Legal
What this website is, what it is not, how I am paid, and the limits of what anything published here can be relied upon to do.
The single most important line
Nothing on this site is an offer, and nothing here is advice to you.
Everything published here is general information and analysis. It is not an offer to sell, an invitation to buy, a solicitation, a prospectus, a guarantee of return, or legal, tax, financial or investment advice directed at your circumstances. It cannot be, because at the point you read it I do not know what your circumstances are.
Advice begins when an engagement begins — after a call, once your requirement, budget, timeline and risk position are actually established, and once the basis on which I am paid has been put in writing. Until then you are reading published research, and you should treat it as exactly that.
Who you are dealing with
Eishaan Bharadwaj, sole proprietor, Pune, Maharashtra, India. Advisory is delivered under the brand The EB Realty; land sourcing and developer mandates under Acrementum. Both are trading names of the same individual, not separate companies.
MahaRERA agent registration A52100037314. This is a real estate agent registration under the Real Estate (Regulation and Development) Act, 2016 and the Maharashtra rules made under it. It is verifiable on the public register at maharera.maharashtra.gov.in — verify it rather than take it from this page.
A MahaRERA agent registration permits agency work in Maharashtra. It is not a licence to give investment advice under SEBI regulations, not a legal practice certificate, and not a tax or FEMA authorisation. Where a question falls in one of those areas, you are told and referred to someone qualified.
How I am paid
Disclosed before you rely on anything I say.
On new-launch and under-construction purchases, the customary route is a commission paid by the developer on completion. It is paid by them, not added to your price, and the amount is disclosed to you before you shortlist — not after you have committed.
Where you would rather I had no such interest, a fee-only mandate is available: you pay a flat professional fee, any developer commission arising is either declined or rebated against it, and that is recorded in writing at the outset. Say so on the first call and it is arranged.
On resale purchases, brokerage is charged at the customary rate, confirmed in writing before search begins. On rentals, the customary structure is one month’s rent, payable by the landlord on closing, acknowledged by the owner before a property is marketed. On land mandates through Acrementum, the structure is set per mandate and documented before work starts.
The point of publishing this is simple: an advisor whose incentive you cannot see is an advisor whose recommendation you cannot weigh. If at any stage you are unsure who is paying me on a particular transaction, ask, and you will get a direct answer.
The figures on this site
Stated at more length on the methodology page; the operative limits are here.
Rates quoted on this site are aggregated asking prices read from third-party locality data, dated to the month they were read. They are what sellers list at, not what buyers paid. Registry rates, where known, are stated alongside.
No figure here is a valuation of any specific property. A valuation depends on the exact unit, floor, orientation, age, condition, title and terms. Nothing on this site substitutes for a professional valuation or a due-diligence exercise on the asset you are actually buying.
Every figure carries the date it was read. Prices, yields and infrastructure timelines move. A figure that was accurate on its stated date is not warranted to be accurate on the date you read it, and this site does not represent that it is.
Historic appreciation in a micro-market is evidence about the past. It is not a forecast, a projection, or any form of assurance about returns. Property can and does fall in value, stay flat for years, and prove illiquid at the moment you need to sell.
Calculators and tools
Arithmetic on your assumptions, not a projection of returns.
The rental yield calculator runs entirely in your browser. It computes what you asked it to compute from the inputs you gave it. Its defaults are illustrative starting points, not market forecasts, and its output is only ever as sound as the numbers you put in.
It does not know your tax position, your financing cost, your society’s actual dues, your vacancy experience or your exit horizon. Use it to structure a question, then verify every input against the specific property before it informs a decision.
Your obligations
An advisor narrows the field and tells you what to look at. Verification of the asset you buy is not delegated by reading this site.
Before you transact, verify the project’s RERA registration, approvals, title, encumbrances, area basis, sanctioned plans, occupation and completion certificates, and the developer’s track record — through your own advocate and, where relevant, a chartered accountant.
Legal, tax, accounting, structuring and mortgage decisions need the relevant professional. Nothing here replaces them, and I will say so rather than answer outside my competence.
Purchases by non-residents are governed by FEMA and the RBI’s rules, including the bar on acquiring agricultural land, plantation property and farmhouses. General points on the NRI page are not a substitute for advice on your own residency status, repatriation position and tax exposure.
Third-party material
Linked is not endorsed.
This site links to government registers, statutes, data sources and, occasionally, developer or third-party material. Those destinations are not under my control. Their accuracy, availability and privacy practices are theirs, and a link is a pointer to a source rather than a recommendation of the organisation behind it.
Photography and illustrations on this site depict asset type and specification. They do not depict specific projects, plots or units offered for sale, and they should not be read as representations about any property you are shown.
Intellectual property
Read it, print it, and quote it — in a report, a post, a pitch or a conversation — provided the quotation is accurate, keeps its stated date, and attributes it to Eishaan Bharadwaj with a link to the page it came from. Analysis published to be checked is analysis meant to be cited.
Republish pages wholesale, scrape the site systematically, present the research as your own, use it to train a commercial model, or reproduce the marks “The EB Realty” and “Acrementum” in a way that suggests association or endorsement. The written content, structure, charts and imagery are otherwise reserved.
Availability and liability
Stated in plain terms, and not inflated.
Availability. This site is provided as it is. It may be unavailable, incomplete or interrupted for maintenance or for reasons outside my control. Errors are corrected when found; if you spot one, tell me and it will be fixed and the correction noted.
Liability. To the extent Indian law permits, no liability is accepted for loss arising from reliance on general information published on this site by someone who is not an engaged client. That limitation is about published material, and it is deliberately narrow.
What is not limited. Where you engage me, the duties owed to you under that engagement and under the Real Estate (Regulation and Development) Act, 2016 stand on their own terms. Nothing on this page excludes liability for fraud, for wilful misrepresentation, or for anything that cannot lawfully be excluded — and no attempt is made to do so.
Complaints and law
Write to eishaanbharadwaj@gmail.com or call +91 91585 40650. You will get a substantive reply within seven working days, not an acknowledgement that goes nowhere.
A complaint about a registered agent can be made to MahaRERA under the Act. That route exists independently of anything on this page and is not displaced by it.
These terms are governed by the laws of India. The courts and tribunals at Pune, Maharashtra have jurisdiction, without prejudice to any statutory forum — including MahaRERA and consumer forums — available to you under Indian law.
They apply as published on the day you read them, and the review date at the top changes with the substance. Terms governing a live engagement are the ones in your engagement letter, and those do not change by a website edit.
These terms are drafted by the practice, not by counsel, and are written to be readable rather than exhaustive. They are not legal advice to you. If you need them reviewed against an institutional mandate before you engage, ask and that will be arranged.
Twenty minutes, no fee, and a straight answer on whether I can add value to what you are trying to do.