How to read a UP-RERA registration before you book

1. Find the number and search it yourself

The registration number is on the brochure, the application form and the draft agreement; treat the phase as unregistered until the number is given to you in writing. The register prints two forms: older numbers such as UPRERAPRJ677294, and newer ones with the month and year of registration appended, such as UPRERAPRJ125342/02/2026. Search the number on up-rera.in and read the file the regulator holds, not a screenshot of it; the four-step search itself is on how to check a UP-RERA registration yourself.

Two cautions. A project is often registered phase by phase, each with its own number, so the number on the brochure must be the one for the phase in your agreement. And a registration under a different project name from the one on the hoarding is common: the register holds the name the promoter filed, and the directory on this site prints the name as filed with its number; search by the number, not the name.

• Check: the number on the agreement matches the number on the register, and the register entry names the phase you are buying.
• Check: the number still returns a live entry on up-rera.in on the day you pay.

2. The promoter of record is the company you are contracting with

The register names a promoter: the legal entity that filed the project. Group brands often sell under one name and register under several companies, so the promoter of record for one tower can differ from the group company on the brochure or on a sister phase. The company on your agreement for sale must be the promoter of record for your phase; if it is not, ask why in writing before any payment.

The directory on this site prints the promoter of record for every registration and lists each promoter’s other registrations on its promoter pages, so you can see what else the same company has filed and when.

• Check: the exact company name on the draft agreement equals the promoter of record on the register.
• Check: the promoter’s other registrations and their completion dates on record.

3. Registration date, completion date, extensions

Three dates matter. The registration date is when the regulator accepted the filing. The declared completion date is the date the promoter declared at registration. Extension entries record each time the regulator granted the promoter more time, with the new date. The directory on this site shows the registration date and the latest completion date on record, and lists the registrations of the last six months separately on its New on the register page.

Read the completion date as a regulatory date, not a possession promise. A project can be handed over before it, or carry extensions past it. An extension is not in itself a mark against a project, and a clean date is not in itself a guarantee; what the entries tell you is how the promoter’s own timeline has moved, which is a question to put to them directly.

• Check: the completion date on record against the possession date in the brochure and the agreement; ask for the gap to be explained in writing.
• Check: the number and dates of extension entries, and the reason text the register records for each.

4. The filed documents, and what each one is for

The register lists the documents the promoter filed. The names are technical; this is what each one does for a buyer, in the words this desk uses when it reads a file:

• Affidavit (Form-B). The promoter’s sworn declaration that the project details filed with UP-RERA are true, including their legal title to the land.
• Details of encumbrances. A declared list of any loans, mortgages or legal charges against the project land, so you can see whether the land is pledged elsewhere.
• Proforma of application form, allotment letter, agreement for sale and conveyance deed. The templates behind the papers you will be handed: the booking form, the allotment letter confirming your unit, the agreement for sale where filed, and the deed that transfers ownership at the end. Read the templates on the register against the drafts the sales desk hands you.
• Sanctioned building or block plan. The building plan the development authority sanctioned for each block or tower, where the promoter filed it.
• Floor plans of all types. The plan for each unit type, with its layout and carpet area. Compare the carpet area here with the brochure’s figure before you compare prices.
• Development work plan; water, electricity and waste disposal plans. The promoter’s plans for the roads, drainage, landscaping, water, power and sewage the homes will depend on.
• CA certificate. A chartered accountant’s certificate stating how much of the project’s estimated cost has been spent.

Two things to ask the promoter for whether or not they are in the file: the sanctioned building plan for your block, which the register holds only where the promoter filed it, to compare with the brochure; and a dated, itemised cost sheet stating whether the rate is on super, carpet or saleable area and what it leaves out, which the register never holds. The directory links the full file and its downloads for every project on UP-RERA Tracker.

5. Pay only into the project’s RERA account

Pay only into the project’s RERA account named in the agreement, never to a person or an agent. That is the rule this desk applies on every booking it handles: the transfer goes to the account the agreement names, and the receipt comes from the promoter of record. If a sales desk, a marketing company or a group entity asks for money into any other account, stop and ask the promoter of record in writing.

• Check: the account you are asked to pay into is the one the draft agreement names.
• Check: every receipt comes from the promoter of record and names the project and the unit.

6. What the register cannot tell you

The register carries no price, no configuration or size beyond the filed floor plans, no amenity list, no payment plan, no distance, no construction quality and no delivery promise. It records what the promoter filed and what the regulator granted. That is why this desk treats a registration as the start of an investigation, not the end of one, and advises only on projects it has investigated: the directory marks each project as sold through this desk, investigated, or only read from the register.

If you want a project investigated, send the registration number. The desk reads the full file, checks the promoter’s other registrations, walks the site and tells you in writing what it found and what it could not confirm. No fee is charged to the buyer; where the desk sells a project it is paid by the developer as an authorised channel partner, and it says so on that project’s page.

Reading a UP-RERA registration: questions buyers ask