How to verify a project's AP-RERA registration before buying in Vizag, Vijayawada, Guntur or Tirupati

Checked against official sources on 14 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Short answer: Before you pay a token for a flat or plot in a Vizag, Vijayawada, Guntur or Tirupati project, type the project name or the AP-RERA registration number from the ad into AP-RERA's Search Projects page. AP-RERA's own FAQ (Q53) says its website displays all registered projects and that ads for apartments must carry the registration number issued by the Authority. Then check the Status column: when we searched on 14 Oct 2026, results showed "APRERA Registered", "Shortfall" or "Under Dept Process", and only the first came with a registration number.

How to search (what the official page asks for)

Open Search Projects (on rera.ap.gov.in, menu Reports, Registered Projects, or "Search RERA Projects" on the home page). No login is needed for this search.
Type one keyword: the page accepts Project Name, Project Reg Id, BA Number, Application No., Promoter Name, District, Mandal or Village. Press Search.
The results table shows S.No., Application No, Registration No, Project Name, Promoter Name, Place (village, mandal, district) and Status. In the results we saw, registration numbers started with P followed by digits. Copy the number from the ad and search it exactly; never guess.
Project detail pages (documents, approvals, quarterly updates) are (to verify): we didn't open them for this page.

What the Status column means for you

Green: "APRERA Registered" with a registration number that matches the ad, and the project name, promoter and village match your booking form. Move on to land and title checks.
Amber: "Shortfall" or "Under Dept Process". In our search these rows showed "NA" or no registration number. AP-RERA doesn't explain these labels on the search page; our reading is that the application is not yet registered (to verify). Ask the promoter for the registration number in writing and don't pay until a registered status appears.
Red: nothing found, or the number finds a different project, phase or promoter, or the ad has no number at all. AP-RERA's FAQ (Q25, Q35) says a project can be advertised only after it is registered, and ads must carry the registration number. Don't pay a token.

What to match: ad, search result, documents

Registration number: character for character, from the ad, brochure or site board. AP-RERA's home page asks promoters to display the registration certificate or ID at the project site for buyers.
Phase: AP-RERA's FAQ (Q60) says a promoter can advertise or sell in a phase only if that phase is registered, and can't advertise amenities from a later phase that isn't registered yet.
Promoter: the FAQ (Q9) says where the builder and the seller are different persons, both are treated as promoters and are jointly liable.
Place: village, mandal and district in the result should match the survey number and address on your papers.
Ad box: AP-RERA's Advertisement Guidelines say the promoter must show the registration number on the website and in any ad and display the "RERA REGISTERED" details in all ads. Our free RERA ad box checker walks you through it.

Money: the 10% rule

AP-RERA's FAQ (Q66) says the promoter cannot accept more than 10 percent of the apartment or plot cost as an advance payment or application fee, and must enter into an Agreement for sale before collecting more. The FAQ (Q67) says the format of that agreement is prescribed as Annexure-A under the Rules. If you're asked for more than 10% before an agreement, stop and ask your lawyer.

Which projects must register

AP-RERA's FAQ (Q23, Q24, Q34) says a project needs registration if its land area is more than 500 square metres or it has more than eight apartments, inclusive of all phases. Smaller projects may not show up in the search at all, so for them the land and title checks below matter even more.

Open plot? Check AP-RERA's unregistered list too

AP-RERA's home page links a list of unregistered layouts and buildings (01-01-2026 to 31-06-2026, as titled). It is a table by district with the layout's TLP and FLP numbers, the site address with survey numbers, the site area and the number of flats or plots. The list we downloaded on 14 Oct 2026 includes entries in Visakhapatnam, NTR, Guntur and Tirupati districts. Search it (Ctrl+F) for the survey number, village or layout number on your papers. Also see our AP layout approval and LRS check.

Buying through an agent?

AP-RERA's FAQ (Q20) says real estate agents, including web portals selling plots or apartments, are covered by the Act. Look the agent up in AP-RERA's registered agents report, and see our AP-RERA agent registration page.

If something is wrong

AP-RERA's Complaint Registration page says complaints are filed online in Form M or Form N, with documents in PDF, and that the complainant must also submit four sets of hard copies with the application number on top. It lists the fee receipt, agreement for sale and other supporting documents. AP-RERA also links an "Appeal to Buyer" PDF (in Telugu, 2018); we haven't summarised it here. Talk to your lawyer first.

Then run the land and title checks

Meebhoomi land record check. If you live abroad: NRIs and OCIs can't buy agricultural land, plantation property or a farm house (RBI Master Direction, para 3.1.1).
Encumbrance certificate (EC) on IGRS AP and the prohibited property search.
Stamp duty and registration charges in Andhra Pradesh, then a lawyer's title opinion.

We don't check projects for anyone. AP-RERA registration is not a title check. This page shows what AP-RERA's own pages say, as we read them on 14 Oct 2026. Buying in Hyderabad instead? See our TG-RERA project check.

Free NRI Andhra Pradesh property checklist sample

A free sample from our Andhra Pradesh property do-it-yourself pack for NRIs buying in Vizag, Vijayawada, Guntur or Tirupati: which portal to open, in what order, and what to ask the seller.

Get it free (instant download)

Free, no card needed. Made by a small team in Telangana.

FAQ

How do I check if a project in Andhra Pradesh is registered with AP-RERA?

Open Search Projects on rera.ap.gov.in (Reports, Registered Projects) and type one keyword: project name, project registration ID, BA number, application number, promoter name, district, mandal or village. The results show the registration number, project, promoter, place and status. AP-RERA's FAQ (Q53) says its website displays all registered projects.

What does 'Shortfall' or 'Under Dept Process' mean on AP-RERA?

The search page doesn't define these labels. In our 14 Oct 2026 search those rows had 'NA' or no registration number, so our reading is that the application isn't registered yet (to verify). Ask the promoter for the registration number in writing and don't pay until a registered status appears.

Can a builder in Andhra Pradesh take more than 10% advance?

AP-RERA's FAQ (Q66) says the promoter cannot accept more than 10 percent of the apartment or plot cost as an advance or application fee, and must enter into an Agreement for sale before collecting more.

Can a project be advertised before AP-RERA registration?

No. AP-RERA's FAQ (Q25, Q35) says a project can be advertised only after it is registered, and ads must carry the registration number issued by the Authority.

Does AP-RERA registration mean the title is clear?

No. RERA registration is not a title check. Run the land record, EC and prohibited property checks, and have a lawyer confirm title. Not legal advice.

Official sources

Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.