Phased Hyderabad Projects: What TG RERA's FAQ Says on Amenities, Plan Changes and Landowners
The TG RERA FAQ, dated 7 July 2023, says each phase is a stand-alone project, amenities in unregistered phases cannot be advertised or sold, and adjoining land needs its own registration. A buyer's reading for large phased projects in Hyderabad.
The brochure shows a clubhouse with an infinity pool, a jogging loop around a lake and a school site at the far end of the township. The tower you are being offered is in Phase 1. The clubhouse sits in Phase 3, and nobody at the site office can say when Phase 3 will be registered. For many Hyderabad buyers looking at large gated communities, that gap between what is sold today and what is drawn on the master plan is where most later disputes begin.
The Telangana Real Estate Regulatory Authority has answered several of these phase questions in its own words. Its FAQs for the TG RERA website, a document dated 7 July 2023 and linked from the FAQ menu on the TG RERA portal, run to 32 questions. This guide reads the ones that matter when you buy into a project that is being built in phases. It is buyer guidance, not legal advice, and the Real Estate (Regulation and Development) Act, 2016 and the Telangana rules govern any actual dispute.
The short answer. The TG RERA FAQ says each phase of a project is treated as a stand-alone real estate project needing its own registration. A promoter can advertise or sell only in a registered phase and cannot advertise, commit or sell amenities in a subsequent phase that is not yet registered. Changing plans in a registered phase needs the consent of two-thirds of allottees, and adjoining land added later has to be registered separately. The trade-off: an unregistered later phase can still be redesigned without your consent, so the amenities you are relying on are protected only once they appear in a registered phase or in your agreement.
Is every phase a separate project under TG RERA?
Yes. In its list of the Authority's responsibilities, the FAQ says that where a project is developed in phases, every such phase or part development shall be considered a stand-alone real estate project, and the promoter shall obtain registration under the Act for each phase separately.
For a buyer, this means the registration number on your booking form covers your phase, not the whole township. The completion date, the approved plans and the list of common areas you can hold the promoter to are the ones filed for that phase. The FAQ also says the Authority must maintain a public website with details of all registered projects, of promoters, and of projects whose registration has been revoked or which have been penalised. That is where each phase's filing can be checked.
Can the builder sell me amenities from a later phase?
Not if that phase is unregistered. Answering a question on advertisements for projects with many phases, the FAQ says a promoter would be allowed to advertise, market, book, sell or offer to sell in a phase of a real estate project only if that phase is registered. It then adds that a promoter cannot advertise, commit or sell amenities or facilities that are in a subsequent phase which is still not registered.
On timing, another answer says a promoter should plan the buildings and common areas of the registered phase and declare the individual date of handing over possession of the building and the common areas. Each phase, along with its development works, has to be completed and handed over within the time frame the promoter declared at registration for that phase.
Read together, these two answers give you a simple test. If the clubhouse, pool or school site is promised in the sales pitch, ask which registered phase it belongs to and what handover date was declared for it. If the answer is a phase that has not been registered, treat the promise as a drawing, not a commitment.
| Situation in a phased project | What the TG RERA FAQ says |
|---|---|
| Each new phase | Treated as a stand-alone project, registered separately |
| Amenities in an unregistered later phase | Promoter cannot advertise, commit or sell them |
| Plan change in your registered phase | Needs consent of two-thirds of allottees |
| Plan change in an unregistered later phase | Can be made without consent of allottees of current phases |
| Adjoining land bought later | Must be registered separately if not part of the registered project |
Can the promoter change plans after I book?
It depends on which phase changes. The FAQ says the Act puts an obligation on a promoter to obtain the consent of two-thirds of allottees if he wants to change the building plans for the phase that is registered. If a subsequent phase has not been registered, the promoter can change the plans of the subsequent phases without obtaining consent of allottees from current or ongoing phases. If the subsequent phases are also registered, the FAQ says consent of two-thirds of allottees of the concerned phases would be needed, along with approval from the Authority as mentioned in Section 14 of the Act.
Buyers who booked before a project registered are also covered. A separate answer says that if the promoter wants to change the plans of an ongoing project after registration, consent of all pre-registration allottees shall be required as well. Our earlier guide on checks when a new phase is launched covers the same principle from the Central Act.
What happens when the builder buys the plot next door?
A new registration. The FAQ asks whether a promoter who purchases adjoining land can continue with the same registration, and answers no: it has to be separately registered if that adjoining land was not a part of the project which has been registered. If a sales team describes extra towers on newly acquired land as part of your project, ask for that land's own registration before treating it as part of your community.
Who answers to you in a joint development?
Both the builder and the landowner, where the landowner shares in the sale. The FAQ says the Act makes both the promoters and the land owner, or any such parties who are beneficiaries of a sale of a project and receive payments from allottees, co-promoters, and hence liable to adhere to the Act, rules and regulations. Withdrawals of money from the designated account are subject to Section 4 of the Act. If you are buying a unit from the landowner's share, the landowner is therefore not outside the RERA framework.
When must the association be formed and the deed executed?
The FAQ gives two timelines. On the association, it says the promoter has to ensure that an association of allottees is formed within three months if 51 per cent of allottees have booked their apartments, under Section 11(4)(e). On conveyance, it says the promoter shall execute a registered conveyance deed in favour of the allottee within three months from the date of issue of the occupancy certificate, or from when 51 per cent of the total number of purchasers in a building or wing have paid the full consideration, whichever is earlier, under Section 17.
In a phased project these dates can differ between towers. Note the date your building's occupancy certificate is issued, because the three-month conveyance window in the FAQ runs from it.
What if possession of my phase is late?
You are owed interest if you stay. The FAQ says that if the promoter fails to abide by the time schedule for completing the project and handing over the apartment or plot, the promoter has to pay an allottee who does not intend to withdraw interest as specified in the rules, on all amounts paid, for every month of delay till handover, under Section 18. It adds that this interest should be paid automatically under the agreement, and the buyer may have to file a complaint with TG RERA if there is a grievance.
The interest you pay on late instalments is also set. Under Rule 15, according to the FAQ, the allottee pays interest at the State Bank of India's highest marginal cost of lending rate plus 2 per cent on amounts due under the agreement. Any aggrieved person, including a buyer, can file a complaint under Section 31, and appeals against TG RERA orders lie to the Appellate Tribunal within sixty days. For how project ads must display registration details, see our guide to the TG RERA advertisement box. When reading any project page, including our review of My Home Vyoma at Nanakramguda, ask which phase each tower and amenity belongs to.
A seven-point checklist before booking in a phased Hyderabad project
- Note the TG RERA registration number of your phase, not just the project name.
- Search that registration on the TG RERA portal and read the declared completion date.
- List every amenity in the brochure and mark which registered phase it belongs to.
- Ask for the declared handover date of the common areas in your phase.
- If you are buying from a landowner's share, confirm the landowner is shown as a co-promoter.
- Ask whether any adjoining land is being added, and whether it has its own registration.
- Keep the occupancy certificate date for your tower, since the conveyance window runs from it.
Frequently asked questions
Does each phase of a Hyderabad project need its own TG RERA registration?
Yes. The TG RERA FAQ says that where a project is developed in phases, every phase or part development is considered a stand-alone real estate project, and the promoter shall obtain registration under the Act for each phase separately. Check that the registration number you are given is for your phase.
Can a builder promise a clubhouse that is in a future phase?
The TG RERA FAQ says a promoter cannot advertise, commit or sell amenities or facilities that are in a subsequent phase which is still not registered. A promoter may advertise, market, book or sell in a phase only if that phase is registered, so ask which registered phase each promised amenity belongs to.
Can the promoter change plans of a later phase without my consent?
If the later phase is not registered, yes. The TG RERA FAQ says plans of unregistered subsequent phases can be changed without consent of current allottees. Changing plans of a registered phase needs consent of two-thirds of allottees, and if later phases are registered, Authority approval under Section 14 is also needed.
Is the landowner liable to buyers in a joint development project?
According to the TG RERA FAQ, yes. It says the Act makes both the promoters and the land owner, or other parties who benefit from a sale and receive payments from allottees, co-promoters, liable to adhere to the Act and its rules. Withdrawals from the designated account remain subject to Section 4.
Last updated 2026-11-05. PropNewz Team.
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