RERA Bhopal: Project Check, Fees, and Complaints

RERA Bhopal keeps the public register of projects that developers have registered in Madhya Pradesh. You can check any project on its portal before you pay a booking amount.
 

• Registration: needed for land above 500 square metres or more than 8 apartments
• Penalty: up to 10% of the estimated project cost for selling without registration
• Advance cap: 10% of the cost before a registered agreement for sale
• Complaint fee: Rs. 1,000 for Form M and Rs. 5,000 for Form N

• Resolution target: 60 days for a complaint

  
  

Check the registration number first, and read the agreement for sale second. Registration discloses a project, but it does not guarantee completion or a clear title.

RERA Bhopal is the Madhya Pradesh Real Estate Regulatory Authority (MP RERA), which regulates property sales in the state from its office in Bhopal. The Real Estate (Regulation and Development) Act, 2016 created the model, and the Madhya Pradesh rules took effect on 1 May 2017.

A promoter is the developer or owner who sells the project. MP RERA keeps a public register of each project that a promoter registers, with its plan, approvals and completion date. The register lets you check a project before you pay.

A project must register with RERA Bhopal if its land exceeds 500 square metres or it has more than 8 apartments, counting all phases. A promoter cannot advertise, book or sell any unit before registration, under Section 3 of the Act.

Ongoing projects that had no completion certificate on 1 May 2017 also had to register. A promoter who sells without registration faces a penalty of up to 10% of the estimated project cost under Section 59. Continued default can bring imprisonment of up to 3 years.

States read the two size limits differently, so read the guide to Section 3 of the RERA Act before you rely on an exemption.

Check every project on the RERA Bhopal portal in 5 steps before you pay a booking amount.
 

1. Open the MP RERA portal at rera.mp.gov.in.
2. Open the list of registered projects, and search by project name, promoter name or registration number.
3. Read the promoter name, location, carpet area and completion date on the project page.
4. Match the registration number with the number in the brochure and in your draft agreement for sale.

5. Read the progress updates that the promoter has uploaded, and any orders against the project.

   
   

If the project is not on the list, do not pay any booking amount.

No. Registration with RERA Bhopal forces disclosure and ring-fences buyer money, but it does not guarantee completion, a clear title or the builder's quality. Four protections follow from the Act.
 

Registered and approved are different things. Read the guide to RERA registered and RERA approved for what each label proves.

A developer pays a fee per square metre, and the rate for an ongoing project is 4 times the rate for a new project. The fee is a promoter cost, but it tells you how to read a registration entry. A project in the ongoing category started before 1 May 2017.
 

Formula used: Fee for a new constructed residential project = Rs. 10 × carpet area in square metres. A project with 20,000 square metres of carpet area pays Rs. 2,00,000.

File Form M on the portal for a violation of the Act, or Form N for a claim for compensation. Form M carries a fee of Rs. 1,000, and Form N carries Rs. 5,000. Confirm the fee on the portal before you pay.

Upload your agreement for sale, payment receipts, the brochure and your messages with the promoter. RERA Bhopal targets 60 days to resolve a complaint, but a complex case can run longer. The office is at RERA Bhawan, Arera Hills, Main Road No. 1, Bhopal 462011, and the helpline is 0755-2556760.

Pooja Tiwari, 33, lives in Bhopal with a household income of Rs. 1.1 lakh a month and a CIBIL Score of 756. She likes a 2 BHK flat priced at Rs. 48,00,000, and the developer asks for Rs. 9,60,000 as a booking payment before any agreement.

Formula used: Maximum advance before a registered agreement = 10% × cost of the flat.

She plans a loan of Rs. 38,40,000 (80% of the price) at 8.50% per annum for 20 years (240 months). The equated monthly instalment (EMI) is Rs. 33,324, or 30% of her income. She pays the balance in stages that follow the agreement.

Bajaj Finance runs a legal and technical check, and a project's registration is part of it. Read how the checks work in the guide to legal and technical verification.

In the example above, Pooja's EMI of Rs. 33,324 is 30% of her income, and the lender reads her income and obligations before it reads the project.

Approval timelines can extend where the registration number, the title papers or the carpet area need cross-checking, and minimum income thresholds can differ by city. Check your home loan eligibility before you pay a booking amount.