By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane–MMR | November 2025
RERA Registration Is a Shield—But Not a Guarantee
MahaRERA has transformed the transparency and accountability landscape of Maharashtra’s real estate sector. Many buyers assume that:
“If a project is RERA-registered, it is automatically safe to invest in.”
However, the reality is more nuanced.
A RERA registration functions primarily as a compliance safeguard. It ensures that the project is declared, approved, and regularly monitored by the authority. Even so, the certification cannot guarantee financial strength, construction capability, execution speed, or long-term appreciation.
Note: MMR refers to the Mumbai Metropolitan Region, comprising Mumbai, Thane, Navi Mumbai, Kalyan–Dombivli, Mira Road–Bhayandar, Panvel, Vasai–Virar, and surrounding growth corridors.
In simple terms, RERA provides the safety harness — not the performance of the ride.
What RERA Registration Actually Ensures
RERA makes the promoter accountable to the law. Buyers receive several key protections, including:
• Mandatory disclosures on MahaRERA
All approvals, layout plans, possession timelines, title documents, promoter details, and litigation must be uploaded for public review.
• 70% escrow rule
Developers must deposit customer funds into a dedicated escrow account and use them only for that project’s land and construction expenses.
• Annual audit of escrow usage
Under Section 4(2)(l)(D), a Chartered Accountant must audit the accounts annually and certify that withdrawals match the project’s actual construction and land cost. This requirement significantly reduces the risk of fund diversion.
• Declared possession timelines and delay compensation
Section 18 obligates developers to pay interest to buyers if they miss the promised delivery date.
• Restrictions on changing sanctioned plans
Any major alteration requires approval from two-thirds of the allottees.
• Quarterly construction and approval updates
Promoters must submit regular progress reports, ensuring continued transparency.
• A structured grievance mechanism
MahaRERA offers a clear path for resolving disputes related to delays or non-compliance.
Together, these measures reduce regulatory risk and promote accountability.
What RERA Registration Does Not Guarantee
Even with these safeguards, RERA registration cannot assure:
• The developer’s liquidity or long-term financial strength
• Construction quality or the capability of contractors
• Timely completion beyond declared timelines
• Market appreciation or future resale value
• Infrastructure development around the micro-market
• Long-term stability of the project
RERA protects your rights — not your returns.
So, Are RERA-Registered Projects Safe?
RERA-registered projects are definitely safer than non-registered ones, mainly because they cannot be marketed or sold without statutory approvals.
However, the RERA badge alone does not make an investment risk-free. The law protects buyers from compliance-related failures, not commercial or market risks.
Consequently, buyers still need to evaluate the developer, the project fundamentals, and the micro-market before investing.
What Buyers Must Evaluate Beyond RERA Registration
A practical set of checks for today’s homebuyers includes:
1. Developer track record
Review past delivery timelines, construction quality, and any history of disputes.
2. Construction progress vs. sales velocity
Ensure the pace of sales aligns realistically with the actual progress on-site.
3. Micro-market potential
Assess connectivity, upcoming infrastructure, supply trends, and long-term livability.
4. Escrow withdrawals and quarterly updates
Regular updates on MahaRERA signal discipline and ongoing compliance.
5. Land title and approvals
Verify title clarity and ensure sanctioned plans match what is displayed.
6. Livability and ecosystem readiness
Road access, water supply, amenities, and surrounding development matter significantly.
7. Professional advisory
Experienced consultants offer practical, ground-level insights that broad portals simply cannot provide.
RERA compliance, combined with independent due diligence, is the most reliable approach for safe property investment.
What This Means for Buyers
RERA registration creates structure and accountability.
Even so, investment safety still depends on informed judgment.
A buyer’s decision must consider project fundamentals, the strength of the developer, and the direction of the micro-market. When these elements align, RERA becomes a strong foundation rather than the only pillar of safety.
Additionally, working with an experienced, MahaRERA-registered real estate consultant adds a valuable layer of protection and ensures your interests remain safeguarded throughout the transaction.
Ultimately, this balanced approach empowers homebuyers and investors to make confident, risk-aware decisions across Thane and the wider MMR.
About the Author
Arosh John is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and the Editor-in-Chief of Thane Real Estate News (TREN) — a digital platform dedicated to factual, insight-driven reporting on the Thane–MMR property market. With more than a decade of on-ground experience, he specialises in villas, premium resales, and NRI-focused advisory. His deep understanding of MahaRERA regulations, combined with clarity on infrastructure-led growth patterns and transaction-level due diligence, enables clients to make informed and transparent decisions. He is widely regarded as one of the emerging credible voices shaping real estate advisory and property journalism across Thane and the Mumbai Metropolitan Region.
Disclaimer
This article is for informational purposes only. Buyers should verify project details on the official MahaRERA portal and consult a practising real estate lawyer for project-specific clarity before making any commitments.
