Before booking a flat in Navi Mumbai, search the exact project or phase on MahaRERA, the Maharashtra Real Estate Regulatory Authority. Match the registration number and promoter, then review the dates, approvals, updates and relevant orders. If no record appears, verify whether registration is required or an exemption applies before making a payment.
It is general information, not legal advice. A MahaRERA registration is a minimum check, not a guarantee of quality, title or delivery.
Last verified: 17 October 2026. The portal’s search page and MahaRERA’s guidance pages were opened on that date. MahaRERA changes its site from time to time, so menu names and filters may move.
Quick verification checklist
- Search by the exact MahaRERA registration number first, then by the registered project name.
- Confirm the registration number, promoter and phase match your brochure, allotment letter and draft agreement.
- Check the completion date, any extension and the latest updates, and compare them with the possession date in your agreement.
- Look for complaints, regulatory orders and registration status that affect the project.
- Keep a dated record of what you checked before you pay anything.
MahaRERA’s own Before Buying the Property page follows the same order: find a registered project, check its details page, research the title, litigation and encumbrances, review the agreement against the model agreement, monitor progress before each payment, and check the occupancy certificate and the architect’s completion certificate before possession.
Search by registration number first; use location filters if needed
The Search Project page on the MahaRERA website has a Registered Projects tab and a Revoked Projects tab. It lets you search by project name or registration number, by pincode and by completion date, and it has state and district drop downs. Use this order:
- The exact registration number. This is the identity check. It takes you to one project and one phase.
- The registered project name. Names vary, and the registered name can differ from the marketing name.
- A broader search with unnecessary filters cleared. A wrong pincode or district can hide a result.
- Location filters to narrow the results. Navi Mumbai is not a district. Its nodes sit in Thane and Raigad districts, so a district filter can miss a project. Our Navi Mumbai PIN code guide lists the pincodes for each node, but a pincode is a filter, not an identity check.
Each result card shows the registration number, project name, promoter, locality, pincode, certificate details, last modified date and extension certificate, with links to View Details, View Original Application and View QR. The project page opens on MahaRERA’s public view and asks you to confirm a captcha before it shows the record.
Scan the QR code on the advertisement. MahaRERA Order 46/2023, dated 29 May 2023, requires promoters to display a legible QR code beside the registration number and website address on project advertisements published after 1 August 2023. Scan it and confirm that it leads to the official record for the same registration number and phase. A QR code that leads only to a sales website is not a substitute for checking the official record.
If the portal or captcha fails. Clear the filters and retry the exact registration number. Check for a different registered name or phase. If the portal or captcha fails, retry later and ask the promoter for the registration certificate and the official project link. A technical failure is not evidence that a project is unregistered.
Confirm the exact project and phase
Section 3 of the Real Estate (Regulation and Development) Act, 2016 treats each phase of a project as a stand alone project, and the promoter must register each phase separately. A registration for one phase does not cover another. Check that this registration covers the tower or wing you are being offered, not just the project name on the brochure. The Act also says in section 11(2) that the advertisement must mention the Authority’s website address and the registration number.
Documents, dates and updates to check
Inspect these where the project page or the promoter provides them. We could not open a live project page, because it asks for a captcha, so the table follows MahaRERA’s buyer guidance and the Act, and does not promise any particular tab. Section 11(1) of the Act requires the promoter to publish the registration details and quarterly updates on the booking list, approvals pending and project status.
| Check | Buyer’s question |
|---|---|
| Registered phase and buildings | Does this registration cover the tower or wing being offered? |
| Plot identity | Do the plot and survey details match the sale documents? |
| Title and encumbrance disclosures | What rights, charges or qualifications need legal review? |
| Litigation disclosures | What proceedings affect the land, the project or the development rights? |
| Sanctioned plans and permissions | What is approved for the proposed building and floor? |
| Agreement and allotment documents | How do the proposed terms compare with the draft agreement the promoter uploaded and the model agreement? MahaRERA’s guidance also mentions a deviation report |
| Amenities | Which amenities belong to this phase and when are they scheduled? |
| Quarterly updates | What period do the disclosures actually cover? |
Do not infer financial health or construction quality from one completion percentage or one filing. A page’s last modified date is not proof that every disclosure is current.
Completion dates, extensions and your possession date
If the completion date shown has passed, inspect the latest extension certificate and the relevant orders. Check the revised validity date, the legal basis and the conditions. An application for an extension is not the same as an approved extension. Extensions can arise in more than one way. Section 6 of the Act allows an extension for force majeure and, in reasonable circumstances, by up to one year in aggregate. Section 7(3) lets the Authority, instead of revoking a registration, keep it in force on conditions it thinks fit in the interest of allottees, and MahaRERA Order 40/2022 of 27 December 2022 sets additional conditions for extensions under section 7(3). Do not assume one year is a ceiling for every route.
- The original registered completion date.
- The latest approved extension date.
- The date and number of the extension order.
- The conditions attached to the extension.
- Any later order that affects the project.
Compare the completion date recorded with MahaRERA, any approved extension and the possession date in your agreement. Record and investigate differences. MahaRERA extension orders say the extension is without prejudice to the allottees’ rights, so do not assume an extension automatically changes your contractual possession date or removes delay related rights. Our agreement for sale vs sale deed guide explains what the agreement must contain.
Occupancy certificate, commencement certificate and Form 4
MahaRERA registration alone does not establish that your building has an occupancy certificate. MahaRERA’s guidance for buyers is to confirm on its website the occupancy certificate that covers your unit, and to check that the promoter has uploaded the architect’s completion certificate, Form 4. Verify the authenticity and coverage of any uploaded OC with the issuing planning authority, and confirm that it covers the relevant building, wing and portion of the development. See our occupancy certificate guide.
| Document | What the buyer should establish |
|---|---|
| Commencement certificate | What construction has been permitted |
| Occupancy certificate | What completed portion is covered for occupation |
| Architect’s Form 4 | What completion the architect has certified |
These documents are not interchangeable. Read MahaRERA’s possession stage page for the checks it lists before you take possession.
Check complaints, regulatory orders and registration status
MahaRERA publishes several different public records. They mean different things, so read each one for what it is. A complaint is not a finding against a promoter, while a regulatory order may restrict what a promoter can do. The portal’s menus carry a project wise complaint list and a promoter wise list, an Abeyance Project List grouped by reason, a Non Compliance Projects List, a list for Registration Revoked or Ab initio void, a List of Projects Deregistered and an NCLT Projects list. Orders are on the orders and circulars page.
| Finding | What to investigate |
|---|---|
| Complaint listed | The allegations, the case status, any orders, the outcome and any appeal |
| Non compliance entry | The nature of the breach, the relevant order and any later compliance |
| Abeyance | The restrictions that operate and any restoration order |
| Revoked or declared void | The current legal status and whether the transaction you propose is permitted |
| Deregistration | The final order and its scope. Distinguish an application for deregistration from a completed one |
| NCLT listing | The relevant proceedings, the orders and who is authorised to decide |
An abeyance or revocation order may restrict advertising, booking and selling, and a promoter’s explanation alone is not enough. Where an order restricts transactions, verify the operative order and any later restoration or modification before proceeding. Section 7 of the Act lets the Authority revoke a registration after notice, or keep it in force on conditions in the interest of allottees.
If you cannot find the project, and exemptions
A missing search result is not proof of unlawful non registration. First check the registration number, the registered name and the phase, and clear any unnecessary filters. If the project still cannot be found, ask the promoter for its registration details or the documentary basis for an exemption. Pause payment until that position is verified. If registration is required but missing, use MahaRERA’s non registration reporting route, which our MahaRERA complaint guide explains.
Section 3(2) exempts projects where the land does not exceed 500 square metres or the number of apartments does not exceed eight, inclusive of all phases, and a few other cases such as projects that received a completion certificate before the Act. A claim of exemption is not itself a sign of wrongdoing, but ask for the supporting documents.
Red flags
- The advertisement or brochure has no registration number or no MahaRERA website address, although section 11(2) requires both.
- The QR code does not lead to the official record for the same registration number and phase.
- The registration number belongs to a different phase or a different project than the one you are buying.
- The completion date has passed and there is no approved extension you can inspect.
- The updates stopped some time ago.
- The project appears in an abeyance, non compliance or revoked listing, or an order restricts sales.
- The seller claims an exemption but cannot provide supporting documents or a clear legal basis.
- The promoter asks for more than 10% of the property cost before entering into and registering an agreement for sale. Section 13 does not allow it. Do not treat a payment of up to 10% as automatically safe, or as a compulsory booking payment. See our agreement for sale vs sale deed guide.
Evidence to keep before you pay
- The registration certificate.
- The latest approved extension and the relevant orders.
- The project and phase identifiers.
- The relevant approval documents.
- The latest dated progress disclosures.
- The draft agreement and the allotment letter.
- The advertisement or brochure that contains the offer.
- Written clarification of any discrepancy.
| Item | What to record |
|---|---|
| Project identifier | The registration number and the phase |
| Search date | When you completed the check |
| Document date | The date shown on each document |
| Discrepancy | What differs between the records and the sales offer |
| Resolution | The supporting document or written response you received |
Our flat buying checklist lists the other document checks for a flat purchase, and our deemed conveyance guide covers the society’s conveyance later. Our upcoming residential projects guide lists projects to research, not to buy blindly.
Frequently Asked Questions
How do I search by MahaRERA registration number?
Open the Search Project page on the MahaRERA website, choose the Registered Projects tab, select Maharashtra and enter the registration number in the project name or registration number field. Search by the number first, because a name can match several projects.
What if I cannot find the project?
Check the registration number, the registered name and the phase, and clear any unnecessary filters. If it still does not appear, ask the promoter for the registration details or the documentary basis for an exemption, and pause payment until that is verified. If registration is required but missing, use MahaRERA’s non registration reporting route.
Can different phases have different registration numbers?
Yes. Section 3 of the Act treats each phase as a stand alone project that must be registered separately, so check that the number covers the tower or wing you are being offered.
Does registration guarantee clear title or timely completion?
No. Registration means the promoter has registered the project and must publish updates and follow the Act. It does not guarantee construction quality, a clear title or on time delivery. Check the title, the approvals and the agreement separately.
What should I check if the completion date has passed?
Inspect the latest extension certificate and the relevant orders, including the revised validity date, the legal basis and the conditions. An application for an extension is not an approved extension. Also check for later orders and whether the project is on any abeyance or non compliance list.
Does a registration extension change my agreement’s possession date?
Do not assume so. Compare the completion date recorded with MahaRERA, any approved extension and the possession date in your agreement, and investigate differences. MahaRERA extension orders say the extension is without prejudice to allottees’ rights.
Can I check occupancy documents on MahaRERA?
MahaRERA’s guidance tells buyers to confirm the occupancy certificate that covers their unit on its website and to check that Form 4 has been uploaded. Registration alone does not prove an occupancy certificate exists, so verify authenticity and coverage with the issuing planning authority.
What does an abeyance or revoked status mean for my checks?
It may restrict what the promoter can do, including advertising, booking and selling. Read the operative order and any later restoration or modification before you proceed, and do not rely on the promoter’s explanation alone.
What to read next
- Agreement for sale vs sale deed vs conveyance: what each document does.
- Flat buying checklist: what to verify before you pay.
- Occupancy certificate in Navi Mumbai: authorities and buyer checks.
- MahaRERA complaints: filing, status checks and orders.
Sources and method
The portal: the MahaRERA Search Project page and its menus, opened on 17 October 2026, and MahaRERA’s guidance pages Before Buying the Property and Possession Stage. The project detail pages ask for a captcha, so what a project page shows is taken from MahaRERA’s guidance and from section 11 of the Act, not from a live project page. The Act: Real Estate (Regulation and Development) Act, 2016, sections 3, 6, 7, 11 and 13. MahaRERA orders cited: Order 46/2023 on QR codes and Order 40/2022 on extensions under section 7(3), both listed on the orders page. The portal can change, so confirm each step on the official site.
Featured photo: Navi Mumbai skyline by Anurupa Chowdhury, licensed CC BY 3.0 via Wikimedia Commons, cropped and resized. It is an illustration and does not show any registered project.
NaviMumbai.com is an independent information site and is not affiliated with MahaRERA or any promoter.
