How to Read a Bengaluru Project's RERA Records Before You Book: What the Law Puts Online

Two flats on Sarjapur Road, two brochures, two confident sales teams. One project says possession in 2028, the other says late 2027. A careful buyer in Bengaluru does not have to take either claim on trust. Under the Real Estate (Regulation and Development) Act, 2016, every registered project leaves an official trail online: what the promoter declared when registering, what it has updated since, and whether the regulator has ever revoked or penalised it.

This guide explains what the law requires to be published, where a Bengaluru buyer should look, and how the Unified RERA Portal launched by the Ministry of Housing and Urban Affairs fits in. It relies on MoHUA's official FAQ on the Act and on a PIB release from the Ministry.

The short answer. Section 34 requires each RERA Authority to maintain a website of records for public viewing: registered projects with their details, promoters with photographs, projects whose registration was revoked or which were penalised, and registered agents. Section 4(3) makes registration an online process, and Section 11 requires promoters to update project information, including on a quarterly basis. In September 2025, MoHUA launched a Unified RERA Portal as a common platform. The trade-off: these records are only as useful as your reading of them, and they show what a promoter has declared, which you should still test against documents and the site itself.

What does the law require the Authority to publish?

MoHUA's Frequently Asked Questions on the Real Estate (Regulation and Development) Act, 2016 lists the Authority's responsibilities. Among them, under Section 34, the Authority is responsible for maintaining a website of records for public viewing of all projects registered with it, including details of projects as specified in the Act, rules and regulations; details of promoters with their photographs; details of projects where registration has been revoked or which have been penalised under the Act; and details of registered agents with photographs, including agents whose registration has been revoked.

For a buyer, those four categories are a ready-made checklist. Is the project registered? Who is the promoter, and does the face and name match the company you are dealing with? Has this promoter had any project revoked or penalised? Is the broker you are using registered as an agent?

Our earlier explainer on the Authority's website of records and its powers covers Sections 34 to 38 in more detail.

How is registration filed, and what does the promoter have to keep updating?

The FAQ explains that under Section 4(3) the Regulatory Authority has to operationalise a website for submitting applications for registration of projects and make the entire process online. Registration is not a paper exercise filed away in an office; the application is made through the Authority's website.

After registration, the FAQ says Section 11 requires the promoter to update all project information furnished at the time of application on the Authority's website. Section 11 also provides for certain information to be updated on a quarterly basis, so that buyers can make an informed choice. The FAQ adds that Section 4 and Section 11 together provide a detailed list of disclosures by the promoter for public viewing, with the detailed list to be specified in the Rules.

So a buyer should expect two layers of information: what the promoter declared at registration, and the updates it has filed since. A project whose updates have stopped deserves a question.

What is the Unified RERA Portal, and should you use it?

A PIB release dated September 4, 2025 reports that Union Minister of Housing and Urban Affairs Manohar Lal launched the Unified RERA Portal, rera.mohua.gov.in, at the fifth meeting of the Central Advisory Council constituted under the Act. The release describes the portal as providing a common platform for stakeholders, enhancing transparency and enabling sharing of best practices among States and Union Territories.

The same release reported national figures discussed at the meeting: 35 States and Union Territories had established Real Estate Regulatory Authorities, 29 had set up Appellate Tribunals and 27 had appointed Adjudicating Officers; 1,51,113 projects and 1,06,545 agents were registered under RERA; and 1,47,383 complaints had been disposed of by the Authorities nationwide.

For a Bengaluru buyer, the unified portal is a useful national reference point. The project-level filings that Section 4(3) and Section 34 describe sit with the Authority where the project is registered. For a project in Bengaluru, start with the Karnataka Authority's website and treat the unified portal as a complement.

How should you read a project's record before booking?

Begin with the registration itself. Note the registration number and check that it appears on the brochure and any advertisement. Then read the project details the promoter declared and compare them with what you are being offered: tower count, unit sizes and the completion date.

Next, read the promoter section. Confirm that the promoter named on the record is the entity you will pay. Search the Authority's records for other projects by the same promoter, and look specifically for any revocation or penalty.

Finally, read the updates. Section 11's quarterly updates are meant to tell you how the project has moved since registration. If you are considering a project such as Urbanrise The Living Wave near Sarjapur Road, or any other, compare the latest update with what you see on site. For plotted or villa projects on the city's fringe, our guide to when RERA registration applies to fringe projects explains how to check whether a record should exist at all.

1. Find the project on the Karnataka Authority's website and note its registration number.
2. Check that the same number appears on the brochure, listing and advertisements.
3. Compare the declared project details with the brochure and the draft agreement for sale.
4. Confirm the promoter on the record is the entity you will pay, and note its photograph and details.
5. Search for any revoked or penalised projects linked to the same promoter.
6. Read the latest quarterly update and compare it with what you see on a site visit.
7. Verify your broker's or portal's agent registration, and take dated screenshots of every page you rely on.

What can the records not tell you?

The records show what a promoter has declared and what the regulator has recorded. They are not a guarantee of title, quality or timely completion. A project can be properly registered and still run late; a quarterly update can be filed and still be optimistic. Use the records to ask better questions, then test the answers against the title documents, the sanctioned plan and the site itself.

The records also capture only what has been filed. If a promoter has stopped updating, the record will not tell you why. That gap is itself information, and a reason to ask the promoter directly, in writing, before you pay a booking amount.

If you find a clear mismatch between the record and what you are being told, such as a different completion date, a different promoter entity or a broker with no agent registration, raise it with the promoter in writing first. The FAQ notes that Section 31 allows an aggrieved person to file a complaint with the Authority or the Adjudicating Officer for violations of the Act. A buyer who has dated screenshots of the record, the brochure and the correspondence is in a far stronger position to use that route than one relying on memory of a sales conversation.

Is checking the records worth the effort for a single flat?

Yes. A few minutes on the Authority's website can tell you whether the project is registered, who stands behind it, whether the regulator has acted against that promoter before and whether the project is being updated as the law expects. Compared with the size of a home purchase, that is a small effort for a large reduction in uncertainty, and it gives you a dated record of what you were told when you decided.

Frequently asked questions

What must the RERA Authority's website show?

MoHUA's RERA FAQ says that under Section 34 the Authority is responsible for maintaining a website of records for public viewing of all registered projects with their details, details of promoters with photographs, projects whose registration was revoked or which were penalised, and registered agents with photographs, including agents whose registration was revoked.

How often must a builder update project information on RERA?

According to MoHUA's FAQ, Section 11 requires the promoter to update all project information furnished at registration on the Authority's website, and certain information must be updated on a quarterly basis so that buyers can make an informed choice. Section 4 and Section 11 together provide a detailed list of disclosures, with specifics set by Rules.

What is the Unified RERA Portal?

A September 4, 2025 PIB release says Union Housing Minister Manohar Lal launched the Unified RERA Portal, rera.mohua.gov.in, at the fifth meeting of the Central Advisory Council, as a common platform for stakeholders that enhances transparency and lets States and Union Territories share best practices. For a Bengaluru project's filings, start with the Karnataka Authority's website.

Is RERA registration done online?

Yes. MoHUA's FAQ says that under Section 4(3) the Regulatory Authority has to operationalise a website for submitting applications for registration of projects and make the entire process online. That is why a registered project's application details and later updates can be viewed online rather than only in physical files.

Last updated 2026-11-13. PropNewz Team.