ConceptReviewed 2026-09-29

Construction stages and share buckets

A project's construction stages (plinth, slabs, possession) each carry a share of a 100% bucket, one bucket for the project-wide stages and one per tower; completing a stage dates the installments waiting on it and moves the revenue progress.

A construction stage is a step of the build that the project tracks: plinth, a slab, brickwork, finishing, possession. Each stage can carry a Share of total, a percentage of a bucket: the project-wide stages share one 100%, and each tower's own stages share a separate 100% of their own. Completing a stage gives every construction-linked installment waiting on it its due date and moves the project's construction progress.

How it works in NirmaanOne

Recording stages

Stages live on the project's Construction Stages tab, one row each with a Name, an optional Code, a Sequence, a Share of total, an optional Tower (placeholder "Whole project"), an Expected date and files. They can also be imported from an Excel sheet. Adding needs the Create permission on Construction Stages; editing, commencing and completing need Edit.

The hint under Share of total says it: "Of its bucket: project-wide stages total 100% (e.g. Tower A 20%, Amenities 20%); each tower's own stages total 100%".

A stage with no tower belongs to the project-wide bucket. Its shares may add up to at most 100%.
A stage with a tower belongs to that tower's bucket, which has its own 100%.
The buckets are independent: they are not added together and there is no roll-up from a tower into the project-wide bucket. A bucket does not have to reach 100%; it only may not exceed it.
Saving a share that would push its bucket over 100% is refused: "Project-wide stages cannot exceed 100%." or "Stages of <tower> cannot exceed 100%." on the field, and the same check runs on a sheet import.

The tab's header shows every bucket: "Shares (each bucket up to 100%): project-wide X% allocated, Y% completed · <Tower> X% allocated, Y% completed". Allocated is the sum of the bucket's shares, in green at exactly 100%, red above it and amber otherwise; completed is the sum of the shares of the bucket's stages that are marked completed.

What completion does

A stage goes Not started, then In progress (Commencement, which only records the date work started), then Completed (Completed, with a completion date not earlier than the commencement date and optional supporting files). A stage can be completed without ever being commenced.

When a stage is marked completed:

every construction-linked installment that waits on this stage and has no due date yet takes the completion date as its due date, on every booking of the project; rows that already carry a date, for example hand-dated ones, are left alone;
the seeded workflow rule "Construction stage achieved: bill it (system)" notifies Accountants and Sales Managers and gives an Accountant a three-day task, so the demands can go out.

Reopen clears the due date on the stage's installments again. It is refused once any of them is no longer Pending (for example paid) or was dated by hand: "<n> installment(s) on this stage are paid or hand-dated".

Where the shares are used

Construction-linked payment plans. A plan of type Construction-linked takes a share on booking and a share per stage; those percentages are typed on the plan itself, so the plan can use the stage's Share of total as guidance without being bound to it. The Payment plan preview on the Unit Pricing tab takes all of the project's stages in sequence order and uses their shares when every stage has one and together they add up to 100; otherwise it splits the plan equally across the stages and says so.
Charge groups on stages. A pricing plan can collect a charge group only on chosen stages (How each charge group is collected). On a construction-linked plan the group then keeps the plan's down payment and takes the plan's shares of the linked stages, re-scaled so they add up to the rest.
Revenue recognition. Under the policy Over time (stages achieved), progress is the share of stages completed by the period end divided by the bucket's allocated shares: a tower's own bucket when progress is measured per tower and the tower has stages, otherwise the project-wide bucket (or every stage with a share, when the project has no project-wide stages). The Project performance report's Stages column uses the project-wide bucket.

Why buckets

A redevelopment usually has one programme for the whole site (Tower A, Tower B, amenities, possession) and a finer programme inside each tower (plinth, slabs, finishing). Keeping each list at its own 100% lets both be recorded and used: the project-wide list for revenue across the project, a tower's list for the payment plans of that tower's buyers.

Example

Skyline Heights records two lists of stages:

Bucket	Stage	Share	Completed?
Project-wide	Tower A structure	30%	yes
Project-wide	Tower B structure	30%	no
Project-wide	Amenities	30%	no
Project-wide	Possession	10%	no
Tower A	Plinth	10%	yes
Tower A	Slabs	60%	yes
Tower A	Finishing	30%	no

The header reads "project-wide 100% allocated, 30% completed · Tower A 100% allocated, 70% completed". Adding a fourth Tower A stage with 5% would be refused: "Stages of Tower A cannot exceed 100%."

A buyer of A-1203 has a construction-linked plan on the Unit Base Price of ₹1,28,07,500.00: On booking 10%, then Plinth 20%, Slabs 50%, Finishing 20%. Before GST, the schedule holds ₹12,80,750.00 due on the booking date, ₹25,61,500.00 waiting on Plinth, ₹64,03,750.00 on Slabs and ₹25,61,500.00 on Finishing, each shown as "On <stage> · awaiting milestone" until the stage is completed. When the site engineer marks Plinth completed on 12 Jan 2027, the ₹25,61,500.00 row (and the same row on every other Tower A booking still waiting on Plinth) becomes due on 12 Jan 2027, and the accountant is tasked to bill it.

For revenue: with the policy set to Over time (stages achieved) measured per tower, Tower A's progress at the period end is 70 ÷ 100 = 70%. If the project-wide bucket instead had only 90% allocated (say no share on Possession) with 50% completed, its progress would be 50 ÷ 90 = 55.5556%: the divisor is what the bucket allocates, not 100.

Where you see it

Construction stages: the stages, their shares, the bucket header, Commencement, Completed, Reopen, Import.
Unit pricing: How each charge group is collected and the Payment plan preview.
Booking wizard and Termsheet and schedule: construction-linked rows "On <stage>" with "awaiting milestone" or "milestone achieved".
Revenue policy, Revenue run and Project performance: progress by stages.
Workflow rules: the seeded stage rules.
Importing and exporting Excel sheets: the construction-stages sheet.

Construction StagesScreen
Plan the project's construction stages (plinth, slabs, possession…) with their shares and dates, record commencement and completion, and keep the certificates and photos for each stage.
Unit PricingScreen
Keep the project's pricing plans, one per unit type: the sale charges by charge group with GST per line, how each charge group is collected, and a preview of the price and payment schedule on a real unit.
Project setup wizardScreen
Set up a project step by step, from the land and RERA details and bank accounts to towers, society, members, offers, amenities, parking, stages and pricing; each step saves as you go.
Termsheet & scheduleScreen
The buyer's termsheet: the agreed charges and the installment schedule with GST, the TDS the buyer deducts and what is payable to the developer, plus the actions to issue, accept, sign, reopen or regenerate it and to re-date an installment.
Book <unit> for <name> (booking wizard)Screen
The three-step wizard that turns an approved estimate into a booking: review exactly what was approved, add co-applicants and their shares, set the booking date and book the unit.
Revenue policyScreen
The CA's effective-dated choices on how the books recognise sale revenue and the costs that go with it: framework, method, possession trigger, OC rule, cost treatments and judgement areas.
Revenue runScreen
One period close: what each booking and member offer recognises, the journals and cost moves it posts, the subjects it left out, and the actions to recompute, post, reverse or delete it.
Project performanceScreen
Revenue, cost of sales and margin per project for a period and to date, the booked price and how much of it is recognised, the cost budget against cost incurred and cost to complete, progress by stages and by cost, revenue by month, and the flags the CA needs to act on.
RulesScreen
Every automation rule in your organization, system and custom, with filters, the switch that turns each rule on or off, and shortcuts to edit, test, clone, see the run history of or delete a rule.
Importing and exporting Excel sheetsScreen
Download a project's units, parking slots, construction stages or unit pricing as an Excel sheet, fill in the template, check it row by row and import it in one go.
Payment plans: lumpsum, cadence, custom and construction-linkedConcept
A payment plan says how the buyer's total is collected: all at once, in equal installments on a cadence, on agreed dates, or as construction stages are achieved; it lives on the estimate as numbered versions, is finalized with the price for approval, and becomes the booking's schedule.
Expected possession date and charges at possessionConcept
The project's expected possession date is when the charge groups a pricing plan collects "at time of possession" fall due: one undivided row per charge, owed from booking, outside the buyer's payment plan, re-dated on every open booking when the date changes.
Revenue recognition: policy, point in time vs over time, and revenue runsConcept
Each set of books carries an effective-dated revenue policy (framework, method, possession trigger, cost and brokerage treatments, judgement areas) chosen by the CA; a revenue run is the period close that computes every booking's and member offer's progress under it, recognises the catch-up revenue, cost of sales and brokerage, and posts the journals.
Excel sheets: check first, then applyConcept
Units, parking slots, construction stages, unit pricing, benefit plans, society members and allottees can be exported to and imported from Excel; every sheet is checked row by row first, and nothing is written while any row fails.
Construction stage shares refused or the plan splits equally: shares must add up to 100%Troubleshooting
Project-wide stages share one 100% and each tower's own stages share their own; a share that pushes its bucket over 100% is refused, while shares that do not reach 100% make the pricing preview split the plan equally and leave revenue progress with nothing to measure.
Construction stage cannot be reopened or re-datedTroubleshooting
Reopen is refused once an installment on the stage has been paid, waived, cancelled or hand-dated; the commencement and completion dates must keep their order; and a stale screen can ask for a change the stage already has.
Construction stage cannot be deleted: payment schedules reference itTroubleshooting
A construction stage that installments on a booking's payment schedule are waiting on cannot be deleted; those schedule rows would lose the event that dates them.