I regret investing in a project by Advance India Projects Limited (AIPL), Gurugram. My experience, along with that of many other buyers, has been deeply frustrating and financially damaging. AIPL’s business practices raise serious concerns around transparency, compliance, and ethics.
One of the most alarming issues is arbitrary and inconsistent pricing. Buyers have discovered that the same units in the same project, sold during the same period and under identical schemes, were offered at vastly different prices to different customers. There is no clear pricing policy or justification provided. Such unexplained variations raise serious doubts about fair trade practices and have led many investors to allege off-record transactions and potential tax irregularities, which warrant regulatory scrutiny.
AIPL is also widely criticised for violating RERA principles. Instead of handing over lawful physical possession, the builder forces buyers to accept so-called constructive possession, a concept not recognised under RERA, leaving investors without actual control of their property despite full payment.
Other major issues repeatedly faced by buyers include:
Non-payment of assured returns, despite commitments at the time of sale
Rental income collected from tenants not passed on to owners
Builder retaining leasing rights indefinitely, even after possession milestones
Forcing buyers to sign one-sided indemnities and undertakings at the possession stage
High and arbitrary maintenance charges without transparency
AIPL also appears to be frequently entangled in legal disputes, including:
Investor and allottee complaints before RERA and Consumer Forums
Land title and joint-venture disputes
Ongoing litigation related to possession, leasing, and contractual breaches
The number of cases against AIPL seems to be increasing steadily, which should itself be a red flag for any prospective buyer.
Projects like Joy Central, Joy Street, Joy Gallery, and Joy Square have already caused severe distress to investors. Buyers are now warning that upcoming or newer projects such as AIPL Lake City, AIPL Riviera, and Joy District may expose new investors to the same risks and outcomes.
Potential buyers should not rely on marketing promises or selective positive reviews. Many investors believe that a significant portion of favourable online reviews are misleading or planted, while genuine negative experiences are scattered across platforms.
Advice to New Buyers
Before investing in AIPL:
Check negative reviews on MouthShut, Google Maps, and Quora
Verify cases on RERA portals, Consumer Court websites, and High Court records
Consult an independent lawyer before signing anything
Bottom line:
For many buyers, AIPL has meant litigation, broken promises, lack of possession, and financial loss. Proceed only after extreme due diligence otherwise, you may end up facing the same fate as earlier investors.