UP RERA Registered Projects: How to Check and Verify

In Noida, Greater Noida, Ghaziabad and Lucknow, buyers learned the hard way that a launch event proves nothing. A project can look finished on a hoarding and still be years behind on the ground. The first check is free and takes minutes: look the project up on the UP RERA portal.

Here is how to find UP RERA registered projects and what to read on a project page. It also lists the checks registration does not replace and shows what a delay could cost you.

What UP RERA registration means

The Real Estate (Regulation and Development) Act, 2016 is called RERA. It requires covered projects to register before they advertise or sell. [VERIFY: Section 3 thresholds] In Uttar Pradesh, UP RERA is the authority that handles it.

Registration puts the promoter's plans, approvals and dates on a public page. For the wider rules, read the Pulse RERA page.

How to check a project

1. Get the number. Ask the seller for the UP RERA registration number in writing. A logo on a brochure does not count.
2. Open the official portal. Type the address yourself rather than tapping a link from a chat. [VERIFY: current web address]
3. Search the project. Use the registered projects search by number, name, promoter or district.
4. Match the details. The project name, promoter and location must be the same as in your papers.
5. Read the status. Look at validity, completion date and recent updates.
6. Save a record. Take a dated screenshot or PDF.

If you cannot find the project, ask why. Some small projects may be outside the Act's limits, but you should hear that from the promoter in writing and then check it yourself.

What to read on the project page

Source: author's checklist based on what RERA project pages normally show; fields differ by state. [VERIFY: fields on the live UP RERA portal]

Sale area in the brochure can differ a lot from the space you use. See the Pulse note on loading factor before you compare prices.

Checks beyond RERA

Registration is one layer. In Noida, Greater Noida and Yamuna Expressway areas, much of the land is allotted by a development authority on lease. That adds checks RERA does not do for you.

Source: author's checklist for projects on authority-allotted land; confirm applicable rules with your lawyer. [VERIFY: process with the specific authority]

Our property legal verification guide explains the document trail, and the occupancy certificate note covers what proves a building is ready to occupy.

A worked delay example

Say you have paid ₹60 lakh towards a flat, and possession is 18 months late. The RERA Act lets a buyer who stays in the project claim interest on the amount paid for each month of delay. [VERIFY: Section 18 and UP rules]

Assume the rate is 11% a year. Interest for 1.5 years is 60,00,000 × 0.11 × 1.5, which is ₹9.9 lakh. The rate is an assumption for the sum, so check the current rule.

That sum is large, but recovery is slow. An order on paper is not the same as money in your account. Keep every receipt, the agreement and written messages, and ask a lawyer how recovery works in your case.

Red flags

• No registration number in ads or the agreement. Ask for it in writing.
• A number that opens a different project. Stop and ask why.
• Pressure to pay quickly. Large booking demands or cash payments.
• Old progress updates. No visible work for several quarters.
• Unclear land rights. The promoter cannot show allotment or lease papers.
• Pre-launch offers. Selling before registration is a warning sign. [VERIFY: rules on advance booking]

Stalled and older projects

The NCR belt has many projects that started before RERA and ran late. Some are registered with updated dates, and some have orders against the promoter. Read the orders on the project page before you assume the new date will hold.

If you are buying a resale flat in such a project, check the registry status, dues and society records as well. Compare the builder's track record using the Pulse lists on builders in Noida, builders in Ghaziabad and Delhi NCR real estate companies.

Budget for registration costs too. See Uttar Pradesh stamp duty and registration charges for the state rules, and use the Noida rates and trends page to check local prices.

How to decide

Treat UP RERA registered projects as a shortlist, not a guarantee. After the lookup, read the agreement, check the land and compare builders. The Pulse property buying guide covers the full path from search to possession.

Frequently asked questions

How do I search UP RERA registered projects?

Open the UP RERA website and use its project search. You can usually search by project name, promoter, district or registration number. Open the project page and match the promoter, location and status to your documents [VERIFY: current UP RERA portal layout and search options].

What does a UP RERA registration number look like?

It is a unique project code that starts with the authority's prefix followed by digits. The exact format has changed over time, so do not rely on a pattern. Search the number on the official portal and confirm it opens the same project [VERIFY: current numbering format].

Does UP RERA registration mean the project is approved by the Noida or Greater Noida Authority?

No. RERA registration and development authority approvals are separate. Check the sanctioned layout, the land allotment or lease, and the completion or occupancy status with the authority that governs the land. Ask the promoter for each document and verify it independently.

Can I get a refund if a UP RERA registered project is late?

The RERA Act allows a buyer to claim interest for delay or to withdraw and seek a refund with interest. The outcome depends on your agreement and the authority's order, and recovery can take time. Speak to a property lawyer before you file [VERIFY: current rules, interest rate and process in Uttar Pradesh].

Are old or stalled projects in Noida covered by UP RERA?

Ongoing projects that had no completion certificate when the Act came into force had to register. Many stalled projects are on the portal with updates or orders. Read the project page and orders before you buy, and check for any lapse or revocation [VERIFY: status of the project you are considering].

Sources

• UP RERA: registered projects search, project pages, orders and complaints [VERIFY: current portal sections and web address] (accessed October 2026)
• India Code: Real Estate (Regulation and Development) Act, 2016 [VERIFY: section references and current amendments] (accessed October 2026)
• Author's calculations: delay interest on ₹60 lakh at an assumed 11% a year for 18 months

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