Short answer: In most stalled Noida and Greater Noida projects, registry of flats depends on the developer joining the UP Government’s December 2023 relief package, based on the Amitabh Kant committee’s recommendations, and paying 25% of its recalculated land dues to the Authority. Buyers cannot pay that amount themselves, but they can find out whether their developer has paid, press the Authority and developer in writing, and use UP RERA and other remedies where the developer does not act.
What the package provides
The State issued a government order on 21 December 2023, and on 26 December 2023 the Noida and Greater Noida Authority boards adopted it. About 190 group housing projects with roughly Rs 32,000 crore of dues were reported to be in scope. The main terms reported were:
- a zero period for 1 April 2020 to 31 March 2022, for which interest is waived;
- payment of 25% of the recalculated dues within 60 days, and the balance 75% with simple interest over three years;
- permission for a co-developer to complete the project, with joint responsibility for dues, and partial surrender of unused land;
- registry for flat buyers within three months, and occupancy or completion certificates for constructed flats.
Projects in NCLT or court proceedings qualified only after the case was withdrawn, and Sports City, Recreation Entertainment Park, commercial, institutional and industrial projects were excluded. Builders lose the benefits if they breach the conditions.
How it has worked in practice
Progress has been uneven. By June 2024 the Noida Authority reported about 1,075 registries in 22 projects whose developers had paid 25%, out of 57 projects that had been asked to pay. In August 2024 GNIDA reported that 16 large builders had not paid their 25% share, about 85,000 flats awaited registry, and the Authority was preparing to proceed against defaulting builders’ plots and property. Buyers should check the current status of their own project with the Authority.
Developer penalties should not fall on buyers
In Granite Gate Properties v. NOIDA (3 September 2026), the Supreme Court held, in an insolvency revival of two Noida projects, that time-extension charges arising from the developer’s delay could not be treated as process costs and that homebuyers and the resolution applicant should not bear penalties for the developer’s past default. The ruling turns on its facts but is useful where Authority demands block registry in buyer-led revivals.
Related questions
What if my developer has not paid the 25%?
Registry under the package depends on that payment. Buyers can ask the Authority in writing for the project’s dues status, approach the developer collectively through the buyers’ association, and consider a complaint before UP RERA.
Does the package apply if the project is in insolvency?
Projects in NCLT or court proceedings were eligible only after the case was withdrawn. Where insolvency continues, registry generally follows the resolution plan and any orders passed in it.
Can the Authority make buyers pay the developer’s penalties?
In Granite Gate the Supreme Court said homebuyers and the resolution applicant should not bear the developer’s past defaults and that NOIDA should waive penalty charges in those circumstances. Each case needs its own analysis.
Will I get an occupancy certificate as well?
The package provided for occupancy or completion certificates for constructed flats. Check that the tower is covered before registry, since lenders and future buyers will ask for it.
Practical points
- Keep the allotment letter, builder-buyer agreement, payment receipts and possession letter organised.
- Ask the Authority for a written statement of the developer’s dues and payments under the package.
- Act through the residents’ or buyers’ association where possible; Authorities respond better to project-level requests.
- Check stamp duty valuation and the sub-lease deed draft before the registry date.
- Record who caused each period of delay; it matters for any claim against penalties.
Sources: Business Standard, 27 Dec 2023; Millennium Post, 13 Jul 2024; SiliconIndia Homes, 5 Aug 2024; LawBeat, Sep 2026.
For a confidential discussion on stalled projects and flat registry, see Real Estate and RERA Lawyer, Greater Noida.
General legal information only; not legal advice or solicitation.
