Documents to Check Before Investing in L&T Realty’s Sector 86 Project
L&T Aravista Sector 86 is L&T Realty’s first residential project in Gurgaon, planned on about 20 acres with 7 towers and 3 and 4 BHK homes from an indicative ₹4.5 Cr, with possession shown for September 2032. Its RERA registration has been applied for but not issued as of October 2026. Of the documents to check before buying a flat in Sector 86 Gurgaon, only the land and planning papers can be verified today: the DTCP licences, the company that holds the land, the approved plans and the HRERA application record. Sale and possession papers follow later.
Aravista RERA Status and What It Means for Buyers
Section 3 of the Real Estate (Regulation and Development) Act, 2016 bars a promoter from advertising, marketing, booking or selling units before the project is registered. Until the Aravista RERA status moves from applied to registered, any money paid as an expression of interest has no RERA protection.
The application itself also leaves a public trail.
While an application is under scrutiny, HRERA Gurugram publishes project hearing briefs that list what the promoter still has to submit, such as unpaid fees, service plans, or a revised builder-buyer agreement and payment plan. The Haryana Real Estate Regulatory Authority portal also shows a preview of the application under a temporary project ID, with the licence numbers, approval dates and likely completion date the promoter has filed. Read both before any site visit turns into a payment.
DTCP Licence Check for a Gurgaon Project
Every group housing project in Haryana starts with a licence from the Department of Town and Country Planning (DTCP), issued in Form LC-V. A DTCP licence check for a Gurgaon project covers 4 things for each licence: the licence number, the licensed area, the validity dates and the name of the licence holder.
This project needs more care than a single-licence site. The land, about 19.974 acres recorded across Sector 81 and Sector 86, is held under 3 separate DTCP licences. Ask which licence covers the Phase 1 towers, and confirm its validity runs at least to the completion date filed with HRERA.
The land company does not carry the L&T name. International Green Scapes Limited owns the land; L&T Realty Properties acquired it outright in April 2026 for ₹1,123 Cr. L&T Realty has also said it plans to consolidate its realty businesses under a single entity, subject to approvals. So the company name on the licence, the HRERA application, your allotment letter, and your receipts may not be identical, and each name change should be backed by a document you can see.
Land Title Documents in Haryana: Jamabandi and Mutation
Haryana’s land records show ownership by khasra number through the jamabandi (record of rights) and mutation entries. Ask for the khasra list attached to each licence and check that the recorded owner matches the licence holder. If the 2 differ, the link must be a registered collaboration agreement or a recorded transfer. A lawyer’s encumbrance search at the Sub-Registrar’s office completes this step.
Approved Building Plans and Environment Clearance
The approved zoning plan and building plans fix tower positions, floor counts and land reserved for community use. The page describes Phase 1 as 3 towers of G+37 floors with 4 apartments per core, so the sanctioned building plan should show exactly that.
The same plan should account for the L&T Aravista amenities listed online, including about 1.25 lakh sq.ft. of club and amenity space. A feature that appears only in a brochure is a promise you cannot enforce.
Projects above 20,000 sq.m. of built-up area also need environmental clearance from the State Environment Impact Assessment Authority before construction starts. Ask for the clearance letter and its conditions.
HRERA Registration Certificate in Form REP-III
Once registration is granted, HRERA issues the registration certificate in Form REP-III. It names the promoter, the licence and its validity, the registration number and the date by which the project must be completed.
That completion date is the one you can enforce, not the possession month in any marketing material.
Recent HRERA certificates also forbid advertisements that do not carry the project’s QR code and registration number. Download the certificate as a PDF on the day you book, because the online record can be updated later.
Documents Required at Booking
Section 13 of the Act stops a promoter from taking more than 10 percent of the cost as an advance or application fee before a written agreement for sale is signed and registered. On the indicative starting price, which excludes taxes and statutory charges, that ceiling is ₹45 lakhs.
The documents required at booking are:
- A cost sheet that separates base price, location charges, club and parking charges, GST and estimated stamp duty.
- An allotment letter with tower, floor, unit number and carpet area.
- Receipts issued in the exact company name that appears on the registration certificate.
- Proof of TDS deposit, since 1 percent TDS applies when the property value is ₹50 lakh or more.
Carpet area under Section 2(k) of the Act is the net usable floor area, excluding external walls, service shafts, exclusive balconies, and exclusive open terraces. The listing mentions 10 ft decks, and those belong on a separate line rather than inside the carpet figure. For a Sector 86 property investment at this ticket size, a small gap between carpet and saleable figures changes the real rate per sq.ft. you pay.
Builder Buyer Agreement Checklist Under Haryana RERA Rules
Haryana’s 2017 RERA Rules prescribe the agreement for sale format in Annexure A. A promoter can add clauses but cannot reduce the rights the Act and the Rules give you. Use Annexure A as your builder-buyer agreement checklist under Haryana RERA Rules, compare the draft line by line, and check 3 clauses first:
- Possession date. It should match the completion date on the registration certificate, with any grace period written out in months.
- Cancellation. HRERA Gurugram’s 2018 regulation on forfeiture caps the earnest money a builder can keep at 10 percent of the unit’s consideration when a buyer cancels.
- Specifications schedule. List fittings, brands, and common facilities in the agreement so they become part of the contract.
Keep a dated copy of the listing for L&T Aravista Gurgaon that you relied on, since launch features can change before registration.
Occupation Certificate and Conveyance Deed at Possession
DTCP issues the occupation certificate once construction is complete. Without it, an offer of possession is incomplete, and lenders and future buyers will ask for it.
The conveyance deed, registered at the Sub-Registrar’s office after stamp duty is paid, transfers title to you. Its carpet area should match your agreement, and the possession letter date starts your defect liability period.
What Our Advisory Desk Checks First on Sector 86 Files
On this project, our desk starts with names before numbers. We put the licence holder, the HRERA applicant, the company on the draft agreement, and the bank account for payments side by side. If any of them differ, we ask for the document that connects them before discussing price or floor choice.
The second check is the hearing brief. A brief that lists a revised builder-buyer agreement or payment plan tells you the terms on offer today may not be the terms that get registered.
An L&T Aravista review that covers towers, views and brand but skips the paper trail leaves out the part that protects your money. The profile of L&T Realty and its Sector 86 homes covers the developer’s wider track record; this page covers what that record cannot replace.
Read the registration certificate before the cost sheet. The brochure tells you what is planned; the certificate tells you what is promised.
Key Takeaways for Sector 86 Buyers
- Read the HRERA hearing brief and application preview now, before paying anything.
- Get all 3 licence numbers and confirm which one covers your tower.
- Match the company name across licence, registration, agreement and receipts.
- Sign only an agreement that follows Annexure A, after registration is granted.
Location and pricing checks are separate from this paper trail and are covered in the site’s guide to things to check before buying property in Sector 86.
Read more: https://www.lntsector86gurgaon.com/blog/
Frequently Asked Questions
What happens if possession is delayed in a Haryana RERA project?
You can choose between 2 remedies under Section 18 of the RERA Act. If you stay in the project, the promoter must pay you interest for every month of delay until possession. If you withdraw, the promoter must refund what you paid with interest. You can file the claim with the authority that registered the project.
How long is a builder liable for structural defects in Gurgaon?
The builder is liable for 5 years from the date of possession. Under Section 14(3) of the RERA Act, structural defects or faults in workmanship, quality or services that you report in this period must be fixed free of charge within 30 days. If they are not, you are entitled to compensation under the Act.
Can the developer change your floor plan after booking?
Only within limits. Under Section 14 of the RERA Act, the promoter must build to sanctioned plans. Minor changes needed for architectural or structural reasons are allowed after notice to you. Other changes to your unit need your written consent, and major alterations to the building need written consent from at least 2/3 of the allottees.
What is the GST on an under-construction flat in Gurgaon?
GST on an under-construction flat outside the affordable housing category is 5 percent of the taxable value, without input tax credit. It applies to each instalment paid before the project receives its completion approval. A completed unit sold after that approval attracts no GST, so check which side of that line your purchase falls on.
Which documents does an NRI need to buy a flat in Gurgaon?
You need your passport, PAN card, overseas address proof and photographs. Payments must come through normal banking channels, either as an inward remittance or from your NRE, NRO or FCNR account. If you cannot sign in India, you must have a power of attorney executed abroad attested at an Indian embassy or consulate before use.
Where does your money go after a project is RERA registered?
At least 70 percent of what you pay must go into a separate bank account for that project. Under Section 4 of the RERA Act, you can use this money only for land and construction costs, and withdrawals must be certified by an engineer, an architect, and a chartered accountant in proportion to the work completed.
How often must a developer update construction progress on HRERA?
You should see progress updates every quarter. Section 11 of the RERA Act requires the promoter to update the project’s page on the regulator’s website each quarter, including units booked and the status of approvals and construction. Compare those updates with the demand letters you receive before paying each construction-linked instalment.
How do you check complaints against a builder on HRERA Gurugram?
You can search HRERA Gurugram’s published orders and cause lists by the promoter’s company name. Search every company name linked to the project, because group companies often hold different projects. Orders show the complaint, the authority’s finding, and any refund or interest awarded, which shows how past disputes with buyers were handled.
