Uttar Pradesh Buyer Guide

How to Verify UP RERA Registration Before Buying a Plot

"It's RERA registered" is one of the most common claims sellers make, and one of the easiest to check yourself, for free, in a few minutes. Here's how to check it, what the record tells you, and what it doesn't.

Last updated: 15 October 2026

What UP RERA registration means

Under the Real Estate (Regulation and Development) Act, 2016, a promoter must register a real estate project with the state authority before advertising or selling it. In Uttar Pradesh that authority is UP RERA. Plotted developments are covered as well as apartments.

Registration means the promoter has declared the project's land title, approvals, layout, completion date and other details to the regulator, and that those details are published for buyers to see. It isn't a quality guarantee or a promise that the land title is perfect, but an unregistered project that should be registered is a serious red flag.

Which projects must register, and which need not

Section 3 of the Act says registration is not required where the land to be developed does not exceed 500 square metres, or the number of apartments does not exceed eight across all phases. A state can lower that threshold. So:

A colony or township selling many plots will usually need registration.
A single plot sold by its owner, or a very small layout, may legitimately have no RERA number.
If you are unsure, the size of the whole project matters, not the size of your plot. Ask the developer for the total layout area.

If the project is small enough to be outside RERA, you lose RERA's protections, so the title, layout and authority checks in our Lucknow and Kanpur checklists matter even more.

How to check, step by step

Go to the official UP RERA website: up-rera.in. Type the address yourself rather than following a link sent by the seller.
Find the registered projects search on the homepage. The site's menus change from time to time, so look for project search or registered projects.
Search by project name, promoter/builder name, or the exact registration number the seller gave you.
Open the matching result and check the details page: registration number, project type, promoter name, and completion date.

The Act requires every advertisement or brochure for a registered project to show the registration number and the authority's website address (Section 11(2)). An advert without a number is a reason to ask questions.

What to actually check once you find it

The registration number matches exactly what the seller told you and what is printed on the brochure.
The promoter/builder name matches who you're actually dealing with and who will sign your documents.
The project's declared completion date is realistic given what you see on site.
The project type (plotted development, group housing, etc.) matches what's being sold to you.
The project address and layout match the location you visited.
The registration is still valid, not lapsed or revoked.

Read the documents the promoter has uploaded

Section 11 requires promoters to keep their project page updated, including quarterly updates on bookings and on approvals taken and still pending. Use them:

Approvals: compare the approved layout with the plot number you are being offered.
Land details: the promoter must declare the title and any encumbrances on the land.
Progress updates: if the last update is many months old, ask why.
Bank account: under Section 4, 70% of the money collected from buyers must go into a separate project account in a scheduled bank. Ask for those account details and pay only into the account the documents show.

Red flags

Be cautious if the seller can't produce a registration number at all, the project doesn't appear in the search, the promoter name doesn't match, or you're told registration is "in process" with no number to verify yet. Also be wary if you are asked to pay into a personal account, or if the plot numbers on the brochure don't appear in the approved layout. None of these automatically mean fraud, but they mean you verify further, with a lawyer and not just a phone call, before paying anything.

If something goes wrong later

Registration gives you a route to complain. If a registered promoter delays possession, changes the layout or breaks other promises, you can approach UP RERA. Our UP RERA complaint guide explains who can complain, the fee and what to expect.

Quick checklist

I know whether this project is large enough to need registration.
I found the project on up-rera.in myself, using the number from the brochure.
The promoter, project type, address and completion date all match.
My plot number appears in the approved layout.
I will pay only into the project account shown in the documents.

Sources

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