To verify an Indian real-estate project, first identify the state or Union Territory where it is located. Open that jurisdiction’s official RERA portal from the Ministry of Housing and Urban Affairs directory, search the registration number and project or promoter name, then match the result to the exact promoter, project, location and phase in your offer documents. A matching record confirms that the authority shows a registration entry; it does not by itself prove title, construction quality, delivery, or the truth of every sales statement.
What a RERA registration check actually tells you
The Real Estate (Regulation and Development) Act, 2016 generally prevents a promoter from advertising, marketing, booking, selling, offering for sale, or inviting people to purchase a covered project or part of one in a planning area without registering it with the relevant Real Estate Regulatory Authority. The statutory rule and its exceptions are set out in section 3 of the official Act text.
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An online search answers a narrow question: does the regulator’s portal show a registration record that corresponds to the development being offered? It is not a government warranty of the property. Registration does not establish that the promoter owns the land, that construction meets every engineering or planning requirement, that work is on schedule, or that an advertisement’s promised amenities and returns are accurate. Those issues require the authority’s disclosures and, where appropriate, independent legal, title, technical and financial checks.
Use the portal record as an identity and regulatory-status check. Read the attached disclosures and compare them with the booking form, allotment letter, draft agreement and advertising material before paying a booking amount.
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Find the correct RERA authority first
RERA is implemented through separate authorities for states and Union Territories. The regulator for the project’s location—not the location of the sales office, broker or buyer—is the starting point. The Ministry’s current RERA page and state/UT directory lists the official portals, including authorities such as UP RERA, MahaRERA and Karnataka RERA.
Portal addresses, menus and search interfaces can change. Follow the Ministry listing rather than relying on a saved link or an unaffiliated search result. A result on another state’s website is not evidence that the project is registered in the jurisdiction where it is being built.
Information to collect before opening the portal
- The project’s state or Union Territory and, if relevant, the planning area or local authority.
- The registration number printed on the promoter’s certificate, advertisement, website or booking material.
- The promoter’s full legal name, including the company, limited-liability partnership, partnership or individual named in the offer.
- The exact project name, not only a township brand, marketing abbreviation or tower nickname.
- The address, survey or parcel description, phase, tower, block or building being offered.
- Any certificate type or registration category requested by the portal.
Step-by-step: check a project online
- Open the regulator’s official portal. Use the Ministry directory to select the authority for the project’s state or Union Territory. Confirm that the domain and authority name match the listing before entering information.
- Search the registration number. Enter the number exactly as supplied, preserving letters, numbers, punctuation and leading zeroes. If the portal offers a certificate-type selector, choose the project or other category that matches the document. A number belonging to a real-estate agent or another development is not a project match.
- Search by project and promoter name as a second check. Use the portal’s registered-project search when available. Try spelling and punctuation variants that appear in the official documents, but treat a similar name as a lead for inspection—not as proof of identity.
- Complete any portal-specific verification form. Workflows differ by authority. For example, the official UP RERA verification form asks the user to select a certificate type, enter the registration number and complete a captcha. That sequence is an example for Uttar Pradesh, not a universal requirement across India.
- Open the full record. Do not stop at an autocomplete result or a project name. Read the promoter, location, phase, registration number, dates, current status and documents or updates made available by the authority.
- Compare the record with the offer. Check every identity field against the advertisement, booking form, allotment letter and proposed agreement. Resolve differences in writing before making a payment.
Match the portal record to the property you are being sold
The most common verification error is treating a similar-looking name as a match. Compare the fields below one by one. A broad township name may cover several legally separate projects, and a tower or phase mentioned by a salesperson may not be included in the record you found.
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| Field | What to compare | Why it matters |
|---|---|---|
| Registration number | Exact number on the authority record versus the number on the certificate and offer documents | One digit, letter or phase suffix can point to a different project. |
| Promoter | Full legal entity name, not only a group or brand name | Related companies can develop different projects and carry different obligations. |
| Project name | Exact registered name, including spelling and wording | Marketing names and registered names may differ; a similar name is not enough. |
| Location | District, city, village, survey or parcel details and stated address | A project with the same name in another locality is a different development. |
| Phase, tower or block | The phase and buildings that contain the unit offered to you | Each phase is treated as a separate project for registration under the Act. |
| Status | Current category or status shown by the authority | A record may be completed, withdrawn, de-registered, in abeyance or otherwise classified rather than simply active. |
| Documents and updates | Certificates, disclosures, approvals, extensions and progress information published on the record | These materials provide transaction-relevant detail that a registration number alone does not show. |
Why phase matching is essential
Section 3 treats every phase of a project developed in phases as a standalone project that must be registered separately. A registration for phase one does not automatically cover a later phase, a new tower or a separate parcel. Ask the promoter to identify the phase and building in the authority record and make sure the proposed agreement describes the same project.
Read the project’s status and disclosures
Authorities may publish more than one status category. On its official site, UP RERA provides separate links for registered projects, completed projects, de-registered projects, projects in abeyance, withdrawn registrations and other listed categories. Other authorities can use different labels, menus or combinations of statuses.
Open the category and record that actually applies instead of assuming that every search hit is an active, sale-ready project. Check whether the authority lists a completion certificate, an order affecting registration, an extension, a withdrawal, a de-registration or other update. Save the page or download documents with the date of your check so you can show which status you relied on.
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The record can help you review promoter disclosures and project information, but it does not replace a title search, planning-permission review, construction inspection, financial assessment or contract review. A qualified property lawyer and an independent technical professional can examine those issues for your specific transaction.
If the project does not appear in search results
One unsuccessful search is a reason to investigate, not an automatic finding that the promoter is acting unlawfully. Work through the possibilities below before drawing a conclusion.
| Possible cause | What to do next |
|---|---|
| Wrong authority | Return to the Ministry directory and select the state or Union Territory where the land and project are located. |
| Number entered incorrectly | Copy the number from the certificate, check zeroes and letters, remove accidental spaces, and try again. |
| Name mismatch | Search by the promoter’s legal name and by the registered project name; check punctuation and spelling used in official documents. |
| Different phase or development | Ask which phase, tower or parcel the number covers. Confirm that the unit offered is inside that registered scope. |
| Status category not included in the default search | Look for separate pages for completed, withdrawn, de-registered, abeyance or archived projects, where the authority provides them. |
| Portal outage or changed interface | Try again later, use the authority’s alternate search route, and retain screenshots of error messages. Do not substitute an unofficial database. |
| Possible statutory exception | Check the project’s size, completion date and type against section 3 and the applicable state rules before deciding that registration was required. |
Ask the promoter for an explanation, then verify it independently
Request the official registration certificate and a written explanation of why the record is absent or differs from the sales material. Verify the certificate details on the regulator’s own portal or with the authority. Do not rely on a PDF, screenshot, broker statement or promise that registration is pending without confirming the position through the regulator.
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What section 3 says about registration and exemptions
The central Act’s general rule applies to covered projects in a planning area and bars the promoter from advertising, marketing, booking, selling, offering for sale or inviting purchase without registration. Section 3 also contains exceptions, and state implementation can affect how the rule operates in a particular case.
The central size threshold
One exemption covers a project where the proposed land area does not exceed 500 square metres or the number of apartments does not exceed eight, inclusive of all phases. The two limbs are alternatives, not a requirement to satisfy both. The appropriate government may reduce the threshold, so the figures in the central Act are not a universal safe harbour for every location. The 500-square-metre and eight-apartment figures come from section 3(2)(a) of the Real Estate (Regulation and Development) Act, 2016.
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Other statutory exceptions
The Act also refers to projects for which a completion certificate was issued before commencement of the Act, and to renovation, repair or redevelopment that does not involve advertising, marketing, selling, a new allotment or another action covered by the registration rule. The facts and dates must fit the statutory language; a promoter cannot simply label a new sale as renovation to avoid scrutiny.
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Planning-area limits and local rules
The Ministry’s RERA FAQ explains that registration generally concerns projects within a planning area. In specified circumstances, and in the interest of allottees, an authority may direct registration for a project outside the planning area when the necessary local-authority permission exists. State rules, notifications and authority orders can change the practical result, so apply the law and thresholds for the project’s jurisdiction rather than assuming that the central figures settle every case.
Registration is not a complete property-safety check
A portal record is valuable evidence of regulatory registration, but it answers fewer questions than a buyer usually needs answered. Keep these distinctions clear:
| Question | What the RERA record can help establish | What it does not establish by itself |
|---|---|---|
| Is there a regulatory record? | The authority shows a registration entry for the identified project and phase. | That every document supplied by the promoter is genuine or current. |
| Who is responsible? | The promoter entity named in the record. | That a salesperson, broker or affiliate has authority to change the promoter’s obligations. |
| Which development is covered? | The registered name, location and phase described by the authority. | That another tower, parcel, future phase or similarly named township is included. |
| What information is disclosed? | Documents and updates the authority publishes for that record. | That the disclosures are a substitute for an independent title, legal or technical investigation. |
| Will the project be delivered as advertised? | Regulatory information and any status or updates shown at the time of checking. | Guaranteed construction quality, possession timing, amenities, investment returns or absence of disputes. |
A practical buyer checklist before signing or paying
- Identify the project’s state or Union Territory and open the official authority portal through the Ministry directory.
- Search the registration number exactly as printed and repeat the search by promoter and project name.
- Confirm the promoter’s legal entity, exact project name, address and phase.
- Verify that the tower, block, parcel and unit offered are within the registered project scope.
- Read the current status and every relevant document or update the authority makes available.
- Check whether the project appears under a completed, withdrawn, de-registered, abeyance or other special category.
- Ask for explanations of every mismatch between the portal, advertisement, booking form and proposed agreement.
- Review title, encumbrances, land-use permissions, sanctioned plans, approvals, construction quality, utilities and financing separately.
- Have a qualified property lawyer review the title and agreement and obtain an independent technical inspection where the transaction warrants it.
- Save the portal URL, record number, downloaded documents and screenshots with the date and time of your check.
Illustrative verification example
Suppose a brochure identifies a development as Green Valley Heights, gives a registration number and offers a unit in Tower C, Phase 2. You would first select the authority for the land’s location, then search the number and the promoter’s legal name. The result is a usable match only if it identifies Green Valley Heights at the same location, names the same promoter and expressly covers Phase 2 or the relevant Tower C scope. A record for Green Valley Heights, Phase 1, or for a similarly named project in another district would require clarification rather than acceptance.
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Scan for outdated or missing drivers - takes under a minuteDriver Scan →Repair Windows errors before they cause bigger problemsFix Now →If the number produces no result, repeat the search using the promoter and exact registered name, inspect the portal’s separate status categories, and ask the promoter for a certificate and written explanation. You would then check whether a statutory exception or a local rule could apply. Only after those steps—and independent title and contract review—should you decide how the registration position affects the transaction.
Keep the check current
Registration status, portal interfaces, local thresholds and project records can change. Recheck the relevant authority immediately before signing or transferring money, even if you searched months earlier. The Ministry directory and the authority’s own record are the controlling references for that date. The directory and official portals were checked on 13 October 2026; use the live pages for the current status of a particular project.
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