How to verify any Mumbai project’s RERA in 2 minutes

Written by the advisory desk at Being Real Estate, the team that has walked 2,400+ families from first shortlist to final registration across Mumbai, Thane and Navi Mumbai. Reading time: about 50 minutes. This is the deep-dive companion to our complete guide to buying at launch; here we slow down and teach the single most valuable skill a Mumbai buyer can own: verifying a project on the MahaRERA portal, in about two minutes, before a rupee changes hands.

Before 2017, buying an under-construction flat in Mumbai was, in plain terms, handing your family’s savings to a developer on trust and hoping the building arrived. That era produced the horror stories your relatives still tell: stalled towers, money that funded the builder’s next land deal instead of your home, carpet areas that shrank between the brochure and the keys, “tentative possession” dates that drifted for a decade.

RERA, the Real Estate (Regulation and Development) Act of 2016, and its Maharashtra authority, MahaRERA, rebuilt the floor under that risk. And it did something quietly radical: it put the truth about almost every legal project in Maharashtra onto a single public website that anyone can search for free. The registration, the sanctioned plans, the carpet areas, the committed completion date, the promoter’s track record, the complaints filed, the orders passed: all of it, on one portal, in front of you, before you book.

Most buyers never open it. They read the brochure, trust the sales lounge, and skip the two minutes that would have told them everything. This article is those two minutes, taught slowly, so that you can do them quickly, every time, for the rest of your buying life.

1. Why two minutes of verification is the best ROI in your purchase

Direct answer: RERA verification is the highest return-on-effort step in a property purchase because it costs nothing, takes about two minutes, and is the single check most likely to catch the failures that destroy buyers, an unregistered or lapsed project, a promoter with a history of stalled builds, a carpet area that does not match the brochure, or a possession date with no legal force. Two minutes can save a crore.

We weigh purchases for a living, and we have never found a higher-leverage two minutes than this. Consider the asymmetry. The downside it protects against is catastrophic and irreversible: a stalled tower, locked savings, years of litigation, a home that never arrives. The cost of the protection is a free search on a government website. No other step in the entire buying journey has that risk-reward shape.

What the two minutes actually buys you

It buys you the difference between trusting a salesperson and checking the source of truth. The sales lounge is, by design, an environment built to close. The portal is a neutral public record the developer is legally obliged to keep current. When the two disagree, the portal wins, and learning which one to believe is the whole game. The two minutes also buys you negotiating posture: a buyer who has clearly read the RERA page is treated differently from one who has not, because the developer knows you cannot be told a comfortable fiction.

Why even careful buyers skip it

Three reasons, all understandable, all expensive. First, the sales experience is engineered to make verification feel rude, as if checking the public record is an insult to a developer’s reputation; it is not, and any developer who flinches at it has told you something. Second, buyers assume “it’s a big-name builder, so it must be fine,” when registration status and project-specific compliance vary even within reputable groups. Third, people imagine the portal is complicated. It is not, which is the entire point of this guide. Two minutes, every time, no exceptions. Our broader buying-at-launch guide folds this check into the full journey.

The asymmetry, in one sentence

Here is the entire argument for the habit, compressed: the cost of checking is two minutes and zero rupees, and the cost of not checking can be your life savings and a decade of your life. There is no other decision in a property purchase with a payoff that lopsided. You will spend longer choosing tiles than this check takes, and tiles cannot bankrupt you.

We have sat with families on both sides of that asymmetry, the ones who scanned the QR code and walked away from a project with a passed completion date, and the ones who did not check and spent years in a half-built tower learning what the portal would have told them in 120 seconds. The difference between those two families was never intelligence or income. It was a habit. The second family had every means to run the check; they simply trusted the room instead of the record. This guide exists so you never have to be the cautionary tale, because the protection was always free and always one search away.

2. What RERA and MahaRERA actually are

Direct answer: RERA is the Real Estate (Regulation and Development) Act, 2016, a central law that forces developers to register projects, disclose plans and timelines, ring-fence buyer money, and answer to a regulator. MahaRERA is Maharashtra’s implementation of that law, with its own authority, portal and appellate tribunal. Together they convert “trust the builder” into “verify the record.”

To read the portal well, you need to understand what the law behind it is trying to do, because every field you will check exists to enforce a specific protection.

The protections RERA created

What MahaRERA is, specifically

MahaRERA is the Maharashtra Real Estate Regulatory Authority, the body that registers projects and agents in the state, maintains the public portal at maharera.maharashtra.gov.in, hears complaints, and passes orders. There is a separate Appellate Tribunal for appeals. For a buyer, the practical meaning is simple: nearly every legal project you can buy in Mumbai, Thane or Navi Mumbai has a page on this one website, and that page is the truth against which every brochure should be checked.

3. The 2-minute method, at a glance

Direct answer: The two-minute method is three steps: (1) get the project’s MahaRERA registration number from any advertisement, brochure or the QR code; (2) go to maharera.maharashtra.gov.in, open “Search for MahaRERA Information,” choose the Projects tab and your district, and search; (3) open the project page and match four things, completion date, sanctioned plans, carpet areas, and promoter record, against what you were told.

Here is the whole procedure in one place, so you have the map before we walk each street. Each step gets its own chapter below; this is the overview you can screenshot.

The mindset that makes it fast

The reason two minutes is enough is that you are not auditing the project; you are matching a small number of high-signal facts. You already know what the sales team told you (the date, the area, the floors, the builder’s reputation). The portal either confirms those or contradicts them. You are looking for disagreement, and disagreement is fast to spot. A full legal due-diligence is a different, larger exercise your lender’s team effectively performs during loan sanction; this two-minute check is the gate you run before you ever get that far.

Why three steps is enough

You might reasonably ask why a two-minute check can be trusted when full legal due diligence takes a lawyer days. The answer is that the two checks do different jobs. Full diligence, title chains, encumbrances, society matters, is depth, and your lender’s legal team effectively performs much of it during loan sanction, at no extra cost to you. The two-minute check is a gate: a fast, high-signal filter that catches the failures most likely to be catastrophic and most likely to be hidden, an unregistered or revoked project, a passed completion date, an area mismatch, a serial-delayer promoter.

Catching those four at the gate is worth enormous value precisely because they are the ones that end buyers, and they are all visible in three steps. You are not replacing deep diligence; you are making sure a project is worth subjecting to it before you invest the time, the booking amount, or your hopes. Run the gate first, every time; let the bank’s lawyers do the depth once a project clears it.

4. Step 1: Find the registration number (and the QR code)

Direct answer: Every legal advertisement, hoarding, brochure and website for a registered Maharashtra project must display its MahaRERA registration number, and since MahaRERA’s 2025 directive, a scannable QR code placed in the top-right corner that links directly to the project’s official MahaRERA page. The number usually begins with “P”. If you cannot find a number or a working QR code, that absence is itself your first red flag.

Verification starts before the portal, with the simple act of locating the key. The law has made this easy on purpose.

Where the number must appear

By rule, the registration number must be on the project’s advertisements across media, print, digital, hoardings, brochures and social posts, and the website link and number must be printed at least as large as the largest font used for contact details in the same advertisement. In practice you will find it in the fine print of a hoarding, the last page of a brochure, the footer of the project website, or, fastest of all, by scanning the QR code. Maharashtra project registration numbers are typically formatted with a leading “P” followed by digits; agent registrations begin with “A”.

The QR code, and why it is a gift

Since MahaRERA’s April 2025 directive, every compliant advertisement must carry a QR code, placed in the top-right corner, that resolves directly to the project’s MahaRERA page. For a buyer this is the fastest verification on earth: point your phone at the hoarding, and the official record opens. It also flips the burden of proof. A developer confident in its compliance puts a working QR code on everything; a missing, broken, or wrong-project QR code on a 2026 advertisement is a meaningful warning, and non-compliance itself carries penalties of up to ₹50,000 per advertisement.

5. Step 2: Search the MahaRERA portal

Direct answer: Go to maharera.maharashtra.gov.in. On the homepage, use the “Search for MahaRERA Information” tool, select the Projects tab, choose Maharashtra and the relevant district, then search by project name or paste the registration number; “Advance Search” lets you filter further. The registered-projects results also have a map view. Opening your project’s result row takes you to its full public page.

This is the heart of the two minutes. Done once with intent, it becomes muscle memory.

The exact path (at the time of writing)

The two things to confirm on the search result itself

Even before you open the full page, the search result tells you two vital things. First, that the project exists in the registered database at all, a project that does not appear, when searched correctly by district and number, is not registered, full stop. Second, watch for status flags: a project listed under “revoked,” or one whose registration has “lapsed” or expired without a valid extension, is a different and more dangerous animal than a live registration. We cover those statuses in detail in chapter 16.

A two-minute walkthrough you can run right now

Reading about it is one thing; doing it builds the reflex. Run this once, on a real number, and you will own the skill. Use our Emperia C2 Turbhe registration, P51700050344, which we publish openly.

That is the entire skill, on a real project, in two minutes. Practising on a number whose facts a firm is willing to stand behind publicly is the fastest way to build the habit, then repeat it on every project you ever consider. Once the muscle memory exists, you will do it almost without thinking, which is exactly the point.

Common search problems, and how to fix them

A few predictable snags trip people up on their first search. None is serious once you know the fix.

The lesson under all four: when in doubt, search by the registration number, not the name. The number is unique and unambiguous; the name is a marketing choice.

6. Step 3: Read the project page, field by field

Direct answer: A MahaRERA project page discloses the promoter’s details, the registration number and validity, the proposed and revised completion dates, the sanctioned plans and building details, the apartment/carpet-area breakdown, the litigation and complaint history, and uploaded documents and quarterly updates. The verification skill is knowing which fields to match against the sales pitch, and which silences to notice.

The page can look dense, but you are reading for a handful of high-signal fields. Here is the field-by-field tour.

The fields that matter most

The four-point match

You do not need to read every field forensically. You need to match four: the completion date against what you were promised, the sanctioned floors and plans against the brochure, the carpet areas against the cost sheet, and the promoter and complaint history against the reputation you were sold. Four matches, two minutes, and you know whether the sales lounge and the law are telling the same story.

What the page does not show, and how to get it

Honesty about the portal’s limits makes you a better verifier. The project page is rich, but it is not everything, and knowing the gaps tells you what to ask for elsewhere.

It does not show live escrow bank balances, you confirm the rule applies and that certifications are being filed, not the account statement. It does not adjudicate quality; a registered project can still be indifferently built, which is why a site visit and a look at the promoter’s delivered buildings matter. It does not give you a full title and encumbrance opinion; that is a legal exercise your lender’s team effectively performs during loan sanction, and one more reason to get loan-approved early. And it reflects what the promoter has disclosed and updated, so an actively maintained page is itself a positive signal, while a thin or stale one is a prompt to dig.

The way to fill these gaps is to pair the portal with two free things: a site visit to see the actual stage of construction against the reported one, and a loan pre-sanction, which puts a bank’s legal and technical team to work on the project at no extra cost to you. The portal is the spine of your diligence; these are the ribs.

“When a developer says ‘we’re RERA-registered’, the certificate is the proof — and the completion date on it is the date that matters legally, not the cheerful one on the brochure.”On the document that binds

7. Decoding the registration certificate

Direct answer: The registration certificate is the formal document MahaRERA issues for a project; it states the registration number, the promoter, the registered project and its location, and the completion date up to which the registration is valid, with conditions. Its annexures, the sanctioned plans and the apartment-wise carpet areas, are where the legally binding detail lives. Read the certificate for the date and conditions; read the annexures for the substance.

The certificate itself is short. Its power is in what it formally fixes and what it carries with it.

What the certificate fixes

The certificate ties a specific promoter to a specific project at a specific location, registered up to a specific completion date, subject to conditions (such as keeping the 70% escrow, filing periodic updates, and forming the society in time). When a developer says “we’re RERA-registered,” the certificate is the proof, and the completion date on it is the date that matters legally, not the cheerful “ready by Diwali 2027” on the brochure.

Why the annexures are the real prize

Attached to the registration are the documents that bind the developer to specifics: the sanctioned layout and floor plans, and, crucially, the apartment-wise carpet areas. These annexures are your defence against the two classic moves, building something different from what was shown, and selling you a different carpet area from what was registered. If the cost sheet’s carpet area and the annexed carpet area disagree, the annexed figure is the one with legal standing, and the gap is a conversation you want to have before booking, not after possession.

8. The carpet-area annexure: catching the area game

Direct answer: RERA defines carpet area as the net usable floor area within the walls of your apartment (excluding the external walls and common areas, including internal partition walls) and mandates that flats be sold on it. The carpet-area annexure to the registration is the legally registered figure for your unit. Compare it to the area on your cost sheet and to any “built-up” or “saleable” number, because that is where buyers have historically lost the most space.

The single most lucrative deception in pre-RERA Indian real estate was area inflation, and it is the place where even today the pitch and the record most often diverge. RERA’s fix is precise, and so is your check.

The three areas, and which one is real

Your check, in one move

Take the carpet area from the registration annexure and confirm it matches the carpet area on your cost sheet and agreement. Then compute the per-square-foot rate on carpet, not on any larger number, so that when you compare two projects you are comparing like with like. A project quoting an attractive rate on a “saleable” area and a project quoting a higher rate on carpet can be identical value, or the first can be worse; only the carpet maths reveals it. If anyone resists giving you the carpet figure or quotes only “saleable,” treat that as a signal and go back to the annexure.

A worked carpet comparison

Numbers make the area game obvious. Imagine two launches you are weighing, and watch how the “cheaper” one can be the dearer:

Project A’s ₹11,000 looked cheaper than Project B’s ₹13,800, but once you recompute on the RERA carpet from the annexure, A is materially more expensive per usable foot, and you are getting slightly less livable space for more money. Nothing about this is exotic; it is just arithmetic the marketing hopes you will not do. The annexure gives you the honest carpet figure; the one-minute recompute on carpet, for every project, is how you avoid paying a premium dressed as a discount. Figures here are illustrative; the principle is exact.

9. The completion date: legal vs brochure

Direct answer: The completion date registered with MahaRERA is the date with legal force; if the developer misses it, you are entitled under the Act to interest on the amounts you have paid for the delay period, or to withdraw with a refund plus interest. The brochure’s “tentative possession” has no such force. Always anchor your expectations, and your correspondence, to the registered date and its revisions, not the marketing date.

Possession timing is where buyer hope and developer optimism collide, and RERA gave you a hard fact to hold onto in that collision.

Reading the date and its history

The project page shows the originally proposed completion date and any revised dates. Two patterns matter. A single, realistic date that the build is tracking toward is reassuring. A series of revisions, the date pushed again and again, is a delay history disclosed in plain sight, and it tells you more about the developer’s reliability than any brochure adjective. A registered date that has already passed with no valid extension is the most serious version of this signal.

What the enforceable date gets you

Because the registered date carries legal consequence, it changes your position from supplicant to counterparty. If the project slips, you have a defined remedy: continue and claim interest for the delay at the prescribed rate on what you have paid, or, in qualifying cases, exit with your principal and interest. The mechanism is not automatic, you invoke it, document it, and may need to file with MahaRERA, but it exists, and it is why the registered date, not the brochure date, is the one you write into your plans.

10. The financials: the 70% escrow account

Direct answer: RERA requires that 70% of the money collected from buyers of a registered project be kept in a separate, project-specific bank account, and withdrawn only in proportion to construction completed, certified by the project’s architect, engineer and a chartered accountant. This rule is the structural reason an under-construction purchase is far safer than before 2017: your money is legally tied to building your building.

This is the protection that quietly underwrites the entire launch market. Understand it, and you understand why buying early stopped being reckless.

How the escrow actually works

When you pay the developer, at least 70% of that money must go into a designated project account, not the developer’s general funds. To withdraw from it, the developer must demonstrate that construction has progressed, with sign-offs from the architect (work done), the engineer (cost incurred), and a chartered accountant (the maths). Money comes out in step with the building going up. The remaining 30% gives the developer working flexibility, but the bulk of your payment is fenced to your project’s progress.

What this means for your verification

You will not see live bank balances on the portal, and you should not expect to. What you are verifying is that the project is registered (and therefore subject to the rule), that the promoter is filing the periodic financial and progress certifications RERA requires (chapter 12), and that there are no disclosed orders or complaints suggesting escrow misuse. The escrow is the reason the next chapters, promoter track record and progress reporting, matter so much: the rule is only as good as the developer’s compliance with it, and the portal is where that compliance shows up.

What the escrow does, and what it does not

The 70% rule is powerful, but precision about its scope keeps you realistic. What it does: it fences the bulk of buyer money to your specific project, releases it only against certified construction, and so removes the classic failure where your booking funded a different venture. The architect-engineer-CA certification chain means withdrawals are tied to verifiable progress, not the developer’s say-so.

What it does not do: it does not guarantee the remaining funding is sufficient (a project can still be under-capitalised), it does not make the developer competent at building, and it does not, by itself, prevent delay, it makes delay costly and traceable. The 30% the developer can use more freely is normal and necessary working capital; the protection is in the 70% being ring-fenced and progress-linked, not in the project being risk-free. This is precisely why the escrow rule and the promoter-track-record check are partners: the rule sets the structure, and the developer’s history tells you how faithfully they will operate within it. A rule is only as protective as the person obliged to follow it, which is why you verify both.

11. Promoter track record: the past predicts the build

Direct answer: The MahaRERA portal lets you find a promoter’s other registered projects and their completion histories, and to see complaints and orders against them. A developer’s past delivery, did earlier projects finish near their registered dates, or did they slip for years?, is the best available predictor of how your project will go. Verify the promoter, not just the project.

RERA registers a project, but it is a promoter that builds it. The same regulation that puts the project on the record also lets you study the people behind it, and this is where two minutes becomes the difference between a brand name and a behaviour pattern.

How to read a promoter’s history

Search the Promoters tab, or note the promoter entity from your project page, and look at their other registered projects. The questions worth answering: Have they delivered before, and how close to the registered completion dates? Is there a trail of repeatedly revised dates across multiple projects, or a clean record of finishing roughly on time? Are there complaints or orders against them, and what are they about, minor disclosure issues, or serious delivery and refund disputes? A first-time developer is not automatically bad, but a first-time developer deserves more scrutiny on financial strength and a more conservative payment posture from you.

Why this matters more than the brochure

Marketing is uniform across good and bad developers; everyone’s brochure promises a “landmark.” Delivery history is not uniform, and it is on the public record. A promoter who has finished several projects near their dates has shown you, with completed buildings, how they behave under the pressures that break weaker developers. That demonstrated behaviour is worth more than any amenity list. This is also why we, as a primary-marketing firm, are selective about whose launches we represent: the promoter’s track record is the first filter, because our clients inherit it.

Three promoter archetypes, and how to treat each

After enough projects, promoters sort into rough archetypes, and the portal lets you place yours.

The point of the archetypes is to stop you judging a developer by its advertising, which is uniform, and start judging it by its behaviour, which is on the record and is not. A glossy launch from a serial delayer is still a serial delayer’s launch.

12. Quarterly progress reports and the Form 1/2/3 trio

Direct answer: Registered promoters must periodically update the project’s progress on the portal, and the construction and financial progress is certified through professional forms, commonly an architect’s certificate (Form 1), an engineer’s certificate (Form 2), and a chartered accountant’s certificate (Form 3). These updates let a buyer see whether a project is actually progressing as claimed, and a project that stops updating is a project worth worrying about.

Registration is a snapshot at the start; the progress updates are the moving picture. For an under-construction buyer, they are how you check that the building is rising on schedule, not just on the brochure.

What the forms certify

How to use the updates

You are looking for two things. First, that updates exist and are reasonably current, an actively reporting project is a developer keeping its obligations. Second, that progress is moving in a plausible line toward the completion date. A project registered two years ago that still reports very low completion, with the registered date approaching, is telling you something the sales lounge will not. Exact form availability and labels vary by project and over time as the portal evolves, but the principle holds: silence and stalled progress are signals; current, plausible updates are reassurance.

“Verification is not paranoia. It is simply declining to be the person the scam was designed for — the one who trusts the pitch instead of checking the public record.”On why the checklist works

13. The red-flag checklist: 15 things that should stop you

Direct answer: The fifteen red flags below are the patterns that, in our experience, most reliably separate a safe registered launch from a dangerous one. Any single flag is a reason to slow down and ask hard questions; several together is a reason to walk away. Print this list and run it on every project before you book.

Verification is partly about confirming good signs and partly about catching bad ones. Here is the catch-list.

Weighing yellow flags: four short cases

Flags are not all equal, and judgment is the skill. Four short, composite cases (patterns we have seen many times) show how to weigh them.

How to weigh the flags

Not every flag is fatal in isolation, context matters, and some have innocent explanations a straight answer will resolve. A single revised date during a difficult period is different from five revisions across three projects. The skill is in the pattern: one yellow flag, ask and resolve; multiple flags, or any of the structural ones (no registration, revoked status, area mismatch, off-the-record cash), and the safe move is to step back. The whole point of the two-minute check is to surface these early, while walking away is free, rather than after a booking amount is in.

14. Verifying your channel partner or agent

Direct answer: Real estate agents in Maharashtra must themselves be registered with MahaRERA, and you can verify an agent on the same portal, under the Real Estate Agent search, where registered agents carry a registration number beginning with “A”. Newer rules also require agents to be trained and certified. Verifying the person advising you is as important as verifying the project they are advising you on.

Buyers verify the project and forget to verify the messenger. The portal lets you do both, and a registered, accountable agent is part of your protection, not a formality.

How to check an agent

Use the Real Estate Agent tab in the portal’s search, or the agents results page, and look up the individual or firm. A registered agent appears with an “A”-prefixed registration number and validity. MahaRERA has also moved to require agents to complete training and certification, raising the floor on who can legally advise you. An “agent” who is not registered is operating outside the framework, and any assurance they give you carries no regulatory accountability.

Why a registered partner protects you

A registered channel partner is accountable to the regulator for how they market and what they represent. Combined with the fact that the developer, not you, pays the partner’s fee, this means a good registered partner aligns with you at no cost: they have a registration to protect and a reputation that depends on your purchase going well. This is the framework our own practice sits inside, and it is why we tell buyers to ask any partner, including us, for their registration and to test how transparently they present the cost sheet and the RERA page. How we work is built around exactly that accountability.

15. The QR-code mandate, and how to use it

Direct answer: Under MahaRERA’s 2025 directive (Order 46C/2025, dated 8 April 2025), every promoter and registered agent advertisement must display the MahaRERA registration number, the authority’s website link, and a scannable QR code in the top-right corner that links directly to the project’s official MahaRERA page. Non-compliance attracts penalties of up to ₹50,000 per advertisement. For buyers, the QR code is the fastest verification available, point, scan, read the record.

This relatively recent rule turned verification from a desktop task into a phone-in-hand reflex, and it deserves its own chapter because it is changing buyer behaviour for the better.

What the mandate requires

The directive standardised how compliance information appears so buyers can find it instantly and uniformly. The registration number and website link must be displayed at a font size no smaller than the largest font used for contact details in the same advertisement, removing the old trick of burying the number in microscopic print. The QR code sits in the top-right corner of the advertisement, in a clearly scannable format, and resolves to the project’s MahaRERA page, the same page you would reach by searching the portal. The rule spans print, digital, hoardings, brochures and social media.

How to use it as a buyer

When you see any advertisement for a launch, scan the QR code. It should open the official project page; confirm the project name and promoter match the advertisement, then run your four-point match from chapter 6. Three failure modes are themselves informative: no QR code on a 2026 advertisement (a compliance breach, and a question mark over the developer’s diligence), a QR code that does not scan or leads nowhere, or a QR code that opens a different project’s page. Any of these is a reason to slow down and verify manually on the portal before trusting anything else in the ad.

16. Registered vs approved vs applied vs revoked

Direct answer: “Approved” usually refers to municipal/planning approvals (a different thing from RERA), “applied” or “in process” means a project is not yet RERA-registered and therefore cannot legally be sold, “registered” means it is live on the portal with an active registration, and “revoked” or “lapsed/expired” means a registration that has been cancelled or has run out. Only an active registration protects you; the other words are often used loosely to imply a safety that is not there.

Language is where buyers get quietly misled, because several official-sounding words get used interchangeably in sales conversations when they mean very different things.

The terms, untangled

The buyer’s rule

Insist on an active, current registration, and treat every other word, approved, applied, pre-launch, soon-to-be-registered, as a description of something that is not the protection you need. The portal’s status is the arbiter. If a salesperson’s vocabulary and the portal’s status disagree, the portal is right and the vocabulary was doing a job.

17. Filing and reading complaints and orders

Direct answer: MahaRERA publishes complaints and the orders it passes, and buyers can both research a project’s or promoter’s complaint history and, if wronged, file their own complaint through the authority (registration/login is via the MahaRERA IT portal). Reading the complaint and order history before buying tells you how a developer behaves when things go wrong; knowing the complaint mechanism exists tells you what recourse you have if they do.

RERA did not just set rules; it built a venue to enforce them, and that venue’s record is public intelligence for a careful buyer.

Reading complaints before you buy

Use the Complaints tab and the orders/cause-list sections to see whether a project or promoter has a history of disputes, and what kind. The content matters more than the count: a single resolved complaint about a minor issue is noise, while a pattern of complaints about delayed possession, refused refunds, or escrow concerns is signal. Adverse orders, where the authority has ruled against a developer, are especially worth reading, because they describe, in the regulator’s own words, how the developer behaved under pressure.

Filing your own complaint, if it comes to that

If you are a buyer with a grievance, delayed possession, a refused refund, a deviation from sanctioned plans, MahaRERA provides a complaint process, accessed through its IT portal login (maharerait.maharashtra.gov.in), with a prescribed format and fee. You can seek interest for delay, a refund, or directions to the developer, and decisions can be carried to the Appellate Tribunal. You hope never to need this, but the existence of a real, recorded, enforceable venue is exactly what makes the registered completion date and the escrow rule more than words on a certificate.

What a strong complaint looks like

If you ever need to file, the complaints that succeed share a shape, and understanding it now both reassures you the venue is real and sharpens how you keep records from day one. A strong complaint is specific, dated and documented: it names the exact obligation breached (a missed registered completion date, a deviation from sanctioned plans, a refused refund), attaches the evidence (the RERA page, the agreement, the cost sheet, payment receipts, written communications), and asks for a defined remedy (interest for the delay period, a refund with interest, or a direction to the developer to perform).

Weak complaints are vague, undocumented and emotional, “the builder cheated us” with no dated paper to anchor it. The regulator adjudicates on records, not feelings. This is the deeper reason the two-minute verification habit, with its screenshots and saved documents, matters even when everything goes well: you are quietly assembling the exact file that would make a future complaint strong, in the unlikely event you ever need one. The buyers who win at MahaRERA are, almost without exception, the buyers who documented from the very first day.

18. Common scams, and how verification catches them

Direct answer: The recurring frauds, selling unregistered “pre-launch” projects, quoting inflated areas, demanding cash off the agreement, front-loading payments outside the escrow schedule, and impersonating reputable developers, are all caught by the same two-minute verification. Each scam depends on you not checking the portal; the portal is the antidote to every one of them.

It is striking how many real-estate frauds collapse against a single free search. Here are the ones we see, and the exact check that defeats each.

The scams, and their kryptonite

The common thread

Every scam above has the same single point of failure: it needs you to trust the pitch instead of checking the record. That is why we are almost evangelical about the two minutes. It is not that careful buyers are smarter; it is that they refuse to skip the one step on which every fraud depends. Verification is not paranoia; it is simply declining to be the person the scam was designed for.

19. NRI and Power-of-Attorney verification

Direct answer: For NRI buyers, the verification method is identical, the same portal, the same four-point match, with added attention to who will sign on your behalf. If you cannot be present, a properly executed Power of Attorney (PoA) to a trusted person handles registration, and the PoA itself should be verified, correctly executed, attested and, where required, adjudicated. Verify the project exactly as a resident would, then verify the chain of authority that will act for you.

NRIs carry the same need to verify and a few extra procedural layers, and the portal serves them just as well from abroad.

What is the same, and what is added

The same: the project verification. The MahaRERA portal is public and accessible from anywhere, so an NRI buyer can and should run the identical two-minute check, number, portal, four-point match, before committing, and arguably with more discipline, since you may be buying without a personal site visit. The added layers are procedural: funds should route through your NRE/NRO banking channels, and if you cannot attend registration in person, a Power of Attorney lets a trusted representative act for you.

Verifying the Power of Attorney

The PoA is its own document to get right. It must be properly executed and attested (often before an Indian consulate or via the applicable attestation/apostille route from your country of residence), and on arrival in India it may require adjudication or stamping as per Maharashtra rules. Define its scope precisely, what exactly the holder may do, and to whom. The verification mindset extends here: just as you verify the project on the portal, verify that the chain of authority acting for you is legally sound, because a defective PoA can stall a registration as surely as a defective project can.

“RERA lowered the floor under your risk. But the ceiling — whether this is a good purchase and not merely a safe one — is still set by your judgement.”On the limits of the law

20. What RERA does NOT protect you from

Direct answer: RERA does not guarantee a developer’s competence or financial strength, does not make a bad location a good investment, does not insure you against market falls, does not vet build quality beyond the defect-liability window, and does not act on your behalf automatically, you must invoke its remedies. Verification confirms the framework is in place; your judgement, on promoter, corridor, price and plan, still does the rest.

We end the method honestly, because over-trusting RERA is its own risk. Knowing the limits of the protection is part of using it well.

The five honest limits

21. FAQ: the verification questions buyers actually ask

How do I check if a project is RERA registered in Maharashtra?

Go to maharera.maharashtra.gov.in, open the “Search for MahaRERA Information” tool, choose the Projects tab, select the district, and search by the project name or its registration number. The result confirms whether the project is registered, by whom, and up to what completion date. If a project does not appear when searched correctly by district and number, it is not registered, and at a launch that is a decisive red flag.

What is the official MahaRERA website?

The official portal is maharera.maharashtra.gov.in. Complaints are filed through the linked IT portal, maharerait.maharashtra.gov.in, via login. Be wary of lookalike sites; the registration number printed on a project’s advertisement, and the QR code that links to the official project page, are the safest ways to reach the genuine record. Bookmark the official portal so you are never typing it under sales-lounge pressure.

What does a MahaRERA registration number look like?

Maharashtra project registration numbers are typically formatted with a leading “P” followed by a string of digits; for example, our Emperia C2 launch in Turbhe carries P51700050344. Registered real estate agents have numbers beginning with “A”. The exact digits encode location and sequence details, but as a buyer you do not need to decode them, you simply take the number to the portal and confirm it resolves to the project you were shown.

Is a QR code mandatory on real estate advertisements in Maharashtra?

Yes. Under MahaRERA’s 2025 directive (Order 46C/2025, dated 8 April 2025), every promoter and registered-agent advertisement must display the registration number, the authority’s website link, and a scannable QR code in the top-right corner that links to the project’s official MahaRERA page. Non-compliance can attract penalties of up to ₹50,000 per advertisement. For you, the QR code is the fastest possible verification, scan, and the record opens.

What if a project has no RERA number?

At a launch, no number almost always means the project is not yet registered, and under RERA it therefore cannot legally be sold or advertised, so any “booking” you make is unprotected and the sale is itself improper. Do not pay booking money against an unregistered project, no matter how attractive the “pre-launch” price. Wait for the registration to appear on the portal, then verify it before committing anything.

What is the difference between carpet area and built-up area under RERA?

Carpet area is the net usable floor space within your apartment’s walls, the area you can actually furnish and live on, and RERA mandates selling on it. Built-up area adds wall thickness and certain elements; the old “super built-up” added your share of common spaces, which is how advertised sizes used to far exceed livable ones. Always compare projects, and compute the per-square-foot rate, on RERA carpet alone.

What is the 70% escrow rule?

RERA requires that at least 70% of the money collected from buyers of a registered project be kept in a separate, project-specific account, withdrawable only against construction completed and certified by the project’s architect, engineer and a chartered accountant. It ensures your payments fund your building rather than the developer’s other ventures, and it is the single structural reason buying under-construction is far safer than before 2017.

Can I trust a project just because it’s RERA registered?

Registration is necessary but not sufficient. It is a disclosure-and-accountability framework, not MahaRERA certifying that the developer is competent or the project a good buy. A registered project can still be built by a weak promoter or sit in a poor location. Treat the registration as the gate you must pass, then verify the promoter’s track record, read the complaint history, and judge the corridor and price separately.

What does it mean if a RERA registration is “lapsed” or “expired”?

It means the registration’s validity period, which runs up to the declared completion date, has ended without a valid extension on record. The project may still be legitimate but behind schedule, or there may be a compliance issue; either way it is unresolved and riskier than an active registration. Look for a valid extension; if there is none, treat an expired registration as a serious flag and seek a clear explanation before proceeding.

What does “revoked” mean on the MahaRERA portal?

Revoked means MahaRERA has cancelled or suspended the project’s registration, typically for serious non-compliance. It is among the most dangerous statuses a project can carry, and the portal even lets you search revoked projects specifically. A revoked registration is a reason to stop, not to negotiate, and certainly not to pay booking money while a developer promises the status will be “sorted out soon.”

How do I check a builder’s track record on MahaRERA?

From the project page, note the registered promoter entity, then use the Promoters search to find their other registered projects and how those tracked against their completion dates. Look for a clean delivery history versus a pattern of repeatedly revised dates, and read any complaints or adverse orders. A developer’s demonstrated behaviour across past projects predicts your project far better than any brochure, and it is all on the public record.

What is the difference between “approved” and “RERA registered”?

“Approved” usually refers to municipal and planning approvals, sanctioned plans, the commencement certificate, clearances, which are important but separate from RERA. “RERA registered” means the project is on the MahaRERA portal with an active registration and all the protections that brings. A project can be “approved” yet not registered, and only an active registration gives you RERA’s escrow, carpet-area and timeline protections. Keep the two ideas distinct.

Can I verify a real estate agent on MahaRERA?

Yes. Agents in Maharashtra must be registered with MahaRERA, and you can look them up under the Real Estate Agent search on the portal; registered agents carry a number beginning with “A”. Newer rules also require agents to be trained and certified. Verifying the person advising you matters, because a registered agent is accountable to the regulator, while an unregistered “agent” operates outside the framework and offers you no recourse.

What happens if the builder misses the registered possession date?

The registered completion date carries legal force. If it is missed, you are entitled under the Act to interest on the amounts you have paid for the delay period at the prescribed rate, or, in qualifying cases, to withdraw with a refund plus interest. The remedy is not automatic, you invoke it, document it, and may file with MahaRERA, but it exists, which is why you anchor expectations to the registered date, not the brochure’s “tentative” one.

How do I file a complaint on MahaRERA?

Buyers can file complaints through MahaRERA’s IT portal (maharerait.maharashtra.gov.in) via login, in the prescribed format with the applicable fee, seeking remedies such as interest for delay, a refund, or directions to the developer. Decisions can be appealed to the Appellate Tribunal. Keep your documents, the dated RERA page, agreement, cost sheet, receipts and communications, because the buyers who succeed are invariably the ones who kept a clean paper trail from day one.

Is “pre-launch” booking legal?

Genuine pre-launch activity is limited to gathering refundable expressions of interest; collecting booking money against a project that is not yet RERA-registered is not legal, because nothing can be sold or advertised before registration. If you are asked to pay a booking amount on an unregistered “pre-launch,” that is an unprotected and improper sale. A refundable EOI with the mechanics in writing is acceptable; booking money against no registration is not.

What documents should I check before booking?

The RERA registration certificate and its annexures (sanctioned plans and carpet areas), the draft agreement for sale, the itemised cost sheet with every waiver printed, the payment-plan schedule tied to construction milestones, the project’s bank/loan approvals, and the promoter’s delivery history from earlier RERA filings. Most of these are on or linked from the project’s MahaRERA page, and the rest your lender’s legal team effectively reviews during loan sanction.

What are Form 1, Form 2 and Form 3?

They are the professional certificates that evidence a registered project’s progress: commonly an architect’s certificate of physical construction completed (Form 1), an engineer’s certificate of cost incurred (Form 2), and a chartered accountant’s certificate tying collections and withdrawals to completion for the escrow rule (Form 3). Together they let a buyer see whether the building is actually rising as claimed. Exact availability and labels can vary, but the principle, certified, periodic progress, is the point.

How current should a project’s progress updates be?

Registered promoters must update progress periodically, so you want to see reasonably current updates and a completion percentage that is plausibly on the way to the registered date. Stale or absent updates, or implausibly low certified completion for a project that has been registered for a couple of years, are warning signs the sales lounge will not volunteer. The best confirmation is a site visit to check the building matches the reported stage.

Does RERA apply to very small projects?

RERA registration is mandatory above the area and unit thresholds set in the rules; some very small projects, and projects already completed (with their completion certificate) before RERA, may fall outside it. In the launch market this guide addresses, new and under-construction projects of any meaningful size, registration is required. So “we don’t need a RERA number” at a sizeable launch is a claim to treat with deep suspicion, not to accept at face value.

Can NRIs verify and buy under RERA?

Yes. The portal is public and works from anywhere, so the verification method is identical for NRIs, and arguably more important when you are buying without a personal site visit. The differences are procedural: route funds through NRE/NRO channels, and if you cannot attend registration, use a properly executed and attested Power of Attorney to a trusted representative. Verify the project on the portal exactly as a resident would, then verify the authority chain acting for you.

What is the penalty for advertising without a QR code?

Under MahaRERA’s 2025 directive, non-compliant advertisements, missing the required QR code, registration number or website link, can attract penalties of up to ₹50,000 per advertisement, with continued non-compliance inviting further action. For a buyer, the practical signal is more useful than the fine: a developer that cannot be bothered to put a compliant QR code on its 2026 advertising has told you something about its attitude to compliance generally.

Should I pay any amount in cash, off the agreement?

No. Every rupee of the price should be reflected in the agreement for sale and the cost sheet. A demand for a cash component “off the books” strips you of legal protection on that money, sits outside the RERA framework entirely, and is its own problem under tax law. A developer or agent insisting on cash is a red flag serious enough to end the conversation, however attractive the rest of the deal looks.

What is the most common RERA-era scam, and how does verification catch it?

The most common is selling an unregistered “pre-launch” by manufacturing urgency, “book now before registration and the price jump.” Verification catches it instantly: the project does not appear on the portal, so there is no registration, no escrow protection, and no legal sale. Every recurring fraud, area inflation, cash demands, payment front-loading, brand impersonation, shares the same weakness: it depends on you not checking the public record.

Do I need to verify only once, before booking?

Verify before booking, certainly, but it also pays to glance at the project’s progress updates periodically during construction, since the portal keeps disclosing how the build is tracking against the registered date. The before-booking check is the critical one; the occasional during-build check is cheap insurance and gives you early warning if progress stalls, while you still have options and a documented record to act on.

Does a RERA registration guarantee my money back if things go wrong?

It does not guarantee outcomes, but it provides strong mechanisms: the 70% escrow ties your payments to construction, the registered date carries delay liability, and the complaint-and-tribunal process gives you a venue to claim interest or refunds. These are powerful protections you must invoke and pursue; they are not an automatic insurance payout. Verification confirms the mechanisms are in place; using them, if needed, is still up to you.

What is the difference between the completion date and the occupancy certificate?

The registered completion date is the deadline the developer commits to for finishing the project. The occupancy certificate (OC) is the municipal certification, issued after completion, that the building is built per sanctioned plans and fit to occupy; it is what legally turns a construction site into a home and ends GST on remaining inventory. Possession offered without an OC is incomplete; where your plan allows, make “OC received” the trigger for your final payment.

Can a RERA-registered project still be delayed?

Yes. RERA reduces the chance and changes the consequences of delay, it does not abolish delay. A registered project can still slip for construction, funding or approval reasons; what RERA adds is an enforceable date, delay-interest liability, and a public record of revisions you can read before buying. This is exactly why promoter track record matters: the developer’s history of meeting or missing dates is your best forecast of whether yours will slip.

Where do I find the sanctioned plans and carpet areas?

They are annexed to the project’s RERA registration and accessible from its MahaRERA project page, where documents are uploaded. The carpet-area annexure is the legally registered area for each unit type, your defence against any later mismatch. Download these where possible; they belong in your file, they let you check the cost sheet against the legal figure, and they feed directly into your lender’s legal review during loan sanction.

Is the developer obliged to show me the RERA page?

The information is public, so you never need the developer’s permission, you can verify independently in two minutes. But a good developer or registered agent will happily pull up the project’s MahaRERA page and walk you through the completion date and carpet areas, because it is how they work anyway. Reluctance to do so, or “you don’t need to worry about all that,” answers a more important question than the one you asked.

How do I verify a project from outside India?

Exactly as you would from inside it. The MahaRERA portal is publicly accessible worldwide, so an NRI can run the same number, portal, four-point match check from any time zone. Pair it with a video call where a trusted, registered channel partner shares their screen and walks the record with you, and coordinate your NRE/NRO banking and any Power of Attorney in parallel. The verification does not change; only the logistics around it do.

Is MahaRERA the same as RERA, or something different?

RERA is the central law, the Real Estate (Regulation and Development) Act, 2016, that applies across India. MahaRERA is Maharashtra’s specific authority that implements that law in the state: it registers projects and agents, runs the maharera.maharashtra.gov.in portal, hears complaints and passes orders. Each state has its own RERA authority and portal. For a Mumbai, Thane or Navi Mumbai buyer, MahaRERA is the body and the portal you deal with, under the umbrella of the national RERA framework.

Can the carpet area change between booking and possession?

Material changes to the sanctioned plans and your apartment are tightly constrained under RERA, and significant alterations generally require buyer consent, with adjustments handled per the Act and your agreement. Minor variations within tolerances can occur. The protection is that the registered carpet area is on record, so any change is measurable against a fixed reference rather than lost in vague “super built-up” maths. Keep the annexure; it is your baseline if a discrepancy ever appears at possession.

What if my agreement’s carpet area differs from the RERA annexure?

Raise it before you sign, not after. The registered carpet area in the annexure is the legally fixed figure, so a cost sheet or agreement quoting a different (especially larger) number is a discrepancy that should be reconciled in your favour or explained convincingly. Quietly accepting a mismatched area means paying for space the record does not recognise. This is one of the highest-value catches the two-minute check delivers, and a reason to download the annexure early.

How do I read the registration’s validity period?

The registration is valid up to the declared completion date, the date by which the developer commits to finish. Treat that as the registration’s “use-by” reference. If the date is in the future and progress is tracking, good. If it has passed, look for a registered extension; an expired registration with no valid extension means the project’s commitment has lapsed on paper, which is a serious flag worth a direct, documented explanation before you proceed.

What is the Appellate Tribunal, and when would I go there?

The Maharashtra Real Estate Appellate Tribunal hears appeals against MahaRERA’s orders. As a buyer, your first venue for a grievance is MahaRERA itself; if either party is dissatisfied with its decision, the matter can be carried to the Tribunal, and onward through the courts in limited circumstances. You hope never to need it, but its existence is part of why the registered date and escrow rule have teeth: there is a genuine, layered enforcement path behind them.

Should I bother verifying a ready-to-move or resale flat on RERA?

Yes, though the emphasis shifts. For ready-to-move primary stock, confirm the project’s registration and, crucially, that the occupancy certificate has been received. For resale, the RERA record still helps you confirm the project’s history and the original carpet area, but title, society dues and encumbrance checks become more important, work your lender’s legal team largely performs during sanction. Verification is a habit for every purchase type; only the specific fields you weight change.

Can a developer withdraw more than 70% of my money early?

The rule requires that at least 70% of buyer collections stay in the project-specific account, withdrawable only in proportion to construction completed and certified by the architect, engineer and a chartered accountant. The developer cannot simply pull the lot out at booking; withdrawals must track verified progress. The remaining portion is available as working capital, but the ring-fenced majority is released against the building actually rising, which is the whole point of the protection.

What if the project’s RERA page hasn’t been updated in months?

Registered promoters are required to update progress periodically, so a page that has gone quiet for a long stretch, especially with the completion date approaching, is a prompt to dig rather than to relax. It may be a lag, or it may signal stalled progress the sales lounge will not mention. Pair the observation with a site visit to see the actual construction stage, and ask the developer directly to reconcile the record with the ground.

Is the RERA carpet area exactly the space I can use?

RERA carpet area is the net usable floor area within your apartment’s internal walls, so it is very close to the space you can furnish and live on, far closer than the old “super built-up” figure ever was. It includes the area of internal partition walls but excludes the external walls and common areas. It is the honest, legally fixed basis for comparing flats and computing a true per-square-foot rate, which is why every comparison in this guide uses it.

If I’ve verified on RERA myself, do I still need a lawyer?

The two-minute check is a gate, not a full legal opinion. For most launch buyers, the deep legal work, title, encumbrance, society, is effectively performed by the lender’s legal team during loan sanction, which is one more reason to get loan-approved early. If you are buying without a loan, buying resale, or anything about the title looks unusual, an independent lawyer is worth the modest cost. Verify the gate yourself; bring in legal depth where the situation warrants it.

Does RERA cover commercial and plotted developments, or only flats?

RERA covers real-estate projects broadly, residential and commercial, including many plotted developments, above the area and unit thresholds in the rules. So a commercial launch like an office or retail project, or a plotted scheme of meaningful size, should also carry a registration you can verify on the same portal, using the same method. The protections and disclosures apply; if a sizeable commercial or plotted project claims it needs no registration, treat that claim with the same suspicion you would at a residential launch.

Can I rely on property listing portals instead of the MahaRERA site?

No. Listing portals are marketing surfaces; they aggregate what developers and agents want shown, and a registration number printed there is only as reliable as the listing. Always verify on the official MahaRERA portal itself, or via the project’s QR code, which links to the official page. Use listing sites to discover projects if you like, but confirm every fact, registration, dates, carpet area, against the government record before you trust it.

If a project’s registration is revoked after I’ve booked, what happens?

Revocation is a serious regulatory step, and MahaRERA’s framework includes provisions to protect allottees’ interests when it happens, which can involve directions on the project’s completion or the handling of the account. The specifics depend on the case, and this is exactly the situation where the complaint mechanism, your documentation, and often collective action by buyers matter. It is also why you verify before booking: avoiding a project already heading for trouble is far easier than untangling a revocation after.

Is there any fee or login needed just to search the portal?

No. Searching for registered projects, promoters and agents on the public MahaRERA portal is free and needs no login, that is the whole point of a public register. A login (on the linked IT portal) is needed only to file or track a complaint, not to look projects up. So the two-minute verification has no gatekeeper and no cost; the only thing standing between any buyer and the record is the decision to check.

22. Glossary: the RERA terms decoded

Agreement for Sale (AFS): the registered contract that legally is your deal; the carpet area and dates in it must match the RERA record. Annexure (carpet area / plans): documents attached to the registration that fix unit-wise carpet areas and sanctioned plans. Appellate Tribunal: the body that hears appeals against MahaRERA orders. Built-up area: carpet plus wall thickness; not the legal selling basis. Carpet area: RERA-defined net usable area inside your walls; the only honest comparison basis. Commencement Certificate (CC): municipal permission to begin construction; phase-wise CCs show how much is actually sanctioned. Completion date (registered): the legally enforceable possession deadline on the registration. Escrow (70%): the project-specific account holding 70% of buyer money, released against certified construction. Form 1/2/3: architect, engineer and CA certificates evidencing construction and financial progress. MahaRERA: the Maharashtra Real Estate Regulatory Authority and its portal at maharera.maharashtra.gov.in. Occupancy Certificate (OC): municipal certification that a building is complete and fit to occupy. PoA (Power of Attorney): a document authorising someone to act for you, useful for NRIs at registration. Pre-launch: pre-registration interest-gathering; selling here is not legal. Promoter: the legal entity registered as the project’s developer; who is on the hook. QR code (Order 46C/2025): the mandatory advertisement code linking to the official project page. RERA: the Real Estate (Regulation and Development) Act, 2016. Registration number (P… / A…): the project (“P”) or agent (“A”) identifier you verify on the portal. Revoked / lapsed: a cancelled or expired registration; high-risk statuses. Super built-up: the old inflated area that included common spaces; not RERA-compliant. QPR (Quarterly Progress Report): the periodic update a promoter must file on the portal.

23. The last word (and the first scan)

We began with the era of horror stories, the stalled tower, the shrinking carpet, the money that built someone else’s project. RERA did not abolish risk, but it did something close to magical: it put the truth about almost every legal project in Maharashtra onto one public website, and gave you the right to read it before you part with a rupee.

The whole skill fits in three steps and two minutes. Get the number from the ad or the QR code. Search maharera.maharashtra.gov.in. Open the project page and match four things, the completion date, the sanctioned plans, the carpet areas, and the promoter’s record, against exactly what you were told. When the sales lounge and the portal agree, proceed with confidence. When they disagree, you have just saved yourself from the only kind of property mistake that cannot be undone.

Do it every time, no exceptions, for the rest of your buying life. It is the cheapest insurance you will ever buy, and it costs nothing but attention.

If you would rather verify alongside someone who does this every week, that is our job. Browse the launches we have already RERA-verified, read why we believe the launch buyer wins in 2026, compare your payment-plan options, or just talk to a launch specialist: one WhatsApp message, an assured callback in five minutes, and we will pull up the RERA page with you, line by line, zero brokerage to you, ever.

This guide reflects the MahaRERA framework, portal structure and directives as of June 2026, including the QR-code advertising mandate (Order 46C/2025, dated 8 April 2025). Government portals and rules evolve, and menu labels or procedures may change; always rely on the live official portal at maharera.maharashtra.gov.in and verify current-year specifics with the authority or your legal advisor. The example registration number (Emperia C2 Turbhe, P51700050344) refers to a real project marketed by Being Real Estate. Nothing here is legal advice; it is the verification habit we teach every client.