The October 2026 launch ledger: zero new Gurugram RERA certificates, and 20 approved projects still waiting for one

The short version

An empty month on the register, and a full queue behind it

Update, 5 November 2026: after this note went out, HARERA's register added two certificates for files in the queue below: Suncity's Monarch Club (certificate 66, RERA-GRG-2306-2026, dated 08.10.2026) and Pride Park II (certificate 63, RERA-GRG-2261-2026, dated 11.09.2026). So October now has one certificate, not zero, and September has seven. Both were already signed while the record still showed them as waiting, so the queue below is 18 files, not 20, and the wait figures for those two are wrong. Monarch Club covers a clubhouse and recreation area, so no certificate for homes dated October has appeared yet. We will recount in the December ledger.

Each month we pull the full HARERA Gurugram register, filter it to certificates dated in the month before, and open the file behind every new row. For October 2026 there are no rows. As of 2 November, the latest Gurugram certificate on the public register is still number 64, dated 14 September. That does not mean HARERA did nothing in October. Its hearing records show it approved eight brand-new Gurugram projects during the month and two amendments to older ones. But every one of those approvals ends with the same status: "Approved and ready for certificate issuing process", and next to it, "Certificate not uploaded yet".

That gap between approval and certificate is the subject of this ledger. It matters for buyers because the certificate is what makes a project registered, and a project that is not registered cannot be advertised, booked or sold. Counting the older approvals still waiting, 20 Gurugram files were in that state on 2 November. One has waited 133 days.

Three findings, in order of how much they matter if you are being offered a "new launch" this month:

• "RERA approved" is not "RERA registered". A project can clear its hearing and still have no certificate and no valid registration number for weeks or months. Brokers will say "approved". Ask for the certificate.
• Most of the delay is in the promoter's hands. Every one of these approvals is conditional. The certificate is released only after the promoter fixes the listed deficiencies and, for most, deposits Rs 25 lakh security drafts against approvals it does not yet hold.
• Our own counts move. Certificates often go public weeks after the date printed on them. That changes August from 4 to 5 and September from 3 to 6. Corrections are below.

The register

No certificate dated October, and how we checked

HARERA publishes every registered Gurugram project on one public page, with no login. We pulled it on 2 November 2026. It lists 62 certificates dated in 2026, numbered 1 to 64 (numbers 55 and 63 do not appear). The highest is certificate 64, DLF's The Aureva, dated 14 September, which we covered in September's ledger. Nothing on the list is dated October.

An empty list could mean the page is stale, so we checked it two other ways.

The certificate store. Each certificate on the register links to a PDF served by a sequential ID. We opened every ID above the highest one the register links to. Twelve more certificates exist there. All twelve are from HARERA Panchkula, which covers the rest of Haryana: HRERA-PKL numbers 991 to 1002, dated 13 to 23 October, for projects in Jhajjar, Jind, Faridabad, Karnal, Sonipat, Sirsa and Palwal. So the system was issuing certificates in October. None of the new ones is for Gurugram.

The project records. We opened every HARERA project record numbered 3990 to 4409 that returns a page, the range that covers applications filed from roughly April to late October 2026. The Gurugram ones fall into clear groups: certificate uploaded, application returned or withdrawn, still in hearings, and a fourth group of 20 that are approved but uncertified.

The law

Why "approved" is not enough to book a flat

Section 3(1) of the Real Estate (Regulation and Development) Act, 2016 says no promoter shall "advertise, market, book, sell or offer for sale, or invite persons to purchase in any manner" in a project that needs registration, "without registering the real estate project". Section 5 then says what registration is: the Authority grants it and provides a registration number. In Gurugram, that grant is the certificate. The hearing records are explicit. They say the certificate "shall be issued after submission of" the remaining items, not that the project is registered on the day of the hearing.

There is one wrinkle a careful buyer may hear about. Section 5(2) says that if the Authority neither grants nor rejects an application within 30 days, the project "shall be deemed to have been registered". Some of these applications are well past 30 days. Our reading, and it is only a reading: deemed registration is a remedy for an Authority that sits on a complete application. These files are approved subject to things the promoter has not yet done. A builder who says "deemed registered" to justify taking your money before the certificate exists is asking you to take a legal risk on its behalf. We would not.

The practical rule is simple. Before you pay anything, open the project's HARERA record. If the registration column says "Not Yet Approved/Certificate Not Uploaded Yet", the project is not yet sellable, whatever the hearing says.

The queue

Twenty files approved and waiting, the oldest since June

The chart lists every Gurugram file whose record showed "Approved and ready for certificate issuing process" on 2 November, with the date of the approving hearing. Twelve are new registrations (one of them, Suncity's Monarch Club, covers only a clubhouse and recreation area, which the promoter calls non-saleable). Eight are amendments to projects already registered, mostly because the building plans changed.

The long waits are mostly amendments. Birla Arika's amendment was approved on 22 June, on condition that Birla either file an affidavit backing its claim that a revised environmental clearance is not needed, or deposit a Rs 25 lakh security. M3M Residences by Elie Saab (approved 30 June) and Vista Centre (6 July) were approved on condition of security drafts against fire, service-plan and environmental approvals they did not yet have. For these, buyers already have a registration. What is pending is the paperwork that brings the registration in line with the revised plans.

The new registrations are the ones that matter for "launch" claims. WAL Serenia 92 Phase I and Ashiana Aaroham Phase III were both approved on 27 July and are still uncertified 98 days later. WAL Serenia 92 is the retirement-housing project that replaced the affordable "Verde 92"; its approval also supersedes the old Verde 92 registration, RC 41 of 2025, which we wrote about in our retirement-housing note. Godrej Zenith's amendment, the extra floors we covered in our consent-rule explainer, was approved on 21 September and is also still waiting for its addendum.

For context: across the 62 Gurugram certificates dated in 2026, the median gap from application to certificate is 42.5 days. Several files in this queue have already spent longer than that just between approval and certificate.

October's eight

The eight new Gurugram projects HARERA approved in October

These are the projects most likely to be marketed as "October launches". Each was approved at a hearing in October; none had a certificate on 2 November. Figures are from each project's Form REP-I on HARERA, as filed by the promoter.

Four details from the hearing records are worth knowing before anyone sells you one of these.

Sakura carries a second brand name. At the 5 October hearing, HARERA noted that its officials' site visit found the name "OKAS" in use at the project site, and made a declaration "clarifying and confirming the use of the aforesaid name/branding" a condition of the certificate. If you are shown "OKAS" in Sector 90, check whether it is this file. Sakura's service plans were also not yet approved; the director undertook to file them within three months of registration.

Two of the eight are retirement housing. Ekantam by Yashika holds Licence 71 of 2026 under Haryana's Retirement Housing Policy dated 04.11.2024, and the hearing record notes the site is on a "40 feet wide road". That makes it the eighth Gurugram project we know of under the policy, after the seven in our retirement-housing note. Ramsons Soham, one of those seven, was approved on 12 October, but six approvals were still pending at the hearing: environmental clearance, fire scheme, service plans, road access permission, a power-line shifting approval and a Natural Conservation Zone NOC. Security drafts were required for only the first three.

Pyramid Whitefield is a plotted colony on a licence that started as affordable housing. The hearing record says Licence 243 of 2025 was issued "pursuant to migration of License No. 26 of 2021", originally granted for an affordable group housing colony, plus 2.45625 acres of fresh land, for a plotted colony under the NILP Policy-2022. HARERA asked for the role of Emaar India and MGF Developments in the joint development agreements, the full chain of title and a fresh non-encumbrance certificate before approving it on 21 October. Some broker listings we found describe "Pyramid Whitefield" as apartments. The application on file is for 97 plots.

"Sky Arc Avenue" is commercial. Every building drawing in its file is for "Commercial 3" and "Commercial 4" blocks in Phase 5A of Smartworld's 11.67-acre licence. It is not a residential tower.

Also still waiting from August: Pride Park II, a 238-plot project in Sector 4, Sohna, by Faith Buildtech, approved on 31 August subject to an affidavit about shifting an 11 kV line that runs through the site.

Who holds the key

What stands between approval and certificate

Read the closing line of each approval and the pattern is the same. HARERA approves "as proposed subject to rectification of deficiencies", and the certificate "shall be issued after submission of" a list. The list usually has three parts:

All three are things the promoter files. The records do not say whether any of these items were filed and are sitting with HARERA, so we cannot tell how much of the wait is on each side. What we can say is that a project in this queue has, by HARERA's own record, unfinished compliance. That is one more reason not to treat "approved" as a green light.

It also explains why October's register can be empty while hearings carried on as normal. Ten of the 20 approvals in the queue were given in October.

Corrections

August is now 5, September is now 6

A certificate's date and the day it appears on the register are often weeks apart. Two certificates that went public in October change our earlier ledgers.

• September: 3 becomes 6. Cocoa County Phases 02, 03 and 04 in Sector 88A (certificates 58 to 60, dated 11 September) were uploaded on 7 October, 26 days later. We reviewed that file separately on 7 October.
• August: 4 becomes 5. Emaar's Marbella Phase 7, Sector 66 (certificate 52, RERA-GRG-2230-2026), is dated 5 August but was uploaded on 16 October, 72 days later. Its registration runs only to 31 December 2026, a short window worth asking about if you are offered a unit in it.

We have now read the certificate and upload dates on all 61 Gurugram records with a 2026 certificate that show an upload date. The median gap between the date on a certificate and its upload is 8 days. Twenty-one took two weeks or more, and 25 went public in a later calendar month than the one printed on them. The longest was Marbella Phase 7's 72 days. So October's zero is a count as of 2 November, not a final one. If HARERA has signed October certificates that it has not uploaded, they will appear later with October dates, and we will recount in the December ledger.

Still in hearings

Big names that filed in October and are not approved yet

At least 18 new Gurugram applications were received by HARERA in October, by the dates on their records. None had been approved by 2 November. Several are names buyers are already hearing:

• L&T Realty Aravista Phase 1, Sectors 86 and 81: 7.20 acres, filed cost Rs 1,725.29 crore, received 19 October, next examination 16 November.
• Experion Emerelle Reserve, Sector 88A: 320 flats, filed cost Rs 1,182.85 crore, promised completion 30.09.2035, received 5 October.
• Indiabulls one09, Sector 109 (applicant Citra Properties): a new application received 13 October, first examination 2 November, under a name that already has two registrations from 2017 (RERA-GRG-1611-2024 and 1613-2024). Another same-name case: match the number on any agreement to the phase you are buying.
• Also received in October: M3M Antalya Hills Phase II (Sector 79), Emaar Business Square (Sector 66), MVN Aero One Phase 2 (Sector 37D), MRG Crown (Sector 106), Elevate Vista (Sector 63A), Brahma City Phase V and Adani Brahma's Downtown Avenue (Sectors 60 to 63).

Pioneer Urban's Alura, Sector 62 (received 28 September, filed cost Rs 3,709.09 crore), was adjourned again on 2 November. Anyone taking "expressions of interest" for these today is doing it before registration. Section 3 does not have an exception for refundable cheques.

The Noida half

UP RERA's only October approval round had no Noida project

UP RERA does not publish a project-by-project list of new registrations we can read from this side, and its project search was showing a maintenance page on 2 November. What it does publish is a press release after each Authority meeting. Its press page lists one approval release in October.

The 216th meeting approved 15 projects worth Rs 1,226.57 crore with 1,549 units, across Lucknow (7), Varanasi (2), and one each in Barabanki, Mathura, Moradabad, Agra, Meerut and Bulandshahr. Gautam Buddh Nagar, the district that holds Noida, Greater Noida and the YEIDA belt, is not on the list. Neither is Ghaziabad. That follows the 214th meeting in September, which also had no Gautam Buddh Nagar project.

One gap we cannot close: the 215th meeting has no release on UP RERA's press page. A UNI report around 2 October said it approved two residential projects in Gautam Buddh Nagar worth Rs 1,800.36 crore with 1,398 units, without naming them or giving the meeting date. That is a news report, not a register entry, so we do not count it. If you are offered a Noida "new launch", search its UPRERAPRJ number on up-rera.in once the search is back, and do not pay against a name alone.

Do it yourself

How to check a Gurugram "launch" in five minutes

Verdict

An empty October that is really a queue

October 2026 added no new Gurugram registrations to the public register, and Noida had no project in UP RERA's only October approval round. Behind the empty Gurugram list sit 20 approved files, ten of them approved in October, eight of them new projects, all waiting on conditions that the records show are mostly the promoter's to meet. Until those certificates appear, none of the eight can lawfully be sold. When they do, they will probably carry October or November dates, and the count will change. We will run it again in December.

If you are evaluating a purchase in these markets, Akhut Estates advises buyers directly: akhut.in/contact.