Register and trust · 4 September 2026
How to Verify a UP-RERA Project Yourself, in Five Steps
Quick answer
Start at up-rera.in, open Registered Projects in the SEARCH block, search the project name or registration number, and open the detail page. For ACE Arte the number is UPRERAPRJ528653/07/2026, registered 28-07-2026. The register settles registration status and the filed particulars. It does not settle price, sizes or amenities.
Portal behaviour and field labels read directly from up-rera.in on 4 September 2026. Blank-field measurement from our own mirror of the register, September 2026.
Nobody should have to take a channel partner's word for a registration, ours included. Here is the whole check, done on the government portal, with ACE Arte as the worked example. Five steps. None of them needs a login and none of them costs anything. The last two matter most, because they are about what the register cannot tell you, and that is where buyers get hurt.
Step 1: Start at up-rera.in, and start at the homepage
This sounds trivial. It is not, and here is the specific reason: the project searches have no address of their own. On 4 September 2026 we read the up-rera.in homepage source, and every entry in the SEARCH block is written as an ASP.NET postback in the form javascript:__doPostBack(...) rather than as an ordinary link. A search, and the record it opens, therefore has no URL. You cannot bookmark one and nobody can send you one.
Two things follow. First, begin at the homepage every time, because guessing at a path will not put you on a project search. Second, treat with care any site that hands you what looks like a permanent deep link into a register record, since the portal does not produce shareable search links. Type the address yourself.
Step 2: Open the right list, because there is more than one
The SEARCH block does not offer a single index of everything. It separates entries by status, with Registered Projects and Completed Projects as separate lists, alongside further status-specific lists and separate searches for Registered Promoter and Registered Agent.
The consequence for a buyer is simple and often missed. Searching one list and finding nothing does not mean the project is unregistered; it may sit on a different list. Equally, finding a name on some list is not the same as finding it on Registered Projects. Note which list you searched. If a project you are being sold does not appear where you expect it, that is a question for the authority and for the promoter, not something to settle from a marketing page.
Step 3: Search the registered name, not the marketing name
Projects are sold under one name and registered under another more often than you would think, and the register only knows the registered one. ACE Arte is registered as ACE ARTE under UPRERAPRJ528653/07/2026, granted 28 July 2026. If a name search returns nothing, search the registration number instead, since the number is unambiguous and a name is not.
The reverse trap is worth naming too. A single group can hold many registrations, and adjacent names get conflated. We published the ten ACE registrations we can find, each with its own number and date, partly because ACE HANEI at Sector 12, Greater Noida West gets confused with ACE Arte at Sector 150, Noida in search results. Two registrations, two locations, and no figure transfers between them.
Step 4: Read the detail page field by field
Once the detail page opens, you are looking at the filed particulars. We read the field labels off a project detail page on the portal on 4 September 2026, and this is the shape of what the register displays. Values differ per project; the structure does not.
| Section | What the register displays |
|---|---|
| Basic details | Project Type, Project Category, Total area in round figure (Sq.mt.), Order Number, Order Date, Project Name, Registration Fee (in Rs.), Address (Village/Locality/Sector, State, District), Project Duration (In month), Original Start Date, Proposed Start Date, Sanctioning Competent Authority, Project Cost (in Lacs), Proposed Completion Date |
| Geographic location | Latitude, Longitude |
| Agents | Agent Name, as a numbered list |
| Plan details | Type (Apartment/Flat/Shop/Plot/Villa/Mix), Permit Number, Permit Date, Revalidated Permit Number, Revalidated Permit Date, Valid Upto, Revised End Date, garage and open parking counts, and uploads for Approved Layout, Sanction Letter, Approved Map, Floor Plan of All Types and Project Specifications |
| Permit details table | Original Permit No and Date, Valid Upto, Revalidated Permit No and Date, Permit Extendable Upto, End Date, and the uploaded documents against each |
| Unit tables | Block/Tower Name/No., No of floors, Floor Number, Type of Flat/Apartment/Shop, Number of Apartment/Flats, Unit Carpet Area (in sqm), balcony and verandah counts and areas, No. of garage, Open Parking Space (in Nos.), Initial Unit Cost, Unit Cost, Rate of Interest |
| Other details | Contractor Name and Address, Architect Name, Architect Address, Architect Licence Number, Structural Engineer Name and Address, Mobile number (Project Co-ordinator) |
| Project bank details | Account no., Name Of Account Holder, Bank Name, Branch Address, Branch Name, IFSC Code |
| Land details | Type, Khasra No, Khasra Area, Document Name, Number, Date, Uploaded Document |
| Development works | Development Work Name, Brief Descriptions |
Four of those rows are worth stopping on.
Unit Carpet Area is in square metres. Price lists across this market quote a tentative size in square feet. The ACE Arte price list effective 21 August 2026 prints 1,927, 2,614 and 4,370 sq.ft as tentative sizes and names no area basis at all, which we set out on the ACE Arte sizes page with the printed wording intact. So the register figure and the price-list figure are not the same measurement and converting one into the other tells you nothing useful. Treat them as two separate facts until the Agreement for Sale defines carpet area for your specific unit.
Initial Unit Cost and Unit Cost are filed figures, not today's rate. They sit on the register because the promoter filed them. Nobody updates them for you when the market moves.
Architect Name and Architect Licence Number are register fields. That is where a design credit becomes checkable. If you have read a designer or architect credit for a project on a blog and it is not in that field, it is not on the register, and we would not repeat it. We do not publish one for ACE Arte.
Agent Name is a list. The register names the agents attached to the project. This is the field almost nobody opens, and it is the one that tells you whether the person messaging you is registered at all. Our own agent registration is UPRERAAGT000309/01/2026, searchable under Registered Agent from the same SEARCH block.
Step 5: Check what is blank
This is the step that separates a real check from a screenshot. Register rows are frequently incomplete. Across the 966 project rows in our own mirror of the UP-RERA register, 782 carry a blank address field. That is not a small edge case, it is most of the register, and structural fields go missing too.
A blank means one thing only: the register cannot answer that question. It is not evidence that something is wrong and it is not evidence that something is fine, and reading it as either is the commonest mistake made on this step. We say so because our own work runs into it constantly. It is a measured limit of the data, not a shortcoming of anyone's effort.
What a web page cannot honestly do is tell you which of the blanks matter. That turns on the record actually in front of you, on the stage the project has reached, and on which filed document would close each gap, and those three things change the answer completely. So do the mechanical half yourself. Note every empty field you hit and draw no conclusion from any of them. Reading that list against the filings is a different job from running the search, and it is the half worth handing to someone who does it every week.
What we could not source. Why so many address fields are empty, and whether the gap sits in the original filings or in how the portal renders them. We have measured the gap and we are not going to explain it without evidence.
Questions people ask about the portal itself
How do I check a UP-RERA project registration myself?
Open up-rera.in, find the SEARCH block on the homepage, choose Registered Projects, and search by project name or registration number. The detail page that opens is the authority's own record. For ACE Arte the number is UPRERAPRJ528653/07/2026, registered 28 July 2026. Do not shortcut this by typing the project name into a search engine, because broker pages usually outrank the register on project names.
Can I bookmark a UP-RERA project search result?
No. Reading the up-rera.in homepage source on 4 September 2026, every entry in the SEARCH block is written as an ASP.NET postback in the form javascript:__doPostBack rather than as an ordinary link. A search, and the record it opens, therefore has no address of its own, so a result cannot be bookmarked, shared or linked to. Every check has to start from the homepage, which is also why a site handing you what looks like a permanent deep link into a register record is worth a second look.
What information does the UP-RERA register actually contain?
Reading the field labels off a project detail page on 4 September 2026, the register displays basic details such as order number and date, project duration, sanctioning competent authority, project cost and proposed completion date; latitude and longitude; registered agent names; permit numbers and validity dates with uploaded layouts, sanction letters and approved maps; block, floor and unit tables with carpet area in square metres; contractor, architect and structural engineer names; project bank details; and land records by khasra number.
What does a blank field on a UP-RERA record mean?
It means nothing was filed into that field or nothing was captured from the filing, and it is common. Across the 966 project rows in our own mirror of the register, 782 carry a blank address field. A blank is not evidence about the project one way or the other. It only means the register cannot answer that particular question, and you should ask the promoter for the document rather than infer anything from the gap.
Can the UP-RERA register tell me the current price of a flat?
No. The unit tables carry an Initial Unit Cost and a Unit Cost as filed, which is not the rate anyone is quoting today, and the register also states carpet area in square metres while price lists quote a tentative saleable size in square feet. Those are two different measurements and comparing them will mislead you. For a current rate, ask for a dated written cost sheet and check the effective date printed on it.
UP-RERA par project khud kaise verify karun?
up-rera.in kholiye, homepage ke SEARCH block mein Registered Projects par jaiye, aur project ka naam ya registration number daal kar detail page kholiye. ACE Arte ke liye number UPRERAPRJ528653/07/2026 hai, jo 28 July 2026 ko register hua. Do baatein yaad rakhiye: register sirf registration aur filed particulars batata hai, aaj ka rate ya amenities nahi; aur register par carpet area square metre mein hota hai, jabki price list square feet mein tentative size deti hai.
What can the register never settle for you?
Worth being blunt about, because a registration number gets used as a general-purpose reassurance and it is not one.
- Today's price. Filed unit costs are not live rates. Get a dated written cost sheet and read the effective date on it.
- Saleable size. The register records carpet area in square metres. A price list quoting tentative sizes in square feet is a different measurement.
- Amenities. Clubhouses, greens, sports facilities and finishes are described in marketing material and in the Agreement for Sale, not in a register field. Our room-by-room ACE Arte specification transcript, read 3 September 2026 is the developer's own sheet, transcribed, and that is a different kind of document from a register record.
- Distances and travel times. Not a register field in any form.
- Whether a payment instruction you have been sent is genuine. The register carries the project's bank details, which is the raw material for that check, but the check itself is yours to run. We wrote it up in how a RERA collection account works and what to verify before you transfer.
What the register does settle is worth just as much: that a registration exists, under a number, granted on a date, with a set of particulars the promoter has filed and can be held to. That is a firm floor. Build the rest of your diligence on top of it rather than mistaking it for the whole building.
Run the five steps yourself, because the whole point of them is that they need nobody's permission and nobody's help. Then send us the fields that came back empty on the record you opened, and we will tell you which filed document closes each one and which of them are worth chasing before any money moves.