How Do You Read a Project’s MahaRERA Record?
A MahaRERA registration number can be verified in about five minutes on maharera.maharashtra.gov.in. Search the number, then read four things: the registered project boundary, the validity date, the quarterly progress reports, and the complaints tab. A number printed on a brochure proves nothing until you have opened the entry behind it.
Every plotted layout and every building project above the statutory threshold in Maharashtra must be registered with MahaRERA before it is advertised or sold, so the registration number is printed on almost everything. This is a how-to for the MahaRERA check itself — how to open a project’s own record on the state portal and read the three tabs that decide whether to trust it: the registration validity date, the quarterly progress reports (QPR), and the complaints tab. It is treated as a credential when it is really a link to a file.
The file is public, and this guide walks the tabs in order. For what a plotted-land buyer specifically must verify on MahaRERA, see our plotted-land RERA guide.
Where do you look up the number?
On the MahaRERA portal at maharera.maharashtra.gov.in, whose public search lets you look up a project by registration number, project name, promoter or district — never authenticate a project by the shape of its number; search it.
The MahaRERA portal at maharera.maharashtra.gov.in carries a public search for registered projects and registered agents. You can search by registration number, by project name, by promoter name or by district. The registration number itself follows a format beginning with P and encoding the region and year — but do not authenticate a project by the shape of the number. Search it.
If the number returns nothing, that is the answer. If it returns a project, the work starts.
What are the four things to read first?
Four things: the registered project extent (survey numbers, village, area and plot count), the validity or completion date, the quarterly progress reports, and the complaints against both the project and the promoter.
| What to check | Where it appears | Why it decides something |
|---|---|---|
| Registered project extent | Project details: survey numbers, village, total area, plot or unit count | Confirms the plot you are shown is inside the registration |
| Validity / completion date | Project details: proposed date of completion, extensions granted | An expired registration cannot lawfully be marketed |
| Quarterly progress reports | QPR tab | Shows whether work and disclosure are actually current |
| Complaints | Complaints tab against the project and the promoter | Shows the promoter’s record with its own buyers |
Is the plot you are buying inside the registration?
Only if its survey number and plot number fall inside the registered layout — a registration covers specified survey numbers and area, and a plot sold from adjoining land outside it is not protected by the number, so match the entry against the sanctioned layout.
This is the check that catches the most problems and the one almost nobody runs. A registration covers specified survey numbers and a specified area. A promoter may hold adjoining land that is outside it — unregistered, unsanctioned, or in a different zone — and sell plots from the whole holding under the strength of one number.
Match survey numbers and plot count to the sanctioned layout
Take the survey numbers and the plot count from the registration entry and match them against the plot you are being shown on the sanctioned layout. If your plot number is not inside the registered layout, the registration does not protect it.
What does the validity date tell you?
A lapsed registration cannot lawfully be advertised or sold until it is revived, so ongoing marketing of one is itself a compliance failure — and a project on its third extension is telling you something about delivery that no brochure will.
Every registration carries a proposed completion date, and the promoter may apply for extensions. The portal shows the current position, including extensions granted and the reasons recorded.
Two readings matter. A registration that has lapsed means the project cannot lawfully be advertised or sold until it is revived — so any marketing you are seeing is itself a compliance failure. And a project on its third extension is telling you something about delivery that no brochure will.
What is in the quarterly progress report?
Quarterly filings on physical progress, plots or units booked, and money received and spent — read the last four together to see whether they were filed at all, whether reported progress actually moves between quarters, and whether the figures fit a project that is really selling and building.
Registered promoters must file quarterly updates on physical progress, on the units or plots booked, and on the money received and spent. For a plotted layout, the physical progress covers the development works — internal roads, drainage, water, electrification, compound wall, plantation.
Three things to read across the last four QPRs
Read the last four QPRs together, not just the most recent one. You are looking for three things: whether they were filed at all, whether the reported progress moves between quarters, and whether the booking and collection figures are consistent with a project that is actually selling and building. A promoter who has stopped filing has usually stopped doing something else too.
What do the complaints tell you?
Search both the project and the promoter’s name and read what the complaints are about rather than counting them: routine delay complaints differ from orders about misrepresentation of area, refusal to refund, or selling unregistered inventory, which go to how the promoter behaves.
MahaRERA adjudicates complaints under Section 31 of the Act, and orders are published. Search both the project and the promoter’s name — a clean project under a promoter with a pattern of orders against other projects is a different proposition from a clean project under a clean promoter.
Read what the complaints are about rather than counting them. Delay complaints on a large project are ordinary. Orders about misrepresentation of area, about refusal to refund, or about selling unregistered inventory go to how the promoter behaves.
What about the agent’s registration?
The broker or channel partner must be separately registered with MahaRERA as an agent, searchable on the same portal — an unregistered agent facilitating a sale is a compliance breach and a signal about the chain you are buying through.
The broker or channel partner selling to you must be separately registered with MahaRERA as an agent. Agent registrations are searchable on the same portal. An unregistered agent facilitating a sale is a compliance breach, and it is also a signal about the chain you are buying through.
Does MahaRERA registration mean the title is clean?
No — registration is a disclosure and accountability regime, not a title adjudication: it means the project is disclosed, the promoter is accountable for the declared timeline and money runs through designated accounts with seventy per cent ring-fenced, but the Authority has not independently verified title, cleared the zone, or confirmed that every heir signed.
No, and this is the most important limit to understand. Registration is a disclosure and accountability regime. The promoter files title documents, encumbrance details, approvals, layout plans and timelines; the Authority registers the project on the strength of those filings.
Registration therefore means: the project is disclosed, the promoter is accountable for the declared timeline, the money must run through the designated accounts with seventy per cent ring-fenced for project costs, and the buyer has a forum for complaints. It does not mean the Authority has independently adjudicated title, cleared the zone, or verified that every heir signed.
A registered project with a defective chain of title is entirely possible. The registration tells you where to look — the uploaded documents are part of the public entry — not that looking is unnecessary.
What else on the entry is worth reading?
Beyond the four core tabs: the uploaded approvals and layout sanction, any declared encumbrance or mortgage, disclosed litigation affecting the project, the promoter’s other registered projects, and the annual audit certificate on the designated account.
- Uploaded approvals. The layout sanction, the commencement position and the plan approvals as filed.
- Encumbrance disclosure. Whether a mortgage or charge over the project land is declared.
- Litigation disclosure. Pending cases affecting the project, as declared by the promoter.
- The promoter’s other projects. Same promoter name, other registrations, and how those are progressing.
- Annual audit certificate. The chartered accountant’s certification on the designated account.
How does this go wrong?
Usually one of five ways: a number that returns no entry, a valid number that belongs to a different project, a valid number on a lapsed registration, a layout only partly registered with plots sold from the rest, or a registration mistaken for a title certificate.
Five failure modes in MahaRERA verification
A number with no entry. Either mistyped or fabricated. Search it before assuming the former.
A valid number for a different project. The number belongs to a real registration, but not to the land you are standing on. Match the survey numbers.
A valid number, a lapsed registration. Still printed, no longer live.
Part of the layout registered, part not. The registered portion is compliant; you are being sold from the rest.
Registration treated as a title certificate. The most expensive error, because it makes the buyer stop checking exactly where checking pays.
How Lords of the Lands handles this
Our registration numbers, the registered survey numbers and the sanctioned layout plans are given to a buyer to verify independently rather than quoted at them — and we would rather a buyer ran every check in this post before paying anything than after. The QPR filings for our Karjat, Khopoli and Raigad coast estates are on the MahaRERA portal where anyone can read them, which is where a buyer’s confidence should come from.
Frequently asked questions
Do all plotted layouts need MahaRERA registration?
Registration is required above the statutory thresholds in Section 3 of the Act — broadly, land above five hundred square metres or more than eight units — with limited exemptions. Most saleable plotted layouts fall inside it.
Is the registration number the same as the sanctioned layout number?
No. The MahaRERA registration number is issued by the Authority. The layout sanction is issued by the planning authority. You should see both.
Can I file a complaint myself?
Yes. Complaints under Section 31 can be filed by an allottee directly through the portal, against the promoter or the agent.
What if the project is not registered at all?
Marketing or selling an unregistered project that requires registration is an offence under the Act. Treat it as disqualifying rather than as a discount.
How current is the portal data?
Project details update on filing, so QPRs lag by up to a quarter. Check the filing dates, not just the contents.
Related reading
Verify the project
- What “RERA-approved” actually means – registration vs title.
- Getting building permission for a plot – the sanction behind a layout.
- How a land sale is registered – the step that transfers ownership.
- Right of way and access – the recorded-access test.
- How to shortlist a plot – the nine criteria.
Reading the records
- How to read a 7/12 extract – the record of rights.
- The Other Rights column on the 7/12 – where restrictions hide.
- The property card and the 8A – the holder’s account.
- What the ferfar register tells you – the history behind the extract.
- How to check a plot’s NA status – confirming conversion.
- The title-check checklist – the documents to demand.
- How to verify title before buying – the six-document sequence.
NA status and tenure
- Class I vs Class II tenure – which land transfers freely.
- What NA land actually is – the core distinction.
- NA plot vs agricultural land – the land-use line.
- Maharashtra has scrapped separate NA permission – the 2025 reform.
- How the one-time NA premium is calculated – the cost of conversion.
- Is the NA Sanad still required? – the old document today.
Buyers and context
- The documents to check, in order – the full sequence.
- The NRI document checklist – for overseas buyers.
- Khopoli-Pali road land: the SH-93 guide – a corridor worked through.
- The real risks in emerging corridors – and the checks that retire them.
- What Lords of the Lands builds – who we are and how we work.
Citations and sources
Sources: Real Estate (Regulation and Development) Act, 2016, Sections 3, 4, 11 and 31; Maharashtra Real Estate (Regulation and Development) (Registration of Real Estate Projects, Registration of Real Estate Agents, Rates of Interest and Disclosures on Website) Rules, 2017; MahaRERA public portal, maharera.maharashtra.gov.in. This article is general information current as of September 2026 and is not legal advice. Verify the position for any specific project on the portal and with your advocate before transacting. Official sources: MahaRERA · UDCPR / Urban Development Dept.
