1 in 5 Gurgaon projects on the RERA register is no longer 'active'. How to check yours, step by step.

A RERA number printed on a brochure tells you a project was registered once. It doesn't tell you whether the registration is current, whether it covers the tower you're buying, or what's gone wrong since. The register itself can.

In the Gulmohar Atlas, which collects records from five state portals, a sizeable share of registered projects are no longer listed as active:

On Haryana's register, 229 of 1,087 Gurgaon projects are marked 'lapsed'. On UP-RERA, 166 Noida projects carry an NCLT (insolvency) status and 75 are in abeyance. Status labels mean different things on different portals, and a lapsed registration can sometimes be extended. But you need to know which kind of project you're looking at.

Step 1: is the project registered, and should it be?

The Real Estate (Regulation and Development) Act, 2016 requires most residential projects to be registered with the state authority before they're advertised or sold. Section 3 exempts some small projects, and states can lower that threshold.

If a developer says a project doesn't need registration, ask why in writing and have a property lawyer check it against the Act and your state's rules. A missing registration isn't automatically illegal, but it's never something to take on trust.

Step 2: find the right portal and the right phase

Each state runs its own portal. These are the official sites, checked on 24 October 2026:

Look-alike sites exist. Reach the portal from the state government's website or a search for the authority's full name, and check the address ends in .gov.in or is linked from one.

Then match the record to what you're buying:

• Search by registration number, not the marketing name. Projects are often renamed.
• Check the phase or tower. Large projects are usually registered in phases, each with its own number and completion date.
• Match the promoter's legal name to the company on your booking form, agreement and receipts. If they differ, ask for the link between them in writing.
• Check the address and land details against the agreement. A certificate image from the developer isn't enough; open the record on the portal yourself.

Step 3: read the record

What's available varies by state. Look for:

• Status. Active, lapsed, revoked, in abeyance, NCLT. Anything other than active needs an explanation.
• Completion date and extensions. Compare the date on the record with what the sales team tells you. Ask whether any extension has been applied for.
• Progress updates. Many portals require periodic progress filings. Updates that stop, or show no change for several periods, are worth asking about.
• Approvals and documents. Building plan approvals, land documents and other disclosures, where the portal publishes them.

Records can be incomplete. In the Atlas, only 479 of 6,721 Hyderabad records carried a completion date. If something you need isn't there, treat it as unknown, not as fine.

Step 4: read complaints and orders properly

Most portals list complaints and orders against a project. Don't just count them:

• Separate allegations from decisions. A complaint is a claim. An order is the authority's decision. An appeal may still be pending.
• Read what they're about. Delayed possession, refunds, construction defects or something minor.
• Check compliance. Has the developer done what earlier orders required?
• Match the entity. Make sure the complaints are against the same promoter and project, not a similarly named one.

One serious order the developer hasn't complied with can matter more than many small complaints. For insolvency, check the project's status on the portal and search the promoter's name in NCLT cause lists.

What registration doesn't tell you

• Whether it'll be delivered on time. On UP-RERA, 72.4% of active Noida projects with a completion date on file are past it. See how to check delay risk.
• Whether the title is clear. The promoter files land documents, but you still need your own lawyer's title check. See our title-check guide.
• Construction quality or the promoter's other projects.

Keep a verification record

Write down what you checked, so you can compare projects and come back to it:

A Gulmohar evaluation checks whether a flat's price and your finances stack up. When you pick the project from Gulmohar's RERA registry (Gurgaon, Noida, Bengaluru, Hyderabad and Mumbai MMR), a Gulmohar evaluation also reads its registration status, completion date and the developer's record across its other registered projects, and, for a new purchase, caps the verdict if the project's registration is in trouble or the developer has many distressed projects. It doesn't replace reading the full record and complaints yourself, and it isn't a legal clearance.