Sivom Sahasra II Order: What TG RERA Could and Could Not Do for Jeedimetla Plot Buyers

Forty families in Jeedimetla hold registered sale deeds for plots in a layout called Sivom Sahasra II. The deeds were registered in 2021 and 2022, and the Encumbrance Certificates show the plots in their names. Yet, they told the regulator, development of the layout has been delayed by more than six years, and the layout is still operating under only a tentative approval. On October 14, 2026, the Telangana Real Estate Regulatory Authority ruled on their complaint. The buyers won the legal point. They did not get their layout finished.

The TG RERA order in Complaint No. 420/2025, published on the Authority's orders page, is a sharp lesson for anyone buying an open plot in or around Hyderabad. It shows what RERA can do when a plotted layout was sold without registration, and, just as importantly, what it says it cannot do.

The short answer. TG RERA held that Sivom Sahasra II, a 45 plot layout on about 18,755.25 square yards, had to be registered before any marketing or sale, and directed penalty proceedings under Section 59 against the developer company, its Managing Director and the landowners' power of attorney holder. But it declined to order completion of the layout, because the GHMC tentative layout approval is under a High Court status quo order and a partition suit over the land is pending. It also declined to let buyers sell the five plots mortgaged to GHMC. The trade-off for plot buyers: a registered sale deed proves you own a plot, but it does not prove the layout will ever get final approval.

What did the Sivom Sahasra II buyers complain about?

Incomplete development and blocked access. According to the order, the developer, in collaboration with landowners under a Memorandum of Understanding, marketed plots through a brochure after obtaining a tentative layout approval from the Greater Hyderabad Municipal Corporation, L.P. No. 162688/05/02/2018/HO/1044, dated December 17, 2019. The layout had 45 plots, of which 5 were mortgaged to GHMC. Forty plots were registered in buyers' names.

The buyers, acting through the Sivom Social Welfare Association, said development had suffered an inordinate delay of over six years, and that without completion they could not secure final layout approval and begin building homes. They also alleged that portions of the land were being occupied, boundary markers damaged and owners threatened. They asked TG RERA to order completion, to let them take over development and recover costs by selling the mortgaged plots, and to protect them from encroachment.

Why did TG RERA say the layout needed registration?

Because of its size and because plots were sold. The order quotes Section 3(1) of the Real Estate (Regulation and Development) Act, 2016, which says no promoter shall advertise, market, book, sell or offer for sale any plot in a real estate project in a planning area without registering it with the Authority. It found it undisputed that the project was never registered, even though 40 plots were sold and registered in 2021 and 2022.

The Authority noted that the layout's 45 plots and roughly 18,755.25 square yards manifestly exceed the thresholds of 8 plots and 500 square metres prescribed under Section 3(2)(a) for exemption from mandatory registration. The project was therefore required to be registered before any marketing, booking or sale. For Hyderabad plot buyers, this is the simplest check of all: a layout of this size being sold should have a TG RERA registration number, which you can look up on the TG RERA project search. Our earlier piece on a Kadthal plot refund order showed the same registration question arising in a DTCP layout.

Who did TG RERA hold responsible?

The developer, its Managing Director personally, and the power of attorney holder. The order quotes the Act's definition of promoter in Section 2(zk), which includes any person who claims to be acting as the holder of a power of attorney from the landowner of a plot developed for sale. Its Explanation says that where the developer and the seller are different persons, both are deemed promoters and jointly liable.

Applying this, TG RERA held the developer company, M/s Sivom Projects Pvt. Ltd., jointly liable with its Managing Director, who it found was also a promoter in an individual capacity because of a registered General Power of Attorney held from certain landowners. It also held liable the landowners' GPA holder, whose registered powers of attorney expressly empowered the holder to obtain all statutory approvals for the layout. It directed the Secretary of TG RERA to initiate penalty proceedings against all three under Section 59 for violating Sections 3 and 4.

The landowners who had only executed the GPAs were not held liable for non registration, because, the order says, the power to obtain approvals was never vested in them. The Authority added that this finding did not prejudice their arrangements with the developer, which remain to be decided in the appropriate forum. If you are buying from a GPA holder, our guide to GPA sale risks in Hyderabad explains what such a document can and cannot transfer.

Why did TG RERA refuse to order completion of the layout?

Because three other proceedings go to the root of the project. The order lists them. First, the GHMC tentative layout approval of December 17, 2019 has been challenged in the Telangana High Court in W.P. No. 7510 of 2025 by an adjoining landowner, who alleged among other things that the draft layout was sanctioned without proper survey and without noting a nala within the land. By an order dated March 12, 2025, the High Court directed that status quo be maintained on the tentative layout. Second, GHMC review proceedings on that approval are pending. Third, a partition suit, O.S. No. 57 of 2023, over the same land is pending before the II Additional District Judge, Medchal Malkajgiri.

TG RERA said it cannot issue directions that would anticipate the outcome of these proceedings or place any party in breach of a higher forum's orders. It disposed of the completion request on that basis, leaving the buyers free to approach it afresh once those cases are finally decided.

What about the five plots mortgaged to GHMC?

They stay out of reach for now. The buyers asked to fund the remaining development by selling the mortgaged plots. TG RERA declined. The order says the plots mortgaged to GHMC are held as security for due compliance with the conditions of the layout sanction, that a direction allowing their private sale would directly affect GHMC's rights, and that GHMC is not a party before the Authority. Given the status quo order and the pending GHMC proceedings, it said no direction involving the mortgaged plots can be issued at this stage.

For buyers, the mortgaged plots are a useful signal. They exist because the layout's development conditions have not been fully met. If a layout you are considering still has plots mortgaged to the local body, ask what remains to be completed before they are released, and ask to see the final layout approval rather than only the tentative one.

Can RERA protect buyers from encroachment or threats?

Not according to this order. TG RERA said maintenance of law and order, prevention of trespass and protection from threats fall within the domain of the jurisdictional police and, where title or possession is disputed, the competent civil court, and do not fall within its powers under the Act. It said it cannot issue directions in the nature of police protection, and left the buyers at liberty to seek protective and criminal law remedies before the police or the civil court. It made no finding on the encroachment allegations.

This is a common misunderstanding. RERA is a strong forum for registration failures, delays, refunds and promoter obligations. It is not a substitute for a police complaint or a civil suit when someone is physically occupying land.

What should Hyderabad plot buyers check before paying?

Check the approval stage, the registration, the land's litigation status and who you are actually dealing with. This order shows how each of these can fail independently: buyers here had registered deeds and Encumbrance Certificates in their names, yet the layout approval itself was under challenge.

1. Search the layout on the TG RERA project search and note its registration number before paying anything.
2. Ask whether the layout approval is tentative or final, and get a copy of the approval proceedings.
3. Ask which plots are mortgaged to GHMC, HMDA or DTCP and what work remains before their release.
4. Get a lawyer to check for pending writ petitions or civil suits over the survey numbers.
5. Read every General Power of Attorney in the chain and confirm what powers it actually grants.
6. Pull the Encumbrance Certificate for the plot and the parent land, not just your plot.
7. Visit the site, check boundary stones and access roads, and photograph what exists today.

Frequently asked questions

Did the Sivom Sahasra II buyers win their TG RERA case?

Partly. TG RERA's October 14, 2026 order found that the 45 plot layout was sold without mandatory registration and directed penalty proceedings under Section 59 against three respondents. But it declined to order completion of the layout because of a High Court status quo order, pending GHMC review and a partition suit.

When does a plotted layout need TG RERA registration?

The order applied Section 3 of the RERA Act and noted that the exemption thresholds under Section 3(2)(a) are 8 plots and 500 square metres. Because Sivom Sahasra II had 45 plots on about 18,755.25 square yards, the Authority held it had to be registered before any marketing, booking or sale.

Can a GPA holder be treated as a promoter?

Yes, on the reasoning in this order. TG RERA quoted Section 2(zk)(v), which covers a person claiming to act as power of attorney holder from the landowner of land developed for sale, and held the GPA holder empowered to obtain approvals jointly liable with the developer and its Managing Director.

Can TG RERA order police protection against encroachment?

No, according to this order. TG RERA said trespass, threats and law and order fall within the domain of the jurisdictional police and, where title or possession is disputed, the civil court. It said it cannot issue directions in the nature of police protection and left buyers free to approach those forums.

Last updated 2026-10-29. PropNewz Team.