⚡ KEY TAKEAWAYS (TL;DR)
- Verify every project on hrera.org.in — match RERA number, promoter entity and validity date yourself.
- Builders cannot take more than 10% advance before a registered Builder-Buyer Agreement.
- 70% of your money must sit in a project-specific escrow account.
- Compare projects on carpet area, never super area.
- Delay = interest to you for every month past the committed possession date — it's in the BBA, so read it.
Why This Checklist Exists
The Real Estate (Regulation & Development) Act, 2016 gave Indian homebuyers real statutory protection — but only if you use it. In Gurugram, projects are regulated by HRERA Gurugram, and every genuine project carries a verifiable registration. The ten checks below take under an hour and can save you from the costliest mistake of your life.
The 10-Point Verification Checklist
- RERA registration number. Search the project on hrera.org.in. Match the number, project name and phase against what sales quotes. Registration must be valid, not expired.
- Promoter entity. The RERA record names the legal promoter — it may differ from the marketing brand (JVs are common). Your agreement must be with the registered entity.
- DTCP licence & land title. Check the licence number over the exact land parcel, and that the licensed area matches the project plan.
- Approved building plans. Tower count, floors and layout on RERA's portal should match the brochure. Extra "proposed" towers not in the approval are a warning sign.
- 10% advance cap. No promoter may collect more than 10% of the cost before executing a registered Agreement for Sale. Larger "booking amounts" without a BBA violate RERA.
- Escrow protection. Confirm the project's 70% escrow account exists — it keeps your money in this project's construction, not the builder's other ventures.
- Carpet area basis. RERA defines and mandates carpet-area disclosure. Compare ₹/sq.ft. on carpet, and check the loading (super ÷ carpet) — 25–40% is typical.
- Possession date & delay clause. The committed date lives in the BBA. RERA entitles you to monthly interest for delay — or exit with refund plus interest.
- Quarterly progress updates. Registered projects must file construction updates on the RERA portal — stalled filings reveal stalled sites.
- Builder track record. Past delivery timelines, litigation history and complaint records on the HRERA portal tell you more than any sales pitch.
🛡️ Bonus check — your channel partner: RERA also registers agents. Hkey.in operates as an authorised channel partner; buying through a registered partner costs you nothing extra and adds a layer of accountability.
Red Flags That Should End the Conversation
- "RERA applied for" instead of a number you can verify
- Pressure to pay more than 10% before the agreement
- Prices quoted only on super area, with carpet area "shared later"
- Possession promises in conversation that don't appear in the BBA
- Cheques requested in a different entity's name than the RERA promoter
Where to Buy With Confidence
Every project listed on Hkey.in is RERA-registered and independently verified — across Dwarka Expressway, New Gurgaon, SPR and Golf Course Extension. Start with the corridor map in our Master Plan 2031 guide, or browse all 125+ verified projects.
FAQs
How do I verify a RERA number in Haryana?
Search the project on hrera.org.in and match the registration number, promoter entity, approved plans and validity date against the sales team's claims.
How much advance is legal before the agreement?
Maximum 10% of the property cost before a registered Agreement for Sale. Anything more without a BBA is a violation.
What is the 70% escrow rule?
70% of buyer collections must go into a project-specific escrow account, usable only for that project's land and construction cost.
Carpet area vs super area — what should I compare?
Always carpet area — the usable area RERA requires builders to disclose. Super area adds 25–40% loading, which distorts ₹/sq.ft. comparisons.
What are my rights if possession is delayed?
Monthly interest for the delay period, or a full refund with interest if you exit — measured against the possession date in your registered agreement.
Buy Verified. Buy Protected. 🛡️
Every Hkey.in listing is RERA-checked — and we run this 10-point list with you before any booking.