How to Verify Ownership and RERA Status of a Gurgaon Property

1. Check the HRERA registration of the exact phase

Gurgaon projects are registered with HRERA Gurugram. Search the portal by project name, promoter or registration number. Large projects are often registered phase by phase, so match the tower you are buying to the right registration. Note the registration number, the promoter entity, the approved plan, the registered completion date and any extensions.

A mismatch between the brochure and the portal (different promoter name, unit count or completion date) is a warning sign. An absent registration for a project being actively sold is a serious one. LuxiFind's project pages link the HRERA record wherever one has been matched.

RERA evidence tracker →

2. Check the land and title

For a builder sale, ask for the licence issued by Haryana's Town and Country Planning department and confirm the promoter owns or has development rights over the land. Land records (Jamabandi) can be searched online by district, tehsil and village. The latest entry should match the owner or developer named in your documents, with no pending mutation.

For a resale apartment, ask for the full chain of documents: the builder-buyer agreement or allotment letter, the conveyance or sale deed, every subsequent sale deed, and the developer's transfer records. Have a local property advocate run a title search and check for encumbrances before you pay a token.

3. Check the occupation certificate

A completed home should have an occupation certificate (OC) for its tower. Ask for a copy and verify it with the issuing authority. Since late 2022 Haryana has allowed self-certification of OCs by empanelled architects, and a later DTCP investigation found some buildings had received OCs while incomplete, so inspect the building as well as the paper. Without an OC, a home is legally under construction: GST applies and occupation can be challenged.

4. Check money owed on the property

Ask the seller for a no-dues certificate from the developer and the maintenance agency, property tax receipts and utility bills. If the seller has a home loan, the bank holds the title documents: arrange a tripartite agreement so that part of your payment clears the loan and the bank releases the documents directly.

5. Match the paperwork to the unit

The tower, unit number, floor, carpet and super area, parking and any club membership must match across the agreement, the HRERA record and the sale deed. Pay only into the account named in the agreement (for new projects, HRERA requires 70% of collections to go to a project escrow account) and never in cash.