How to Check RERA Registration in Uttar Pradesh

Before you pay a booking amount for a new flat in Noida or Greater Noida, check that the project is registered with the Uttar Pradesh Real Estate Regulatory Authority (UP-RERA). The UP portal shows each project's bank accounts and a count of complaints alongside the usual plans and dates. This guide explains where to find each piece and what to make of it.

What RERA is and why it matters

RERA is the Real Estate (Regulation and Development) Act, 2016, a national law. Each state sets up its own authority and rules. Uttar Pradesh's are the Uttar Pradesh Real Estate (Regulation and Development) Rules, 2016.

Under section 3 of the Act, a promoter (the builder or developer) may not advertise, market, book or sell flats in a project until it is registered. Small projects are exempt: land of up to 500 square metres, or no more than eight apartments, counting all phases together. Each phase of a phased project needs its own registration.

Registration brings duties that protect buyers:

Advertisements must carry the registration number and the authority's website address.
A promoter cannot take more than 10% of the cost as an advance before a written agreement for sale is signed and registered.
70% of the money collected from buyers must go into a separate bank account and be spent only on that project's land and construction.
The promoter must keep the project's public record up to date.

How to look up a project

Open up-rera.in. On the home page, find the "SEARCH" box and click "Registered Projects".
The "UPRERA Registered Projects" page lists every registered project in a table with the promoter, project name, registration number, project type, district, start date, end date and registration date. Narrow it with the District, Promoter and Projects filters. Noida and Greater Noida projects are listed under Gautam Buddha Nagar district.
Click the eye icon in the "Details" column. This opens the project summary.
On the summary, click "View Project In Detail" for the full record, including plans, bank accounts and quarterly reports.

The registered projects page does not ask for a captcha. If you already have a registration number, the "Verify RERA Registration" service under "Important Services" on the home page checks the certificate directly. Choose "Project Registration Certificate", type the number and the captcha characters, and click "Verify".

The promoter on the record is the legal entity that registered the project, and it is often not the brand you see in advertisements. One Godrej-branded project in Sector 27, Greater Noida, for example, is registered under AR Landcraft LLP. Match the promoter's name to the seller in your agreement.

What the registration number looks like

UP project numbers start with UPRERAPRJ followed by digits. Older registrations have only digits after the prefix, for example UPRERAPRJ301564. Registrations from 2024 onwards add the month and year of registration, for example UPRERAPRJ438937/04/2026 for a project registered in April 2026.

Agent numbers start with UPRERAAGT, for example UPRERAAGT10868. Promoters also get their own ID, beginning UPRERAPRM.

Use the full number, including any month and year, when you check it.

What to check on the project record

What to check	What to look for
Basic information	Registration number and date, proposed period in months, proposed start date and declared date of completion, with a link to the registration certificate.
Promoter details	Legal name, type of entity, address and contact details, and any other promoter attached to the project.
Complaints	The summary shows how many projects the promoter has, the total complaints against the promoter, and the complaints against this project.
Approvals and plan	Under "Plan Details": the building permit number and date, its validity, the approved layout, sanction letter, approved map, floor plans and specifications. The documents list includes the commencement certificate and details of encumbrances.
Agreement and allotment	Draft (proforma) agreement for sale and allotment letter. Compare these with the papers you are asked to sign.
Bank accounts	"Project Bank Details" lists a Collection Account, a Separate Account and a Transaction Account, with bank, branch and IFSC code.
Quarterly updates	The "Quarterly Progress Report" section links to physical and financial progress and to quarterly progress certificates. UP's rules ask for updates within seven days after each quarter ends.
Completion	"View OC/CC" shows an occupancy or completion certificate once one is uploaded.

Which account to pay into

The project record states that buyers must pay towards a booking or purchase only into the project's Collection Account. UP-RERA also publishes a single table of collection accounts for live projects, linked from the home page under "Details of Collection Account".

Before you make any transfer, check that the account number and IFSC code on your demand letter match the Collection Account on the portal. If a promoter asks you to pay into any other account, the home page has a form to report it.

Expired or extended registrations

A registration runs until the declared date of completion. Under section 6 of the Act it can be extended for force majeure, meaning war, flood, drought, fire, cyclone, earthquake or another natural calamity, or in other reasonable circumstances where the promoter is not at fault. The total extension under that second route cannot exceed one year.

UP's rules ask the promoter to apply in Form E at least three months before the registration expires. An extension cannot run past the period that local laws allow for completing the project. The portal's own note on the project record is that the promoter can only bring the end date forward, and only the authority can extend it.

To spot a problem:

Compare the end date in the registered projects table with today's date.
Use "Verify RERA Registration" and choose "Project Extension Certificate" to check whether an extension was granted.
Watch for "(Default on QPR)" after a project's name in the registered projects table. It marks a project that has not filed its quarterly progress reports.

The home page "SEARCH" box also links to lists of completed, de-registered, withdrawn and abeyance projects, and to projects tied to insolvency cases at the National Company Law Tribunal (NCLT). Check all of them if a project seems stalled.

Checking an agent

Brokers who sell flats in registered projects must register too, and an agent must not help sell an unregistered project. Click "Registered Agent" in the home page "SEARCH" box. The list shows each agent's registration number, registration date, "ValidUpto" date, district, agent type and training status. To search by name, district or tehsil, you need to enter a captcha.

You can also use "Verify RERA Registration" and choose "Agent Registration Certificate". The full project record lists the agents attached to that project, with their UPRERAAGT numbers.

Red flags

The project cannot be found, or the number in the advertisement leads to a different project or promoter.
Only one phase or tower is registered, but you are being sold another.
The end date has passed with no extension certificate.
The project name carries "(Default on QPR)".
You are asked to pay more than 10% before a registered agreement for sale, or to pay into an account other than the Collection Account.
The promoter has a large number of complaints, or the project appears on the de-registered, abeyance or NCLT lists.

How to complain

Complaints are filed online through UP-RERA's eCourts module. From the "COMPLAINTS" menu, choose "REGISTER COMPLAINT" or "COMPLAINT FOR COMPENSATION". Both take you to a sign-up page where you create an account, then log in with a captcha and an OTP sent to your mobile.

There are two forms:

Form M goes to the authority, for any dispute with a promoter or an agent.
Form N goes to the adjudicating officer, for compensation claims under sections 12, 14, 18 and 19 of the Act.

UP's rules set a fee of Rs 1,000 for each, and the authority's user manual shows it paid online through the SBI gateway at the last step. Before the form opens, the portal offers a conciliation forum as an alternative way to settle a compensation demand. You can track a case under "Complaint Status" in the same menu.

What registration does and does not guarantee

Registration gives you legal footing. If the promoter fails to hand over on the agreed date, you can ask for a refund with interest or, if you stay, interest for each month of delay. Defects in structure or workmanship reported within five years of possession must be fixed within 30 days.

Registration does not mean the project is well built, fairly priced or financially sound. Most of the record is uploaded by the promoter, so compare it with what you see on site. It also does not replace a lawyer's check of the land title and the building permit.

Key points

Find the project in UP-RERA's registered projects table and match the full UPRERAPRJ number and promoter to your papers.
Read the end date, any extension, the quarterly progress reports and the complaint counts.
Pay only into the Collection Account shown on the portal, and no more than 10% before a registered agreement for sale.
Check your broker on the registered agents list, including the "ValidUpto" date.

Sources

This guide is general information, not legal, tax or financial advice. Rules and rates change; check with a lawyer, chartered accountant or your bank before you decide.

Where to look in Noida

New flats in Greater Noida West, New flats in Techzone 4, New flats in Sector 152, New flats in Sector 150, New flats in Sector 107, New flats in Sector 45, New flats in Greater Noida Sector 36, New flats in Greater Noida Sector Mu.

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