Buyer Safety

Buyer Safety & Risk Advisor

Documented fraud patterns, your legal rights under RERA, and a pre-payment verification checklist — drawn from statute text and verified news reporting.

report A reported investment-fraud case under investigation

₹2,700 Cr alleged · 70,000+ reported investors

In June 2025, the Enforcement Directorate carried out raids across Gujarat and Rajasthan related to allegations that a scheme marketed plots as "Dholera SIR" land while, according to news reports, selling unauthorized layouts and making false RERA registration claims. This is a reported, ongoing investigation — it has not resulted in a final legal finding, and we present it here only as a case study in what buyers should watch for, not as a settled conclusion about any specific person or company.

fact_checkTier 2 · verified news reporting NDTV · 2025-06-12 Times of India · 2025-06-14

policy Common Fraud Patterns to Watch For

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Land outside SIR marketed as "inside SIR"

Plots located outside the 22-village Dholera SIR boundary have been marketed as inside it, to command a premium price.

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Layouts without a sanctioned TP scheme

Plots sold in layouts that do not have a sanctioned Town Planning (TP) scheme number on record.

agriculture

Agricultural land represented as NA-converted

Land that is still classified agricultural has, in some reported cases, been sold with claims of Non-Agricultural (NA) conversion that had not actually been completed.

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Unverifiable RERA registration numbers

Sellers citing a GujRERA registration number that, upon checking, does not exist or does not correspond to the project being sold.

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Advance payments collected before RERA registration

Booking amounts collected before a project secures GujRERA registration — sometimes exceeding the legal 10% advance cap explained below.

balance Compensation Disputes & Land-Pooling Background

Under the SIR Act 2009, land pooling across the 22 villages is reported to have affected approximately 15,000 farmer families. Publicly reported disputes include compensation rates set in 2011 that some landowners consider outdated, and instances of lower-quality replacement plots being allotted. These are background context for buyers, not a statement about any individual plot's status.

info Before paying for any specific survey number or plot, check for pending compensation disputes — ask for an Encumbrance Certificate and verify directly on anyror.gujarat.gov.in.

local_library Know Your Rights: RERA Section 13

"A promoter shall not accept a sum more than ten per cent of the cost… as an advance payment or an application fee… without first entering into an agreement for sale… and registering the said agreement… under any law for the time being in force." — RERA Act 2016, Section 13(1)

warning A demand for more than 10% before a registered sale agreement is a red flag worth pausing on.

Penalty for violation: up to 5% of estimated project cost (Section 61), or up to 3 years imprisonment for selling without RERA registration at all (Section 13 read with Section 59).

checklist Before You Pay, Verify:

  • check_circleVillage name appears in the official 22-village SIR list (see /map)
  • check_circle7/12 & 8A extract name matches the seller exactly
  • check_circleEncumbrance Certificate shows no active loan/boja
  • check_circleNA conversion order exists (if claimed converted)
  • check_circleGujRERA number (if a developer project) checks out on gujrera.gujarat.gov.in
  • check_circleLayout has a sanctioned TP Scheme number
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