In this region, a big name on the hoarding doesn’t protect your booking amount. Noida Authority’s 2017 defaulter list included Unitech, Supertech, Omaxe, Logix, Antriksh, Paras, Prateek and Amrapali. Years later, buyers of some of these developers are still waiting on courts and rescue plans.

Local developers carry a different risk: thinner finances and less visibility. This checklist works for both.

Big developer or local developer: where the risk sits

Both groups need the same 10 checks below.

1. Is the project registered with UP RERA, and is the registration current?

UP RERA advises buyers to check registration validity, extension details, land and map details, bank accounts, specifications, inventory, OC and CC status, and quarterly progress reports on the project’s page. The project summary page also lists complaints filed against the promoter.
How to check: Open up-rera.in, search by promoter name, project name, or registration number, and match all three.
UP RERA’s NCR office in Greater Noida has helpline numbers 9151672229 and 9151682229.

2. Is the booking amount within 10%?

Section 13 of the RERA Act bars a promoter from taking more than 10% as advance without a written, registered agreement for sale. If a sales team asks for 20-25% “to hold the unit,” ask for the registered agreement first.

3. Who owns the land, and is the Authority’s allotment valid?

In Noida, Greater Noida, and Yamuna Expressway, builders typically get land from an Authority (Noida, Greater Noida, or YEIDA) and pay for it in instalments.
Ask for:

• The allotment letter and lease deed
• The sanctioned map
• Proof that the allotment hasn’t been cancelled

Noida Authority has moved to cancel allotments of plots left vacant for over 12 years. On the Yamuna Expressway, land compensation can also become a project risk. The NCLAT ordered Suraksha Realty to pay an extra Rs 1,334 crore to YEIDA as farmers’ compensation when it took over Jaypee Infratech.

4. Has the developer cleared its dues to the Authority?

This is the most Noida-specific check, and it affects your registry later. Noida Authority issues a completion certificate only after developers clear all dues.

The numbers show the scale:

• Registries for 3,724 apartments were executed, while 5,758 units remained on hold pending dues clearance.
• In May 2024, Noida Authority sealed 113 flats and marketing offices of three builders (Gardenia Aims Developers, Logix Infrastructure, and Gardenia Gateway India) who together owed Rs 1,085 crore.
• In May 2025, the district administration sealed the offices of 12 builders owing over Rs 175 crore to UP-RERA, including Antariksh Engineers and Elegant Infracon in Greater Noida West.
Ask the developer: What dues are pending to the Authority for this project? Then check the Authority’s published project list.

5. What is the developer’s delivery record, project by project?

Don’t judge the brand. Judge each project’s delivery history.
Case study: Jaypee Wish Town, Noida. A homebuyer said he paid 95% of the price in 2012, and possession was still pending as of September 2026, even though occupancy certificates have been issued for several towers. Jaypee Infratech, now under Suraksha Group, has said all stuck buyers will get apartments by September 2028.
Meet buyers already living in the developer’s earlier projects. Ask how long possession took after the promised date.

6. Is the project or developer in litigation or insolvency?

Check the UP RERA complaints list, the NCLT and NCLAT cause lists, and the Supreme Court if the developer has a high-profile case. This matters because UP RERA’s own chairman has said RERA’s jurisdiction is limited once a project enters NCLT proceedings.
Case study: Supertech. NCLAT has asked for project-wise completion timelines for Supertech’s 16 stalled projects, with the next hearing on November 6, 2026. Those 16 projects cover 49,748 residential units.
Case study: Amrapali. NBCC was brought in under Supreme Court direction to complete stalled projects across 25 housing projects with 46,575 apartments.

7. Is your money going into the RERA escrow account?

Under UP RERA norms, 70% of collections move automatically into escrow, with 30% going to the operational account. UP RERA tells buyers to pay only into the project’s collection account.
Never pay in cash. Never pay to a personal account or to a channel partner’s account.

8. Do the quarterly progress reports match the site?

UP RERA has had to give group housing promoters a 15-day ultimatum to update quarterly progress reports, after noting that some filed later reports without filing pending ones. A missing or late QPR is a warning sign, particularly for smaller developers.

Do this:
•  Download the latest QPR from the project page
•  Visit the site and compare the reported progress with what you see
•  Check the registered delivery date against what the sales team tells you

9. What does the agreement for sale say about delay and refund?

Ask for the draft agreement before paying. It should specify project particulars, payment details, and the possession date.
Look at:
• Possession date, plus any grace period
• Interest payable to you for delay
• The deduction if you cancel (a booking amount can be partly forfeited)
• Whether the builder can change the plan or area

10. What is the all-in cost, and will your bank fund this project?

Ask for a written cost sheet covering PLC, floor-rise charges, parking, club membership, GST, stamp duty, and maintenance deposit. Then confirm your bank has approved the project and ask what happens to your booking amount if the loan is rejected.

Also ask about OC and CC status, and whether the registry can happen at possession. This ties back to check 4.

FAQ

Is a big developer’s project safer than a local developer’s?
Not automatically. Safety depends on the project’s registration, escrow, dues, and delivery record. Several large names in the 2017 defaulter list have since been in court-supervised rescue.

Where do I check a Noida project’s RERA status?
On up-rera.in, by project name, promoter, or registration number.

What if the developer is already in NCLT?
Treat it as high risk. RERA’s role is limited, and timelines depend on the resolution process.

Disclaimer: This post is general information, not legal or financial advice. Project status changes often, so verify on the UP RERA portal and consult a property lawyer before paying.