SUYUG Infra

Portal walkthrough

How to search the TNRERA portal

Tamil Nadu's register is organised nothing like Karnataka's: there is no registration-number search box on the front, and the record you want sits inside one particular register, in one particular year. This is how to get to it, worked against our own.

The register

Tamil Nadu Real Estate Regulatory Authority

Jurisdiction

Tamil Nadu and the Andaman and Nicobar Islands

Address

rera.tn.gov.in

Steps checked on

Open the TNRERA portal(opens in a new tab)

What this walkthrough does

Find a Tamil Nadu project on the TNRERA register

Choose the correct TNRERA project register, open the right year of registrations, filter the table down to a registration number, read the nine columns of the record, and open the promoter's own Form A application behind it.

Worked against The Big Banyan, registration TNRERA/30/LO/1146/2026 — a plotted layout at Bagalur on the Sarjapur–Hosur corridor, in Krishnagiri district, Tamil Nadu. Not the Bagalur near Kempegowda International Airport, which is a different place in a different state.

Every menu path, field label, column heading and button caption below was read off the live portal on . Government portals get rebuilt. If a label has moved, trust the portal and not this page — and tell us, so that we can re-check it and move the date.

9 steps

The procedure, in full

One step per numbered block. The first paragraph of each is the instruction; everything after it is the reason, and the panel under it prints the control names exactly as the portal spells them, including where the portal spells them oddly.

  1. Open the portal and note when it was last updated

    Go to rera.tn.gov.in, which serves Tamil Nadu and the Andaman and Nicobar Islands, and read the Last Updated stamp in the footer before you read anything else.

    The footer carries a last-updated date and a version number. That stamp is the portal telling you how fresh its own contents are, and it is what you need in order to judge how much weight to put on an absence. There is an EN and a Tamil toggle at the top; the labels quoted throughout this guide are the English ones.

    What it is called on the portal

    • EN
    • தமிழ்

    rera.tn.gov.in(opens in a new tab)

    Link to step 01

  2. Decide which of the three project registers holds your project

    Open the Projects menu and choose Registered Projects - Tamil Nadu, which offers three separate registers: Building, Layout, and Regularisation of Layouts.

    These are not three views of one list. They are three registers, and a project appears in exactly one. An apartment project is in Building. A plotted development is in Layout. A layout being regularised after the fact is in the third.

    The Big Banyan is a plotted layout, so it is in the Layout register. There is a separate Registered Projects - Andaman branch in the same menu, because TNRERA is the Authority for the Andaman and Nicobar Islands as well.

    What it is called on the portal

    • Projects
    • Registered Projects - Tamil Nadu
    • Building
    • Layout
    • Regularisation of Layouts

    Registered layout projects(opens in a new tab)

    Link to step 02

  3. Choose Online, or the right year of Offline registrations

    The register page is a grid of folders — one card for Online Registered Projects, and one card per year from 2017 onward for Offline Registered Projects.

    Online holds the registrations made through the portal, with a Select Year filter on the page itself. The year cards hold the older, offline-registered projects, one folder per year. A registration made in one year will not be found while you are looking at another year's folder, and the portal will not tell you that you are in the wrong one — it will simply show you a table without your project in it.

    The Big Banyan sits in the Online register. Its number ends in 2026, and the year selector on that page is set accordingly.

    What it is called on the portal

    • Online — Registered Projects
    • Select Year
    • 2026 Offline Registered Projectsone such card per year back to 2017

    Online registered layout projects, Tamil Nadu(opens in a new tab)

    Link to step 03

  4. Filter inside the table, because the search is not in front of it

    There is no registration-number search box on the way in; the register loads the whole year as one long table and gives you a filter box above it, captioned Search projects.

    Beside the filter there is a Show entries selector offering ten, twenty-five, fifty, a hundred or all rows, and a row of export buttons for Excel, CSV, PDF and Print. The filter searches everything in the table, so pasting a registration number narrows it to one row.

    This is the structural difference from Karnataka worth internalising. On K-RERA you ask a server a question. Here you download a register and search it in your own browser. Which means: if you are on the wrong register or the wrong year, your search cannot fail — it can only come back empty, which looks exactly the same.

    What it is called on the portal

    • Search projects...the filter box above the table
    • Show entries
    • Excel
    • CSV
    • PDF
    • Print

    What this step does not prove

    An empty table after filtering means one of two things and the portal cannot tell you which: the project is not registered, or you are looking in the wrong register or the wrong year. Rule the second out before you conclude the first.

    Link to step 04

  5. Read the nine columns of the record

    The row that comes back carries nine columns: S. No, Project Registration No., Name and Address of the Promoter, Project Details and Address, Approval Details, Project Completion Date, Other Details, Form-c, and Current Status of the Project.

    This register prints considerably more on the face of the row than Karnataka's does. Project Details and Address carries the full survey-number schedule and the village, taluk and district. Approval Details names the planning authority that approved the layout, the approval letter number and its date, and the local body that approved it separately. The registration number itself is printed with the date it was granted.

    Read Approval Details as carefully as you read the registration. A RERA registration is a registration; the layout approval behind it is a different act by a different authority, and both are named on this row.

    What this step does not prove

    Current Status of the Project can be blank. A blank badge is not a clean bill of health — it is a field with nothing entered in it, and it should be read as no information rather than as good information.

    Link to step 05

  6. Open Project Details in the Other Details column

    The Other Details column carries links captioned Promoter Details and Project Details, and Project Details opens the promoter's own registration application in full.

    What opens is headed FORM 'A' [See rule 3(2)] — APPLICATION FOR REGISTRATION OF PROJECT, and it is organised into blocks: Details of Project to be Registered, Site Address, Plot Details, Approval Details, Area Details, GPS Coordinates, EC, and Project Bank Details. Several rows carry a View Document link to the underlying attachment — the planning permission letter, the approved plan with the local body seal, the local body approval letter, the site photographs.

    The EC block is the one to notice, because it is the bridge to the third guide on this site. The Authority required the promoter to file an encumbrance certificate covering a stated period — from the date of approval of planning permission to the date of the RERA submission. Not an encumbrance certificate for the property. One for a period. That is the whole shape of what an EC is, stated by a regulator on its own form.

    What it is called on the portal

    • Other Details
    • Promoter Details
    • Project Details
    • Form-c

    What this step does not prove

    Form A is the promoter's application, sworn to the Authority. Registration means the Authority accepted it. It does not mean every figure inside it was independently audited, and you should read it as a declaration rather than as a finding.

    Link to step 06

  7. Read the Plot Details block before you trust a plot count

    The Plot Details block splits the project's plots across five rows — Regular Plots, EWS Plots, Owner Use, Shop Site and Commercial Site — which then sum to Total No of Plots.

    The total on that form for The Big Banyan is 327, which is the number this website publishes for the project, and it is the sum of those five rows rather than a count of plots available to a buyer. Reserved plots, plots retained for the owner and commercial sites are all inside it.

    So a headline plot count and a count of plots you could actually be sold are two different numbers, and the register is where the difference is visible. Read the split.

    What it is called on the portal

    • Regular Plots
    • EWS Plots
    • Owner Use
    • Shop Site
    • Commercial Site
    • Total No of Plots

    Link to step 07

  8. Check the caution and penalty lists

    Under Notifications the Authority publishes a Public Caution Notice section naming projects whose promoters are not authorised to sell, and the projects for which penalties have been levied.

    The two documents are captioned Promoters / Developers are not authorised to sell any space in the list of following projects, and Show Cause Notice issued for levy of penalty for non registration for the following projects. Beside them, under Projects, sit lists of Rejected Projects, Withdrawn Projects and Returned Projects, and separate penalty lists for offline, online building and online layout registrations, updated fortnightly.

    These lists are the Tamil Nadu equivalent of the K-RERA unregistered-projects list, and they are the enforcement side of section 3(1). Searching them costs a minute and is the check almost nobody runs.

    What it is called on the portal

    • Notifications
    • Public Caution Notice
    • Rejected Projects
    • Withdrawn Projects
    • Returned Projects
    • Projects for which Penalty levied (Updated Fortnightly)

    Projects whose promoters are not authorised to sell (PDF)(opens in a new tab)

    Link to step 08

  9. Check the broker as well as the builder

    Under Agents the Authority publishes the registered agents for Tamil Nadu and for Andaman, and separately a list of agents whose registration validity has lapsed.

    Section 9(1) of the Act requires a real estate agent to be registered before facilitating the sale of a plot in a registered project. The lapsed list matters as much as the live one: an agent who was registered is not the same as an agent who is registered, and the portal keeps both lists precisely so the difference is checkable.

    What it is called on the portal

    • Agents
    • Registered Agents
    • List of Real Estate Agents whose Registration Validity has Lapsed

    Registered agents, Tamil Nadu(opens in a new tab)

    Link to step 09

The worked example

What the register returned for us

This is deliberately a short list, and the reason is the point of the section. Our registrations page publishes two fields for The Big Banyan — the registration number and the authority — because those are the only two transcribed from a primary source into this site's data. The register holds a great deal more, and we would rather send you there than reprint fields our own data layer has never verified.

Register to open
Registered Projects (Layout) — Tamil Nadu
Folder
Online Registered Projects, year 2026
Project Registration No.
TNRERA/30/LO/1146/2026
Total No of Plots, on Form A
327
Everything else on the row
Read it on the register

Values set in monospace are transcribed from the portal exactly as it printed them. The rest describe where to go rather than what came back.

The row names a promoter, prints a full survey-number schedule, names the planning authority and the local body that approved the layout with their letter numbers and dates, and carries the project's coordinates. None of that is reprinted here. It is not a secret and it is not disputed — it simply has not been transcribed into this site's own source of truth, and a guide is not the place to quietly do that.

The completion-date column is not reprinted either, for the same reason it is not reprinted in the K-RERA guide: this website publishes no possession, completion or handover date for any project.

Compare all of it against our registrations page. If a single character differs, the register is right and we are wrong — tell us and we will correct the page against the certificate.

What a result does not prove

The traps, one at a time

A register answers the question it was asked. Most of the damage done with these portals is done by reading an answer as though it had answered a different, larger question — so here is each of those larger questions, and what the portal actually said instead.

One portal, two jurisdictions

TNRERA is the Authority for the Andaman and Nicobar Islands as well as for Tamil Nadu, and the portal keeps parallel registers for both — projects, agents and lapsed agents. The menus are adjacent and the labels are similar.

Check which branch you are in. A Tamil Nadu project will never appear in the Andaman register, and an empty result there proves nothing at all.

Form A is a declaration, not a finding

The richest page in this portal — the plot split, the area schedule, the project cost, the designated bank account — is the promoter's own application. Section 4(2)(l) of the Act requires it to be supported by an affidavit, which is exactly why it is worth reading: a false statement in it is a statement made on affidavit to a statutory authority.

But the Authority registering a project is the Authority accepting an application that met its requirements. Read Form A as a sworn account by the seller, checkable against the attachments linked from it, not as an audit by the state.

Planning approval and RERA registration are different acts

The Approval Details block on a layout record names a planning authority, an approval number and a date, and separately names the local body that approved the layout with its own letter number and date. Those are permissions to develop. The TNRERA number is a registration to sell.

A project can hold one and not the other, and marketing material routinely blurs them into a single reassuring word. On this record they are printed as separate rows precisely because they are separate things — read them as such, and note that two different bodies had to act.

The state line runs through this corridor

The Big Banyan is in Krishnagiri district, Tamil Nadu. It sits on the Sarjapur–Hosur corridor, which is exactly why it gets described as a Bengaluru project and searched for on the wrong register.

Its regulator is TNRERA, its registration is a TNRERA number, and its land records sit with the Tamil Nadu Registration Department rather than with Karnataka's. Nothing about it is in K-RERA, and describing it as K-RERA or BMRDA approved would be a false statement about a statutory registration.

The statute behind it

Where the law actually says this

Every claim on this page about what a promoter, an agent or an authority must do is a claim about a statute, so the statute is quoted with its citation attached. Where we are confident of the section but have not read the wording from a primary text in this pass, the section is cited and not quoted, and that difference is marked.

The statute’s own words

No promoter shall advertise, market, book, sell or offer for sale, or invite persons to purchase in any manner any plot, apartment or building, as the case may be, in any real estate project or part of it, in any planning area, without registering the real estate project with the Real Estate Regulatory Authority established under this Act
Real Estate (Regulation and Development) Act, 2016 — section 3(1)Quoted to the end of the first limb. Plot is the first word in that list, which is why a plotted layout needs a registration exactly as an apartment project does.

The statute’s own words

that the land is free from all encumbrances, or as the case may be details of the encumbrances on such land including any rights, title, interest or name of any party in or over such land along with details;
Real Estate (Regulation and Development) Act, 2016 — section 4(2)(l)(B)One of the declarations the promoter makes on affidavit under section 4(2)(l). It is why an encumbrance certificate is attached to the application, and why the EC block on Form A names a period rather than a property.

The statute’s own words

the time period within which he undertakes to complete the project or phase thereof, as the case may be;
Real Estate (Regulation and Development) Act, 2016 — section 4(2)(l)(C)The declared period that section 5(3) then makes the registration's validity. The register's completion column is this declaration, printed.

The statute’s own words

No real estate agent shall facilitate the sale or purchase of or act on behalf of any person to facilitate the sale or purchase of any plot, apartment or building, as the case may be, in a real estate project or part of it, being the part of the real estate project registered under section 3, being sold by the promoter in any planning area, without obtaining registration under this section.
Real Estate (Regulation and Development) Act, 2016 — section 9(1)The basis of the registered-agents and lapsed-agents lists on this portal.

Cited, not quoted

The section is named so you can read it yourself. The wording is not reproduced here, because we have not transcribed it from a primary text in this pass and a paraphrase in quotation marks is worse than no quotation.

  • Form A is made under the Tamil Nadu rules; the form itself is headed with the rule it is made under, and the portal prints that heading on the public view.

    Tamil Nadu Real Estate (Regulation and Development) Rules, 2017 — rule 3(2)

  • The Authority's regulations govern the forms, fees and manner of the filings this portal publishes, including the quarterly progress reports and the annual audit report.

    Tamil Nadu Real Estate Regulatory Authority (General) Regulations, 2018

Terms used above are defined on the glossary, with the statutory wording wherever a statute defines them.

The honest gap

What we could not check, and therefore left out

A walkthrough that quietly skips the parts its author could not reach is the exact failure this section exists to prevent. These are the things we did not verify on the date at the top of this page, listed rather than smoothed over.

  • What the segments of a TNRERA registration number mean. The number was searched as one string and found; the Authority publishes no key to its parts that we have read, so this guide does not decode it for you.

  • Whether the Online register and the year folders are exhaustive of each other. We found our own record in Online for 2026; we have not tested whether any registration appears in both, or in neither.

  • The Andaman and Nicobar branch of the portal. It is named here because it is adjacent in the menus and easy to land in by accident; we have not walked it.

Keep going

The other two registers

Then bring the numbers to us

Every registration this site publishes is on the registrations page, with the regulator, the promoter as registered, the survey numbers and the validity date transcribed from the certificate. Read it after you have read the register, not before.

SUYUG registrationsAll three walkthroughs