For homebuyers looking for a larger living space, buying two adjacent apartments in the same building can appear to be an alternative to purchasing a single large flat. The two units can potentially be connected through an internal doorway or other permitted modifications and used as one home. This approach can be particularly relevant in Indian cities where large apartments may be limited in certain projects or locations.
However, buying adjacent apartments is not simply a matter of combining two floor plans. The buyer needs to examine the legal status of both units, building and society rules, structural feasibility, financing, taxes, renovation costs and future resale implications. Whether the apartments can be physically connected and whether they can be legally treated as one property are also two different questions.
Here is what homebuyers should know before considering this arrangement.
What does it mean to combine adjacent apartments?
Buying adjacent apartments generally means purchasing two separate residential units located next to each other, either side-by-side or, in some cases, with a suitable connection between them. The owner may then use both apartments as a single residence by creating an internal connection, where permitted.
It is important to distinguish between physically connecting two apartments and legally amalgamating them into one property. Two flats may continue to have separate sale deeds, property records, utility connections and other documentation even if the owner uses them as one home.
Formal amalgamation, where permitted, may involve approvals and changes to property records. The exact process varies across states, cities, development authorities and housing societies. The sanctioned building plan is also relevant because it defines approved aspects of the development, including building and structural plans.
Therefore, a buyer should not assume that purchasing two neighbouring flats automatically gives them the right to remove the wall between them or treat the two units as a single legal property.
Why are homebuyers considering adjacent apartments?
One reason is the difficulty of finding a sufficiently large apartment in a preferred location. A buyer may find two neighbouring two- or three-bedroom apartments in a project where a single larger configuration is unavailable.
This arrangement can also appeal to multi-generational families. One apartment could provide relatively independent bedrooms and living areas for parents, while the other could accommodate the younger family members.
There can also be greater flexibility in how the space is planned. For example, one unit could primarily contain bedrooms and private spaces while the other could accommodate a larger living room, dining area, home office or entertainment space.
For some buyers, retaining two separate property units may also provide flexibility in the future. If the apartments remain legally separate, one unit could potentially be sold or rented independently, subject to the applicable rules and the property’s documentation.
However, these potential benefits need to be weighed against the additional costs and regulatory considerations involved.
Pros of buying adjacent apartments to use as one
Here are the key advantages of buying adjacent apartments to use as one home.
1. More space with greater layout flexibility
Two adjacent apartments can provide substantially more usable space than a standard single unit. Depending on the layouts, the owner may be able to create a larger living and dining area, additional bedrooms, a home office or dedicated utility spaces.
The arrangement can also provide greater flexibility than buying a single large apartment with a predetermined floor plan. Once the structural and regulatory limitations are understood, the owner can work with an architect or interior designer to plan the combined space.
However, the amount of additional usable space should be calculated carefully. Areas such as walls, passages and service spaces may not become directly interchangeable simply because two apartments are next to each other.
2. Greater privacy for multi-generational families
Adjacent apartments can work well for families that want to live together while retaining some degree of privacy.
For instance, grandparents could have bedrooms and a living area in one portion, while children and their parents occupy the other. An internal connection, if legally and structurally permitted, could allow the family to move between the two spaces without having to use the common corridor.
This can offer a middle ground between living entirely together in one apartment and maintaining two completely independent homes.
3. Flexibility in using the additional space
A second apartment does not necessarily have to replicate the functions of the first.
A family could use the additional space for a home office, guest accommodation, children’s rooms, a study, a hobby area or additional storage. For people who work from home or have extended family visiting regularly, the additional space can have practical value.
The key advantage here is that the buyer gets flexibility to allocate space according to their family’s changing needs.
4. Two smaller apartments may be easier to find
In some residential projects, developers offer multiple smaller configurations but have limited inventory of very large apartments. A buyer who needs a larger home may therefore consider purchasing two adjacent units instead of waiting for a larger configuration.
This can also be relevant in established neighbourhoods, where the available resale inventory may consist primarily of smaller or mid-sized apartments.
However, availability alone should not determine the decision. The buyer should first confirm that the two units are genuinely suitable for the intended use.
5. The units can potentially retain separate ownership identities
If the buyer keeps the apartments legally separate, there may be some future flexibility. For example, one unit could potentially be rented or sold separately, subject to the terms of the title documents, society rules and applicable laws.
This is different from formally converting the two apartments into a single legal unit, which may make future separation more complicated.
The buyer should therefore decide at the outset whether the objective is simply to use two flats as one home or to formally combine them into a single property.
Cons of buying adjacent apartments to use as one
Here are the key disadvantages of buying adjacent apartments to use as one home.
1. The overall purchase and transaction costs can be higher
Buying two apartments means paying for two property transactions rather than one. Depending on the state and transaction structure, this can involve separate or additional costs related to stamp duty, registration, documentation, legal due diligence and other transaction expenses.
There may also be additional brokerage, loan processing and interior-design expenses.
The buyer should therefore calculate the total acquisition cost, rather than comparing only the combined carpet area with the price of one large apartment.
For certain property transactions, tax compliance can also require careful attention. For example, the Income Tax Department states that TDS provisions apply to property purchases where the value exceeds the applicable threshold, with the relevant transaction value and stamp-duty value considered under the prescribed rules.
A chartered accountant can clarify the tax treatment for the buyer’s specific transaction.
2. The apartments may not be structurally suitable for connection
This is one of the most important considerations.
A wall separating two apartments may look like an ordinary partition, but the buyer cannot assume that it can be demolished. It could form part of the structural system or contain essential services such as electrical conduits, plumbing or other building infrastructure.
Structural modifications should therefore be assessed by a qualified structural engineer and undertaken only after obtaining the required permissions.
Building regulations can also distinguish between minor internal alterations and changes that affect structural stability or other building requirements. For example, Andhra Pradesh’s building rules explicitly require permission for certain building alterations while listing limited categories of alterations that may not require permission, subject to structural stability and fire-safety requirements.
Since building regulations are administered locally, buyers should check the rules applicable to their specific property rather than relying on practices followed in another city.
3. Permissions may be required
A buyer should check the requirements of the developer, housing society or RWA, local authority and other relevant bodies before carrying out modifications.
This is particularly important if the proposed work involves:
- Removing or modifying walls
- Creating a new doorway between the apartments
- Altering plumbing or electrical systems
- Changing entrances
- Modifying fire-safety arrangements
- Making changes that affect the approved layout
The fact that the buyer owns both apartments does not automatically mean that every internal modification is permitted.
The sanctioned plan is particularly important because under RERA, a sanctioned plan encompasses approved building-related plans and structural designs.
A buyer should ideally obtain written confirmation about the proposed modification before completing the purchase, rather than discovering restrictions after paying for both units.
4. Maintenance and recurring costs can be higher
Two apartments can result in higher recurring expenses than one apartment of a similar combined size, depending on how the society calculates maintenance.
For example, the society may levy charges based on apartment area, unit count, amenities or a combination of factors. There may also be separate charges or administrative requirements associated with each unit.
Property tax treatment can similarly depend on the applicable local rules and the legal status of the properties.
Therefore, buyers should obtain a written estimate of recurring charges for both apartments before making a purchase decision.
5. Resale can become more complicated
The way the two units are combined can affect future buyers.
Suppose two apartments remain legally separate but are connected through an internal doorway. A future buyer who wants two independent homes may need to restore the separation. Conversely, someone looking for one large residence may value the existing configuration.
Formal amalgamation can introduce another consideration: if the two units have been legally converted into one property, separating them later may require additional approvals and documentation.
This makes it important to think about the likely future use of the property before undertaking permanent modifications.
6. Financing two apartments can require additional planning
Buying two apartments may involve a different financing arrangement from purchasing one large apartment.
A buyer using a home loan should discuss the proposed transaction with the lender before signing the sale agreement. The lender may require separate property documentation, valuations and loan documentation depending on the structure of the purchase.
The buyer should also establish whether the bank is comfortable with the intended physical connection between the units.
This is especially important if the buyer expects to make substantial structural or layout changes soon after possession.
What should you check before buying adjacent apartments?
Here are some factors to consider before investing in adjacent apartments.
1. Can the apartments actually be connected?
Start with the floor plans and identify the wall separating the units. A structural engineer should assess whether the proposed opening is technically feasible.
The assessment should also consider plumbing, electrical wiring, fire-safety systems, ventilation and other building services.
Do not rely solely on the seller, broker or interior contractor to determine whether a wall can be removed.
2. What permissions are required?
Ask the developer and society for their written requirements and check with the relevant local authority if the proposed work requires municipal or other statutory approval.
The exact requirements can differ between jurisdictions, so a process followed for one apartment in Mumbai, Bengaluru or Delhi, for example, should not automatically be assumed to apply elsewhere.
3. Will the two apartments remain legally separate?
This decision should be made before purchase.
If the apartments will remain separate, the buyer should understand how the separate sale deeds, property records, utility connections and society records will operate after the internal connection is created.
If formal amalgamation is being considered, the buyer should first establish whether it is permitted and what documentation and approvals will be required.
A property lawyer can review the title and explain the implications before the transaction is completed.
4. What will the total cost be?
Calculate the complete cost rather than just the combined sale price.
This should include:
- Purchase price of both apartments
- Stamp duty and registration charges
- Brokerage, where applicable
- Home loan and processing charges
- Architect and structural engineer fees
- Approval-related expenses
- Interior and renovation costs
- Electrical and plumbing work
- Additional maintenance and recurring charges
A cost comparison with a single large apartment in the same neighbourhood can then give the buyer a clearer picture of the financial implications.
5. How will the arrangement affect future resale?
Consider two scenarios: selling both apartments together and selling them separately.
If the apartments are physically connected, ask whether they can be restored to their original configuration without substantial expense. If they are formally amalgamated, understand the process involved in separating them, if separation is legally possible.
The more permanent the modification, the more important this consideration becomes.
6. Are there restrictions in the property documents?
Before purchasing, review the agreement for sale, sale deed, sanctioned plans, society bye-laws and other relevant documents.
Look specifically for provisions relating to structural modifications, common areas, entrances, use of premises and apartment alterations.
The buyer should also verify that both apartments have clear title and that there are no outstanding dues, disputes or restrictions that could affect the transaction.
Is buying adjacent apartments better than buying one large apartment?
There is no single answer for every homebuyer. The two options involve different trade-offs.
| Factor | Two adjacent apartments | One large apartment |
| Availability | May provide more options if large units are limited | Depends on availability of larger configurations |
| Layout | Potentially more flexible | Usually follows a predetermined layout |
| Legal complexity | Can involve two property records and possible amalgamation issues | Generally simpler as one unit |
| Renovation | May require significant work to connect units | Usually involves standard interior work |
| Maintenance | Could involve costs associated with two units | Generally relates to one unit |
| Financing | May require additional planning for two units | Usually structured around one property |
| Resale | May offer separate-unit flexibility if kept legally separate | Simpler to sell as one property |
| Family use | Can provide distinct zones within a larger home | Depends on the apartment’s existing layout |
The right choice depends on the buyer’s budget, family requirements, preferred location, available inventory and the permissions applicable to the property.
What are the alternatives to buying adjacent apartments?
A buyer seeking a larger home can also consider a single larger apartment, duplex, penthouse or a spacious resale property.
Another option is to purchase two separate apartments without physically connecting them. This could provide independent accommodation for parents, adult children or guests while avoiding structural modifications.
For buyers primarily looking for additional space rather than a single connected floor plan, these alternatives may be worth evaluating alongside adjacent apartments.
Housing.com POV
Buying adjacent apartments can provide a way to create a larger home in a location where a single large apartment may not be available. However, the additional space comes with another layer of due diligence. Homebuyers need to establish whether the units can be physically connected, what permissions are required and whether the apartments should remain legally separate or be formally amalgamated.
The decision should also account for the combined acquisition cost, renovation expenses, recurring charges, financing arrangements and future resale plans. Most importantly, buyers should obtain professional legal and structural advice before making any modification. Treating two apartments as one for day-to-day living does not necessarily make them a single legal property.
FAQs
Two adjacent flats may be physically connected where the applicable building rules, sanctioned plans and society requirements permit it. Formal legal amalgamation is a separate matter and may require approvals and changes to property records, depending on the jurisdiction.
Not necessarily. The wall may form part of the building's structural system or contain essential services. A structural engineer should assess it before any modification, and the required permissions should be obtained before work begins.
Society or RWA requirements depend on the property's rules and the nature of the proposed modification. Buyers should check the applicable bye-laws and obtain written permission where required before connecting the apartments or making structural changes.
Stamp duty and registration charges depend on the state, transaction structure and applicable property values. Since two apartments may involve separate property documents, buyers should confirm the applicable charges with the relevant authority or a property lawyer before purchase.
The choice depends on factors such as availability, total cost, family requirements, legal permissions, renovation needs, financing and future resale plans. Buyers should compare both options using the total ownership cost and intended use of the property. Can two adjacent flats be legally combined in India?
Can I remove the wall between two adjacent apartments?
Do I need society permission to combine two flats?
Will I have to pay stamp duty separately for two apartments?
Is it better to buy one large flat or two adjacent flats?
