: legal@sunderestates.in
- Authority of the signatory: Resolution of the Board of Directors passed at its meeting held on 8 January 2026, a certified true copy of which is annexed, authorising Shri Harpreet Singh Grewal, Director, to execute, present for registration and admit execution of agreements for sale in respect of the Project
THE CO-PROMOTER — a second promoter of the same Project, bound jointly and severally with the Promoter
- Name: Sardar Jagtar Singh Sandhu, landowner
- Particulars: An individual resident at Village Bakarpur, Tehsil and District S.A.S. Nagar, Punjab 140603; PAN ABLPS3312K; signing personally and appearing before the Sub-Registrar in person as owner of the Project land
Wherever this Agreement says "the Promoter" it means the Promoter and the Co-Promoter together, and each of them is answerable to the Allottee for the whole of the Promoter's obligations under Sections 11, 12, 13, 15, 16 and 18 of PAPRA and under the RERA Act. Both of them sign this Agreement and both appear before the Sub-Registrar.
THE ALLOTTEE
- Name: Navneet Kaur Sidhu
- Son / daughter / wife of: D/o Shri Jarnail Singh Sidhu
- Address: House No. 1284, Sector 68, S.A.S. Nagar (Mohali), Punjab 160062
- PAN: BQTPS7741M
- Email for notices: navneet.sidhu@example.in
- Telephone: +91 XXXXX XXXXX
THE CO-ALLOTTEE — taking the Unit jointly with the Allottee
- Name: Gurmeet Singh Sidhu
- Son / daughter / wife of: S/o Shri Balwant Singh Sidhu
- Address: House No. 1284, Sector 68, S.A.S. Nagar (Mohali), Punjab 160062
- PAN: CKLPS2210N
Wherever this Agreement says "the Allottee" it means the Allottee and the Co-Allottee together. They are bound jointly and severally, both of them sign this Agreement, both appear before the Sub-Registrar, and the conveyance deed will be taken in both names and will record the share of each.
1.1 The Promoter and the Allottee are together called "the parties", and this document is called "this Agreement".
1.2 Each individual signing this Agreement confirms that he or she is a major, of sound mind and competent to contract under Section 11 of the Indian Contract Act, 1872. The person signing for the Promoter confirms that he or she is duly authorised to bind the Promoter and will produce that authority in original before the registering officer.
1.3 In this Agreement, "PAPRA" means the Punjab Apartment and Property Regulation Act, 1995; "the RERA Act" means the Real Estate (Regulation and Development) Act, 2016; "the Punjab RERA Rules" means the Punjab State Real Estate (Regulation and Development) Rules, 2017 as amended; and "PB-RERA" means the Real Estate Regulatory Authority, Punjab, Ground Floor, Punjab Mandi Bhawan (New), Sector 65-A, S.A.S. Nagar 160062, whose portal is rera.punjab.gov.in. "Promoter" and "allottee" carry the meanings given to them in PAPRA and in the RERA Act.
2.1 The Promoter is developing the colony or project known as Sunder Greens, Phase II ("the Project"), on the land described below:
Land comprised in Khewat No. 214, Khatauni No. 389, Khasra Nos. 45//12, 45//13 and 46//8, situated in the revenue estate of Village Bakarpur, Hadbast No. 231, Tehsil and District S.A.S. Nagar, Punjab, forming part of the sanctioned layout of Sunder Greens, Phase II
2.2 Colony licence under PAPRA. The Project is developed under a licence granted in Form APR V under Section 5 of PAPRA, particulars of which are: Licence No. 118 of 2023 dated 27 July 2023 in Form APR V, granted by the competent authority under Section 5 of PAPRA, valid up to 26 July 2026 and renewed on 14 July 2026. The Promoter confirms that the licence is subsisting on the date of this Agreement; that the bank guarantee of twenty-five per cent of the estimated cost of the development works required by Section 5 has been furnished and is alive; that the agreement for the external development works has been executed with the competent authority in Form APR IV; and that every advertisement issued for the Project carries this licence number, as Section 4 of PAPRA requires. A copy of the licence is annexed and is listed in Schedule C.
2.3 Change of land use. Permission for change of land use in respect of the Project land has been granted under Sections 79 to 81 of the Punjab Regional and Town Planning and Development Act, 1995, particulars of which are: CLU Order No. CTP(Pb)/CLU-2291 dated 12 May 2023 granted by the Chief Administrator, PUDA, for change of land use to residential over 8.42 hectares.
2.4 Registration with PB-RERA. The Project is registered with PB-RERA under Section 5 of the RERA Act under registration number PBRERA-SAS81-PR0742, and PB-RERA received the Promoter's application for registration of the Project on 1 April 2026.
2.5 Which model form governs this Agreement. The model agreement for sale prescribed under Rule 8 of the Punjab RERA Rules depends on the date the registration application was received. The format annexed to the Punjab RERA Rules as originally made applies to applications received between 1 May 2017 and 7 October 2020; Form Q of the Punjab Real Estate (Regulation and Development) (Amendment) Rules, 2020 applies to applications received on or after 8 October 2020; and Form Q of the Punjab Real Estate (Regulation and Development) (Amendment) Rules, 2022 applies to applications received on or after 26 August 2022. Read with the date recorded in Clause 2.4, this Agreement is made in the form so prescribed. Nothing in this Agreement takes away anything that form gives the Allottee, and to the extent of any inconsistency that form prevails. The Promoter further confirms that it has filed with PB-RERA, and undertakes to use, its proforma allotment letter and its proforma conveyance deed.
2.6 Title. As Section 18 of PAPRA requires, the Promoter has obtained a certificate of title from an advocate of not less than seven years' standing, based on a search of the record of the last thirty years, and has made it available to the Allottee. The Promoter has a clear and marketable title to the Project land, free from encumbrance except anything disclosed to the Allottee in writing before the date of this Agreement.
2.7 The Project's separate bank account. All money received from the Allottee under this Agreement is to be deposited in the designated account maintained for the Project in a scheduled bank as Section 9 of PAPRA requires, and seventy per cent of it is to be kept in the separate account required by Section 4(2)(l)(D) of the RERA Act, withdrawn only in proportion to the completion of the Project and on the certificates of the architect, the engineer and the chartered accountant. That account is: Punjab National Bank, Phase 7 Branch, S.A.S. Nagar — Account 'Sunder Greens Phase II RERA Collection Account', A/c No. 004520110000876, IFSC PUNB0004520. The Allottee will pay into that account and into no other, and a demand directing payment elsewhere may be refused.
2.8 Service charges to the Punjab Urban Development Fund. The service charges of one rupee per square metre of the plotted area payable under Section 32 of PAPRA, in two equal instalments within sixty days and six months of the grant of the licence, are the Promoter's obligation and are treated as included in the Total Price.
2.9 Quarterly disclosure. The Promoter will keep the Project page on rera.punjab.gov.in current, including the quarterly progress reports and the architect's certificate in Form 1 and the engineer's certificate in Form 2 required by Regulation 3 of the Punjab Real Estate Regulatory Authority (General) Regulations, 2017, so that the Allottee can verify progress without having to ask.
2.10 Collaboration or development agreement over the Project land. The Project is developed under the following arrangement between the owner of the land and the developer, a copy of which is annexed and is listed in Schedule C: Collaboration Agreement dated 11 April 2022 between Sardar Jagtar Singh Sandhu (owner) and M/s Sunder Estates Private Limited (developer), registered as Document No. 3421 in Book No. 1 with the Sub-Registrar, S.A.S. Nagar on 13 April 2022, under which the developer takes 68 per cent and the owner 32 per cent of the saleable area. Each person who is a promoter under that arrangement is a promoter for the purposes of PAPRA and the RERA Act, and the Allottee's rights under this Agreement run against all of them.
3.1 The Promoter agrees to sell and the Allottee agrees to purchase the unit described in Schedule A ("the Unit"), together with the undivided proportionate interest in the land underlying the Project and in the common areas and facilities described in that Schedule.
3.2 What the price is measured against. Where the Unit is a built unit — an apartment, an independent floor, a villa, a shop-cum-office unit or a showroom — carpet area is the net usable floor area of the Unit as defined in the RERA Act, and the Total Price in Clause 4 is referable to it. Where the Unit is a plot or a booth site sold without construction, there is no carpet area and the Total Price is referable to the plot area stated in Schedule A. Where the Promoter has quoted a super or saleable area for reference, that figure creates no obligation on the Allottee and no demand may be raised on it.
3.3 If the delivered area is not the area in Schedule A. Within thirty days of obtaining the occupation certificate, or in the case of a plot within thirty days of the demarcation of the plot on the ground, the Promoter will confirm to the Allottee in writing the final measured carpet area or plot area, supported by the architect's measurement certificate. If that final area falls short of the figure in Schedule A, the Total Price is reduced in the same proportion and the excess already collected is refunded to the Allottee within forty-five days of the confirmation, with interest at the rate in Clause 7.4 if it is not refunded within that period. If the final area exceeds the figure in Schedule A, the Promoter may demand the proportionate increase only up to three per cent of the Schedule A figure and not beyond, payable in the same proportion as the instalments in Schedule B and only against the measurement certificate; no demand may be raised for any excess above three per cent.
3.4 Alterations. The Promoter will not alter the Unit, the sanctioned layout, the sanctioned building plan, the specifications in Schedule D or the common areas without the previous written consent of the Allottee, as Section 11 of PAPRA and Section 14 of the RERA Act require. A change made without that consent entitles the Allottee to the remedies in Clause 9 and to complain under Clause 17.
3.5 Specifications. The Unit and the common areas will be constructed and finished in accordance with the specifications set out in Schedule D, which forms part of this Agreement. The Promoter will not substitute any material, fitting, fixture or brand named in Schedule D except with an item of equal or better quality and with the written consent of the Allottee, and a substitution made without that consent is a breach of this Agreement.
3.6 Certificates before delivery. The Promoter will adhere to the sanctioned plans and to the approved specifications. Where the Unit is a built unit, the Promoter will obtain the completion certificate and the occupation certificate for the building before offering possession. Where the Unit is a plot or a booth site sold without construction, no occupation certificate is issued for the plot itself; the Promoter will instead complete the internal development works serving the plot and obtain the completion certificate for that phase of the colony from the competent authority, as Section 14 of PAPRA requires, before offering possession — and the Allottee's own construction on the plot will need its own sanctioned building plan and, on completion, its own occupation certificate under Rule 14 and Rule 23 of the Punjab Urban Planning and Development Building Rules, 2021.
4.1 The total price payable for the Unit is ₹79,50,000 (Rupees Seventy Nine Lakh Fifty Thousand only) ("the Total Price"). This is the "sale price" for the purposes of Section 6 of PAPRA.
4.2 The Total Price is made up head by head as set out in Schedule B, which forms part of this Agreement.
4.3 Goods and services tax. The Unit is in a building that has not yet received its occupation certificate, so goods and services tax is payable by the Allottee in addition to the Total Price, at the rate in force on the date of each instalment Where goods and services tax is chargeable under the position so stated, it is over and above the Total Price, is payable only against a proper tax invoice, and any benefit of input tax credit or of a subsequent reduction in the rate will be passed on to the Allottee. Where the position so stated is that no goods and services tax is chargeable, the Promoter will raise no demand on that account, and a demand raised despite this clause must be supported in writing by the provision of law under which it is said to be due.
4.4 The Total Price is fixed. It is not open to escalation for a rise in the cost of materials, labour or finance. It may be increased only on account of a development charge or other charge levied by a competent authority after the date of this Agreement, and then only to the extent of the Allottee's proportionate share, supported by a copy of the demand from that authority, and only on account of the area adjustment permitted by Clause 3.3. A reduction in any such charge will be passed on to the Allottee in the same way.
4.5 The Total Price includes the cost of forming the association of apartment owners or the residents' welfare association under Clause 10.2 and the cost of obtaining the completion certificate and the occupation certificate. It does not include the stamp duty and registration fee on the conveyance deed, which Clause 8 deals with.