The Real Estate (Regulation and Development) Act, 2016 fundamentally reshaped how new residential projects are sold in India. For buyers of luxury and branded residences, RERA compliance is a first-order due-diligence signal.
- Every project above 500 sqm or 8 units must be registered with the state RERA before sale.
- 70% of buyer money must be held in an escrow linked to the project.
- Delivery timelines and specifications published on RERA are binding on the developer.
- Buyers can approach the Adjudicating Officer for delay, defect or specification disputes.
Before RERA, a residential buyer had two grievance forums: consumer commissions and civil courts. Both were slow and largely blind to the specifics of real estate. RERA created a sector-specific regulator in every state, with defined timelines, mandatory disclosures and a working escrow model.
Registration and mandatory disclosures
A project cannot be marketed or sold in India before it is registered with the state RERA. The registration page is public and includes the project layout, unit inventory, encumbrances, approvals, timelines and quarterly progress updates. A serious buyer should read this page before signing anything.
The 70% escrow rule
70% of amounts received from allottees must be deposited in a project-specific escrow and can be withdrawn only in proportion to construction and land cost. This aligns money movement with delivery — no more cross-funding one project's land purchase with another project's buyer money.
What is binding on the developer
- Delivery date declared at registration — extensions require regulatory approval and buyer notice.
- Specifications for the residence and common areas — no material downgrade without consent.
- Carpet-area based pricing — no super-area sleight of hand.
- Quarterly financial and construction progress disclosures.
Rights of the buyer
In the event of delay beyond the registered date, the buyer can either accept possession with delay interest (currently SBI MCLR + 2%) or withdraw and receive a refund with the same interest. Defect liability is 5 years from possession for any structural or workmanship defect.
The limits of RERA
- RERA does not price-cap or grade luxury quality; the standard is contractual.
- Common-area maintenance and post-handover operations are outside RERA's remit.
- Registration is state-specific; project brochures cannot cross-market a project not registered in that state.
The brochure carries RERA registration, project layout and delivery timeline for The Westin Residences Gurgaon.
Frequently Asked
Where do I check the RERA registration for a Gurgaon project?
On the Haryana RERA (H-RERA) portal at haryanarera.gov.in. Search by project name or promoter.
Does RERA apply to plotted developments or only apartments?
It applies to any project above 500 sqm or 8 units, plotted or built-up.
Is a RERA registration the same as an approval?
No. RERA is a registration for sale; the underlying building approvals (licence, EC, building plan, fire, environment) are separate and equally important to verify.
Can a buyer cancel and get a full refund under RERA?
In case of registered delay or specification change, yes — with interest. In case of voluntary buyer withdrawal, refund terms follow the sale agreement.
- Real Estate (Regulation and Development) Act, 2016 — Government of India
- Haryana Real Estate Regulatory Authority — H-RERA
Residential Advisory Team
Relationship management
The relationship management team at The Westin Residences Gurgaon, working directly with buyers on shortlisting, diligence and site visits.
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