Buyers close to a decision often hear that Hasiru’s projects are not RERA registered, and the worry lands quickly: is that a corner being cut? Competitors advertising RERA approved farmland can make the gap feel like a warning sign. This blog explains, plainly, why a genuine agricultural land sale sits outside RERA, and why saying so is a sign of legal literacy rather than evasion.
Hasiru is not RERA registered, and it does not need to be. RERA governs real estate development projects, meaning building or plotting land for sale. Hasiru sells agricultural land that keeps its agricultural character, which falls outside RERA by law.
In Short
RERA regulates the development of land into plots or buildings for sale. A genuine agricultural land sale that retains its agricultural character is not such a project, so no RERA registration applies. Individual registered title and a full document set, not a RERA number, are what protect a Hasiru buyer.
Table of Contents
What is RERA and what does it actually regulate?
RERA, the Real Estate (Regulation and Development) Act, 2016, regulates real estate projects: the development of land into plots or buildings offered for sale. It exists to protect buyers of homes, apartments and developed plots from delayed or misrepresented projects.
The Act sets up a state authority that requires qualifying projects to register before they are marketed, and forces developers to disclose plans, approvals and timelines. RERA applies where land is developed, built upon, or subdivided into plots and offered for sale. Where no such development project exists, the Act’s registration framework does not come into play. This definitional distinction ultimately determines whether agricultural land falls within the scope of RERA.
Does RERA apply to agricultural land?
Generally, no. A genuine agricultural land sale is not a real estate project, so RERA does not apply. But it can apply the moment that land is converted and developed into a plotted layout with shared infrastructure for sale.
There are two circumstances under which a genuine agricultural land sale can sit outside RERA. First, the sale of agricultural land that retains its agricultural character does not constitute the development of land for sale, and is therefore not a real estate project. Second, Section 3(2)(a) of the Act exempts small projects from registration: registration is generally required where the land area exceeds 500 square metres or the project proposes eight or more apartments, so anything below that threshold is exempt.
The trigger is conversion and development. Once agricultural land is converted for non-agricultural use, through DC or NA conversion, and developed into a plotted layout with shared infrastructure above that threshold, it becomes a real estate project and RERA applies. This is why the honest position is never that agricultural land is always exempt. It is that land retaining its agricultural character, sold as land rather than as a developed project, is what keeps it outside the Act.
Is Hasiru Farms RERA registered, and why not?
Hasiru Farms is not RERA registered because it sells agricultural land that retains its agricultural character, not a residential or commercial development.
As a managed farmland company, Hasiru Farms sells agricultural land to buyers, and the agricultural character of that land is retained through the transfer. Hasiru Farms’ projects involve the sale of agricultural land, not residential or commercial real estate development, so RERA registration is not applicable. Stating that plainly is a point of legal precision, not a gap being covered up.
Is it a red flag that managed farmland has no RERA number?
No, not when the land is genuinely agricultural. A RERA number would only exist if the land were a developed real estate project. Its absence on a genuine agricultural land sale is expected, not a warning sign.
There is a terminology point worth knowing, because sellers exploit it. The statutory term is RERA registered, yet marketing often reads RERA approved farmland. A genuine agricultural land sale has no RERA number at all, so a RERA approved badge on farmland can actually signal the opposite of what a cautious buyer assumes: a converted, plotted project that had to register, rather than agricultural land that never needed to. Reading the badge correctly is a buyer-protection skill in itself.
The deeper worry behind the RERA registration is usually about the company: how long it has operated, and whether the land stays yours if the company does not. Hasiru Farms has operated since 2021, with 300+ acres delivered to 250+ families. The stronger answer, though, is structural, and it is covered below: your protection is your own registered title, not a regulator’s badge. For the full picture of how Hasiru earns trust before a purchase, see how Hasiru proves it is trustworthy before you buy.
If there is no RERA, what protects me as a buyer?
Individual registered title protects the buyer. Every buyer receives a registered Sale Deed in their own name, conveying exclusive title to a specific parcel, backed by a full document set and pre-purchase legal due diligence.
The Sale Deed is executed in the buyer’s own name and conveys exclusive title to the specific parcel. Across the transaction the buyer receives a defined document set, not a single certificate:
- Booking stage: Payment Receipt and Letter of Promise.
- Pre-registration: Sale Agreement.
- Registration: the Registered Sale Deed.
- After registration: RTC in the buyer’s name, Encumbrance Certificate (EC), Akarband, Mutation Register Extract, Patta Book and the latest Tax Receipts, plus a Maintenance Agreement.
Behind each parcel is legal due diligence run before the project is offered: parent title traced for 60+ years where available, Encumbrance Certificates, revenue records such as RTC and mutation, survey records, PTCL verification, a litigation check, Nil Tenancy verification and zoning requirements. Depending on the project, the land also holds approvals such as Gram Panchayat approval, electricity and water approvals from the competent local authorities, and Survey, Phodi and 11E Sketches approved by the ADLR where applicable. Eligibility is open: there are no restrictions on eligible purchasers, and both non-agriculturists and NRIs can buy.
This is the protection RERA registration stands in for elsewhere, delivered here through individual title and documentation. For the full breakdown, read what you legally own when you buy Hasiru farmland.
Frequently asked questions
What is exempt from RERA?
Small projects are exempt under Section 3(2)(a), where the land area does not exceed 500 square metres or the project does not propose eight or more apartments. A genuine agricultural land sale that is not a development project also sits outside RERA.
Is it safe to buy land that is not RERA registered?
Yes, when the land is genuinely agricultural and RERA never applied to it. Safety here comes from individual registered title, a full document set and pre-purchase legal due diligence, not from a registration number the sale was never required to hold.
Is “RERA approved farmland” a genuine status?
The correct statutory term is RERA registered, not approved, and a genuine agricultural land sale has no RERA number at all. A RERA approved farmland badge can actually signal a converted, plotted project rather than agricultural land.
Is construction allowed on agricultural land?
Agricultural land retains its agricultural character and is not sold as a built or plotted development, so construction rights are not part of what a Hasiru Farms buyer receives. Any structure that would change that character requires DC or NA conversion first, along with permissions from the competent local authorities. Once land is converted and developed into a plotted layout with shared infrastructure such as roads, water and a clubhouse, needing Planning Authority approval, it becomes a real estate project that RERA regulates. That is the line the model stays behind: land sold as land, with its agricultural character intact.
What is the 70/30 rule of RERA?
It requires developers of registered real estate projects to keep 70 percent of buyer funds in a separate account for that project. It applies to registered projects, not to a genuine agricultural land sale.
If the company stopped operating, what happens to my land?
Your parcel is held under a registered Sale Deed in your own name, so ownership is yours independent of the company. How Hasiru approaches continuity and trust is covered on the /trust page.
