What RERA registration means
Under the Real Estate (Regulation and Development) Act, 2016, builders must register their projects with the state's real estate regulator before advertising or selling them. In Uttar Pradesh that regulator is UP RERA, and its website is up-rera.in. Once registered, the builder has to publish the approved plans, the promised completion date and regular progress updates — and you get a forum to complain if things go wrong.
Which projects must be registered
- New and ongoing projects where the land is more than 500 sq m or there are more than eight apartments.
- Projects that had not received a completion certificate when RERA came into force in 2017.
- Not needed: renting a flat, and usually not for very small projects or projects completed before RERA. For resale in a completed society, focus on the title, registry and the society's completion/occupancy certificate instead.
How to check, step by step
- Ask the builder or dealer for the UP RERA registration number of the project (and of the exact phase or tower you are buying in). UP RERA project numbers usually start with UPRERAPRJ.
- Open up-rera.in and go to the search for Registered Projects (the menu labels change from time to time — look for "Registered Projects" or "Project Details").
- Search by the registration number. If you only know the name, search by project name or promoter (builder) name.
- Open the result and click View Project in Detail.
- Make sure the project name, builder, address and tower/phase match exactly what you are being sold.
What to read on the project page
- Proposed completion date. This is the date the builder committed to UP RERA. If the brochure promises an earlier date, trust the RERA date.
- Quarterly progress reports. At the bottom of the project page look for View Quarterly Progress Certificates. These carry the architect's, engineer's and chartered accountant's certificates on how much work is done and how much money has been spent. Missing or very old reports are a warning sign.
- Approved plans and the land documents uploaded by the builder.
- Extensions. If the completion date has been extended, note how many times.
- Complaints. Search UP RERA's complaint records by project name to see whether many buyers have taken the builder to the regulator.
Checking the dealer too
Property dealers who sell in registered projects also have to register with UP RERA as agents; their numbers usually start with UPRERAAGT. You can search the agent list on the same website. On HomesWale, builders and dealers can add the project's RERA number when they post a sale listing — if it is missing, ask for it before you visit.
Red flags
- The seller cannot give a RERA number for an under-construction project.
- The number on the brochure belongs to a different phase or tower.
- Progress reports stopped being uploaded several quarters ago.
- You are asked to pay a large booking amount before an agreement for sale is signed — under RERA the builder cannot take more than 10% of the cost before a written agreement for sale.
Once the project checks out, follow our documents and registry guide for the rest of the purchase. Browse flats for sale in Noida or flats for sale in Greater Noida West.
Frequently asked questions
How do I check if a project is UP RERA registered?
Go to up-rera.in, open the Registered Projects search, and search by registration number, project name or builder name. Open View Project in Detail to see the completion date, plans and quarterly progress reports.
What does a UP RERA registration number look like?
UP RERA project registration numbers usually start with UPRERAPRJ, and agent registration numbers usually start with UPRERAAGT.
Do I need RERA for renting a flat?
No. RERA registration applies to projects being sold by builders. For a rental, check the owner's documents and sign a proper rent agreement.
Can a builder take more than 10% booking amount?
Under RERA, a builder cannot take more than 10% of the cost of the flat as an advance or application fee before signing a written agreement for sale.