In short: under the Real Estate (Regulation and Development) Act, 2016, plotted projects in Maharashtra must be registered with MahaRERA before they're advertised or sold. The exemption covers projects where the land is 500 sq m or less, or there are 8 or fewer plots across all phases. You can check any registration number yourself on maharera.maharashtra.gov.in.
When RERA applies to plots
The Act's definition of a real estate project covers developing land into plots for sale, as well as buildings and apartments. Section 3 requires the promoter to register the project with the state authority, MahaRERA in Maharashtra, before advertising, marketing, booking or selling any plot in it.
A project doesn't need registration if the land being developed is 500 sq m or less, or if it has 8 or fewer units, counting all phases. A single plot sold by its owner outside any layout usually isn't a "project" at all. Even then, verifying the title and NA status matters just as much.
How to check a project on MahaRERA
- Ask the developer for the MahaRERA project registration number. It should also appear on brochures and advertisements.
- Go to maharera.maharashtra.gov.in and search the registered projects by number, project name or promoter name.
- Check that the promoter name, project name, location and survey or gat numbers match what you're being sold.
- Look through the uploaded documents: title and land documents, approved layout, approvals, and the proposed completion date.
- Check the project's status and the updates the promoter has filed.
Registration shows the project is on the regulator's record. It doesn't replace your own advocate's title search on the specific plot you're buying.
What registration protects
- Disclosure. The promoter has to publish approvals, layout, land title details and a completion timeline on the MahaRERA website.
- Money kept for the project. The Act requires 70% of the amounts collected from buyers to go into a separate account and be used for the project's land and development costs.
- Limit on advances. A promoter can't take more than 10% of the cost as an advance or application fee before a written, registered agreement for sale.
- Changes to the plan. The approved layout and specifications can't be altered without the consent the Act requires.
- A place to complain. Buyers can file complaints with MahaRERA.
Agents and advertisements
Real estate agents who sell plots in registered projects need their own MahaRERA agent registration. Advertisements for registered projects have to show the project's MahaRERA registration number and the website address. MahaRERA also requires a QR code on these advertisements that links to the project's details.
If a project isn't registered
- Ask why. The answer should match the exemption, meaning a small land area or 8 or fewer plots across all phases.
- Be wary if a large layout with many plots is being sold without a number, or if you're told "registration is in process" while bookings are being taken.
- Whatever the RERA status, check the 7/12, mutation entries, NA order and approved layout. Our NA plot verification checklist covers each one.
For Jagdamba projects: ask us for the registration details of the project you're considering, and verify them yourself on the MahaRERA website before you book.