To verify an Indian real-estate project, use the official Real Estate Regulatory Authority (RERA) portal for the state or union territory where the property is located. Search the registration number supplied by the builder, then run separate searches for the project name and promoter name. Confirm that the authority record matches the exact location, legal promoter entity and phase being sold.
A RERA record is valuable evidence of registration and filed disclosures, but it is not a guarantee of clear title, construction quality, financial strength or on-time completion. Use the portal as one part of due diligence, and obtain independent legal review when title, approvals or contract terms need examination.
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What a RERA registration check can—and cannot—tell you
The Real Estate (Regulation and Development) Act, 2016 generally requires a promoter to register a covered project before advertising, marketing, booking, selling, offering it for sale or inviting purchasers. Section 3(1) states: “No promoter shall advertise, market, book, sell or offer for sale” a covered project without prior registration, subject to the Act’s terms and exceptions. The quotation is statutory wording, not a statement by an individual official.
Registration creates a regulatory record. Depending on the authority and the project, that record can contain promoter particulars, project details, approvals, declared completion information, progress or status updates, and project history. The Act also gives allottees a right to information about sanctioned plans and stage-wise completion schedules.
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Registration does not itself establish any of the following:
- that the promoter has good and marketable title to every part of the land;
- that every approval or permission is genuine, current or sufficient for the transaction you are considering;
- that construction quality, amenities or specifications will meet the brochure;
- that the promoter is financially strong enough to finish on schedule;
- that possession will occur by the declared date; or
- that the agreement for sale protects your interests.
Those questions require the underlying documents, comparison with the contract and, where appropriate, advice from an independent property lawyer or conveyancing professional.
1. Identify the correct RERA authority
RERA is a national law administered through state and union-territory authorities. Start with the project’s physical location, not the builder’s headquarters and not your own address. A project in Himachal Pradesh belongs on the Himachal Pradesh Real Estate Regulatory Authority (HPRERA) portal; a project in Odisha belongs on the Odisha Real Estate Regulatory Authority (ORERA) portal; a project in Bihar belongs on the Bihar Real Estate Regulatory Authority (BRERA) portal. Other jurisdictions have their own authorities and search pages.
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Public interfaces differ. Some portals put project and promoter searches on the home page; others use a public dashboard, a “registered projects” area or a separate verification page. Search labels, status fields and the documents visible to the public can change. Use the current official portal for the location and read its instructions rather than assuming that one national search form contains every project.
Confirm the jurisdiction before you search
- Use the state or union territory in which the land and proposed development sit.
- If a development straddles boundaries, confirm which parcels and approvals are covered by each authority.
- Do not accept a builder’s statement that registration in another state covers the project you are buying.
- Record the authority name and the date on which you checked it, because portals can update records and labels.
2. Collect the identifiers from the builder’s material
Before opening the portal, gather the registration number printed in the advertisement, brochure, website, booking form or other sales material. Also copy the project’s exact marketed name, the promoter’s full legal name, the locality, district and state, and the phase or tower being offered. Preserve the original spelling, punctuation and any company suffix such as a private limited or limited-liability designation.
Marketing names are not always the same as the legal project or promoter names filed with the authority. A group may use one brand for several legal entities, and a large township may be divided into separately registered phases. Treat every identifier as a search clue, not as proof.
3. Search the portal in three independent ways
Run the searches separately. A record found only because the builder supplied a number is less persuasive than a record that also appears when you search the project and promoter independently.
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Search by registration number
- Open the official authority’s public project-search or registration-verification page.
- Enter the registration number exactly as printed. Try the portal’s stated format if spaces, hyphens or letter case matter.
- Open the result rather than relying on a search-list snippet.
- Save or print the result page and note the status, registration dates and project identifiers shown.
If the number returns no result, do not immediately conclude that the project is unregistered. Check for transcription errors, alternate punctuation and whether the number belongs to a different phase or authority.
Search by project name
Use the project-name search with the exact marketed name, then try meaningful spelling variants shown in the brochure. Review similarly named results carefully. A name match is not enough unless the location, promoter and phase also match.
Search by promoter name
Search the promoter’s legal entity separately. HPRERA advises checking the registration number and reviewing both project and promoter details. BRERA’s project search describes fields for promoter name, project name, location and project ID. These independent searches can reveal another registration, a different legal entity or a history that the sales representative did not mention.
Use location and project-ID fields where offered
Some portals expose location, district, project ID or similar filters. Bihar’s search page describes searches by promoter name, project name, location or project ID. Use the narrowest combination that still produces the record, then compare the full details. A location filter can help distinguish two projects with nearly identical names.
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Open the authority record and compare it line by line with the builder’s material. The following checks are the minimum match set:
| Check | What to compare | Why it matters |
|---|---|---|
| Project identity | Registered project name versus brochure and booking documents | A marketing name may cover more than one legal project. |
| Location | Village, locality, district, survey or parcel references and stated address | A similarly named development in another area is not confirmation. |
| Promoter entity | Exact legal name, entity type and promoter details | A group brand may differ from the entity that signs your agreement. |
| Phase | Phase, tower, block or development stage identified in the record | Each phase of a phased project is treated as a stand-alone project for registration. |
| Registration status | Current status and any registration or validity dates displayed | Status labels and dates affect what the record actually establishes. |
| Declared completion | Completion information or schedule filed with the authority | Compare the declaration with the date promised in sales material and the agreement. |
| Disclosures | Approvals, sanctioned plans, progress updates and other documents available | Portal fields vary; assess what is actually published for this project. |
Record discrepancies instead of explaining them away. Examples include a promoter name that differs by entity, a location that identifies another parcel, a registration for Phase 1 when you are offered Phase 2, or a completion date that does not match the booking form. Ask the promoter for documentary clarification in writing and keep the response with your file.
5. Understand phases, amendments and project scope
The Act treats each phase of a phased project as a stand-alone project for registration. A township can therefore have several records, each with its own disclosures and declared schedule. Do not assume that registration of the first phase covers later towers, a new parcel or an additional amenity area.
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Check that the unit, building, parking arrangement and amenities in your offer fall within the registered phase. If the brochure describes a future school, club house, road or commercial block outside that phase, determine whether it appears in the filed project information or in a separate registration. Ask how any amendment, extension or revised plan is reflected on the authority portal.
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6. Read the project and promoter disclosures
Once you have the matching record, open every public disclosure that is relevant to the purchase. The available fields are not identical across authorities, so treat the list below as a review plan rather than a promise that every portal publishes every item.
Promoter information
- Legal name and entity details.
- Projects launched in the preceding five years, including stated status and delays where filed.
- Contact and authorized-signatory information shown by the authority.
- Links to complaints, orders or other proceedings if the portal provides them.
Project information
- Land and location details.
- Sanctioned plans, approvals and permissions that are available for public inspection.
- Unit, building or phase information relevant to the offer.
- Declared completion information and stage-wise progress or updates.
- Project history, extensions, amendments or status notes published by the authority.
The Act’s information rights are practical tools: an allottee is entitled to information about sanctioned plans and stage-wise completion schedules. Compare those filed documents with the version shown by the salesperson. If a promised feature appears only in a glossy brochure and not in the filed project information or agreement, ask what contractual document makes it binding.
7. Compare the authority record with every sales document
Create a side-by-side comparison before paying a booking amount. Include the advertisement, brochure, application form, cost sheet, allotment letter and proposed agreement for sale. Check names, addresses, phase references, unit numbers, area measurements, parking, amenities, completion dates and approval descriptions.
Flag any difference in:
- the legal promoter or landowner;
- the project or phase name;
- the location or parcel description;
- the number of buildings or units;
- the declared completion schedule;
- approval status or sanctioned-plan references; and
- the registration number printed in the document.
Request a written explanation and the supporting filing for each material difference. Do not rely on a verbal assurance that “the portal has not been updated.” A later update may be legitimate, but you should be able to identify the amendment, order or filing that records it.
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A blank or failed search is a warning that requires investigation, not a final legal conclusion. Work through these possibilities in order:
- Check the spelling and format. Re-enter the registration number, remove accidental spaces, and try the exact legal promoter name.
- Try independent fields. Search project name, promoter name, location and project ID where available.
- Confirm the authority. Recheck the project’s physical location and use that jurisdiction’s portal.
- Check the phase. Ask whether the number belongs to another tower, parcel or phase.
- Review statutory exemptions. The Act includes exceptions for projects at or below central land-area or apartment thresholds, projects completed before the Act commenced, and certain renovation or repair work that involves no marketing, advertising, sale or new allotment. State governments may reduce the threshold. Apply the current Act and relevant state rules to the facts of the project.
- Ask the authority. If the mismatch remains, contact the relevant authority and keep the response. The authority can clarify the portal record or the applicable process.
Do not let a promoter use a possible exemption as a substitute for evidence. Ask for the legal basis, project facts and documents supporting the position that registration is not required.
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9. Read a registration result with the right level of confidence
Use the result to answer a narrow question: does the authority show a registration record for this project, promoter and phase, and what disclosures has the promoter filed? It does not answer every question a buyer must ask.
| A registration record can help establish | It does not, by itself, establish |
|---|---|
| That a covered project was presented to the authority for registration. | Clear title, absence of encumbrances or the seller’s right to convey every interest. |
| The project and promoter identity filed with the authority. | That the entity in your agreement is solvent or will complete the work. |
| Filed approvals, schedules and updates that the portal publishes. | That construction quality or advertised specifications will be delivered. |
| A declared completion date or current status shown in the record. | That possession will occur on time or that a delay will not arise. |
| Potential access to orders, complaints or project history where the portal provides them. | A legal opinion on your contract, title, tax, financing or remedies. |
Use this distinction when speaking with a salesperson, lender or family member: “registered” describes a regulatory record, not a blanket safety certification.
10. Compare more than one project without mixing records
If you are evaluating several developments, create one worksheet per project and compare the same fields. Keep phase and location visible in every row so that a group’s projects are not accidentally merged.
| Comparison axis | Question to answer |
|---|---|
| Exact phase and location | Does the offered unit sit inside the registered phase and stated parcel? |
| Promoter/legal entity | Is the contracting entity the same as the registered promoter or clearly documented? |
| Registration | What number and status does the official portal show? |
| Declared schedule | What completion information is filed, and how does it compare with the agreement? |
| Approvals and progress | Which approvals and updates are publicly available, and what remains unclear? |
| Orders or complaints | Does the authority publish accessible orders or complaint information for the project or promoter? |
Portal fields differ, so write “not published on this portal” when a field is unavailable rather than assuming that no issue exists.
Official portal examples and how their interfaces differ
Himachal Pradesh: HPRERA
HPRERA says registered projects can be searched through its public dashboard using different search options. Its FAQ includes the question, “How can anyone search HPRERA registered projects?” and advises checking a project’s HPRERA registration number and reviewing promoter and project details. Use the dashboard’s current search options and open the full project record.
Odisha: ORERA
ORERA’s public home page offers searches by project or promoter name and includes a home-buyer guidance area. Use both name searches, then verify the location and phase in the result.
Bihar: BRERA
BRERA lists project search and project-registration verification functions. Its search page describes fields for promoter name, project name, location or project ID. Those fields are useful when the number in a brochure is incomplete or does not return a result.
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These portals demonstrate that public search exists across jurisdictions, but they are not interchangeable. Always use the authority responsible for the project’s location and follow the current labels on that site.
Keep a defensible verification file
Save a dated copy of the registration result and each disclosure you relied on. Your file should contain:
- the advertisement or brochure showing the registration number;
- screenshots or downloaded pages from number, project-name and promoter-name searches;
- the exact project, phase, location and promoter details;
- the declared completion information and any progress updates;
- questions sent to the promoter and written replies;
- authority correspondence about a missing record or exemption; and
- the draft agreement and a list of unresolved discrepancies.
Portals can change their layouts, search fields and status labels. A dated file shows what you checked when you made the decision and prevents a later change from erasing the basis for your questions.
When independent legal review is worth the cost
Consider an independent property-law review before signing or paying a substantial amount when the portal record, title documents, approvals or agreement do not align. A qualified local professional can examine title, encumbrances, land-use permissions, sanctioned plans, development rights and the transaction documents. Verify the professional’s credentials and location coverage; the review should be independent of the promoter and sales intermediary.
Legal review complements, rather than replaces, the official search. The portal supplies regulatory information and the Act’s information rights; it does not convert a buyer’s contract into a guaranteed outcome.
A practical pre-payment checklist
- Identify the state or union territory where the project is located.
- Open that authority’s current official public portal.
- Search the supplied registration number.
- Search the project name independently.
- Search the promoter’s legal name independently.
- Use location or project-ID filters where available.
- Match project, location, promoter and exact phase.
- Read the published project and promoter disclosures.
- Compare schedules, approvals and specifications with the sales material and draft agreement.
- Resolve discrepancies in writing.
- Investigate a missing result, including spelling, jurisdiction, phase and statutory exemptions.
- Obtain independent title and contract advice when material questions remain.
- Save dated copies of the record and your correspondence.
The safest interpretation is precise: a matching RERA entry confirms that the authority has a registration record and filed disclosures for the identified project or phase. It is an important due-diligence checkpoint, not a promise that the property is risk-free.
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