This is the single highest-value hour you can spend before buying property in Uttar Pradesh. Do it before you pay a booking amount, not after.
Step 1: Go to the official portal
Use the official UP RERA website at up-rera.in. Do not use a link from a marketing website, including this one — type the address yourself. Registration numbers quoted on brochures and microsites are unverified until you check them at source.
Step 2: Search the project
Search by project name, promoter name or registration number. Confirm that all three match what you have been told. A mismatch between the promoter entity on RERA and the entity named in your agreement is a serious problem, not a clerical detail.
Step 3: Read the disclosures that matter
| Disclosure | Why it matters |
|---|---|
| Registration validity | An expired registration means the project cannot legally be marketed |
| Declared completion date | This is the date the promoter is legally bound to, not the brochure date |
| Approved layout and building plans | Compare against the sales brochure — differences happen |
| Quarterly progress updates | Actual construction status versus claimed status |
| Complaints and orders | Existing disputes against the promoter |
| Land title documents | Whether the land is owned, leased or under a development agreement |
Step 4: Check the promoter's other projects
The portal lists a promoter's registered projects. Look at whether earlier projects were completed on their declared dates. A pattern of extensions is the most reliable single predictor of future delay.
Step 5: Match the tower and phase
Large developments register in phases. Confirm that the specific tower you are booking falls within a currently registered phase. Buyers have paid for units in unregistered phases without realising it.
Red flags that should stop a booking
- The project is not registered, or registration has lapsed
- You are asked to pay before an allotment letter is issued
- The promoter name on RERA differs from the entity collecting your money
- Payment is requested to an account that is not the project's designated account
- Marketing plans differ materially from the sanctioned plans on the portal
- You are told the registration is "in process" but marketing is already underway
The 10% rule
Under RERA, a promoter cannot accept more than a prescribed small percentage of the cost — commonly cited as 10% — without first entering into a registered agreement for sale. If you are asked for a larger amount before an agreement, that is a violation, and it is a reason to walk away rather than negotiate.
We encourage the check
Ask us for the project's registration details and verify them yourself on up-rera.in. Any channel partner who discourages that check is telling you something important.
Frequently asked questions
Where do I verify a UP RERA registration?
On the official UP RERA portal at up-rera.in. Type the address directly rather than following a link from a marketing site.
Can a builder take money before RERA registration?
No. A project cannot be legally advertised or sold before registration, and only a small prescribed percentage can be collected before a registered agreement for sale.