A Hyderabad buyer we heard from this year paid a five lakh booking amount on a Gachibowli project after seeing a RERA number printed across a hoarding. It looked official, it had the right format, and the sales team said registration was done. When she finally typed that number into the state portal, nothing came up. The number was decorative. The lesson is uncomfortable but cheap to learn early: a RERA number on a brochure proves nothing until it appears on the government portal with the project attached to it.

The short answer. In Telangana, a project on land over 500 square metres, or with more than eight apartments, and approved on or after 1 January 2017, must be registered with TG-RERA. You verify it in two minutes at rera.telangana.gov.in by searching the registration number or project name. The trade off is stark. The search is free and instant, while relying on a printed number you never checked can leave you funding a project the regulator has never seen.

What is TG-RERA and what can a buyer actually check?

TG-RERA is the Telangana State Real Estate Regulatory Authority, and its portal exists to promote transparency by maintaining an online record of registered projects and agents. For a buyer this is the single most useful public database in the whole purchase. Through the Search Registered Projects and Agents feature you can confirm whether a project is registered, read its declared possession date, see the promoter name on record, track quarterly project progress and check the status of any complaints filed against it.

The scale tells you how central it has become. The portal today lists more than 11,000 registered projects and over 5,000 registered agents across the state. That is the haystack your specific project either sits inside or does not. If it does not appear, that absence is the finding.

The agent side of the database is worth a moment on its own. If a broker or channel partner is selling you the flat, they too are expected to be a registered real estate agent on the same portal, and you can search their name to confirm it. An agent who is unwilling to share a registration you can verify is telling you something about how the whole transaction is likely to be documented. Buyers tend to fixate on the project and forget the intermediary, but both appear on the same public record for the same reason, which is that the law wants the people taking your money to be identifiable and accountable.

Which projects must register, and which are exempt?

Registration is mandatory when a project crosses either of two lines. Under the real estate law, a project must register with the authority if the land proposed for development is more than 500 square metres, or if it has more than eight apartments across all phases, for projects approved on or after 1 January 2017. Either trigger is enough on its own, so a small plot with many units is covered just as a large plot with few units is.

The exemptions matter too, because sellers sometimes lean on them. A project is not required to register when the land does not exceed 500 square metres, when it has eight or fewer apartments, or when the work is pure renovation or redevelopment with no fresh marketing, advertising or allotment of units. If a seller claims exemption, ask which limb they are relying on and check the plot area and unit count yourself. An exemption that does not fit the numbers is just an unregistered project with an excuse.

How do you verify a Hyderabad project step by step?

You verify a project by searching the official portal and reading three fields against what the seller told you. Go to rera.telangana.gov.in and open Search Registered Projects and Agents. Search by the registration number if you have it, or by project name or developer name if you do not. When the record loads, a genuinely registered project shows a unique RERA registration number, the declared date of possession and the registered promoter name.

Now compare. Does the promoter name on the portal match the entity whose agreement you are about to sign? Does the possession date on the portal match the date the sales team promised you? A gap between the portal and the sales pitch is not a technicality. The portal is the version the promoter is legally accountable for, and the brochure is the version designed to make you sign. When they disagree, believe the portal. A large registered development such as Western Springs in Puppalaguda is the kind of project where these fields should all be visible and consistent.

Why does the registration number alone not finish the job?

Because a number can be real and still be attached to a different scope than the one you are buying. Promoters register projects in phases, and a valid registration for phase one does not automatically cover a later phase or tower that is still being sold on the same brochure. Confirm that the specific building, phase and unit you are buying falls inside the registered project, not merely that the promoter holds some registration somewhere in the vicinity.

The declared possession date on the portal is your other quiet safeguard. It is the date the promoter has formally committed to, and it is the anchor for any delay claim later. If your flat is not handed over on time, that portal date, not a verbal assurance, is what a buyer relies on when seeking interest for delay. Our guide on RERA delayed possession interest and refunds explains how that plays out.

How does RERA verification fit with your other Hyderabad checks?

RERA registration is the transparency layer, and it sits on top of the physical and title checks, not instead of them. RERA confirms the project is on the regulator's record with a committed timeline. It does not by itself confirm the building permission, the land title or that an open plot sits in an approved layout. A complete buyer runs all of these, because each answers a different question.

For open plots specifically, our guide on HMDA LP number verification shows how to catch an unapproved venture before you pay.

What should you do if the project does not appear on the portal?

If a project that should be registered does not appear, treat that as a stop sign, not a paperwork delay. First re confirm you searched correctly, by project name and by developer name, in case the marketing name differs from the registered name. If it still does not appear and the project clearly crosses the size or unit threshold, the safe reading is that it is unregistered and you should not part with money until registration is produced and verifiable.

You also have a remedy. The portal lets you check and file complaints, and buyers can raise a grievance where a promoter markets an unregistered project. Verification is not only about protecting this one purchase. It is about refusing to fund the exact behaviour the law was written to stop.

There is a wider habit here that serves buyers well beyond this one portal. Every claim a seller makes in a real estate deal is either backed by a document you can inspect or it is not, and the registration record is simply the easiest of those documents to reach. Treat the search as the first thing you do after you like a flat, not the last thing you do before you sign. Doing it early costs you nothing and reshapes the whole negotiation, because a seller who knows you have read the portal tends to stop making claims the portal would contradict. The buyers who lose money in Hyderabad are rarely the ones who asked too many questions. They are the ones who trusted a printed number and never spent the two minutes to check it against the record the state maintains precisely so they could.

Your seven step TG-RERA verification checklist

1. Ask the seller for the exact TG-RERA registration number for your specific phase and tower.
2. Open rera.telangana.gov.in and use Search Registered Projects and Agents.
3. Search by registration number, then again by project and developer name to cross check.
4. Confirm the registered promoter name matches the entity on your agreement.
5. Confirm the declared possession date matches what the sales team promised.
6. Check that your specific building and phase fall inside the registered scope.
7. If nothing appears and the project crosses the threshold, hold payment until registration is verifiable.

Frequently asked questions

Which Telangana projects must be registered with RERA? A project must register if the land proposed for development is more than 500 square metres, or if it has more than eight apartments across all phases, for projects approved on or after 1 January 2017. Either trigger alone is enough, and smaller projects below both limits are exempt from registration.

How do I check if a Hyderabad project is RERA registered? Visit rera.telangana.gov.in and open Search Registered Projects and Agents. Search by the registration number, project name or developer. A genuinely registered project shows a unique registration number, the declared possession date and the registered promoter name that you can match against your agreement.

Is a RERA number printed on a brochure enough proof? No. A printed number only matters once it appears on the government portal attached to your specific project. Sales material can display a number that returns no result or belongs to a different phase. Always type the number into rera.telangana.gov.in and read the record yourself before paying.

What if the possession date on the portal differs from the sales pitch? Trust the portal. The declared possession date on TG-RERA is the date the promoter is legally accountable for, and it is the anchor for any delay claim later. A verbal or brochure date carries far less weight, so treat any gap between them as a reason to pause and question.

Last updated 2026-08-27. PropNewz Team.