HARERA Gurugram Allows Registration of AIPL “Riviera” Project Despite Land Dispute, Orders Disclosure and Freeze on Disputed Area

March 30, 2026 : The Haryana Real Estate Regulatory Authority (HARERA), Gurugram, has permitted registration of the group housing project “The Riviera at AIPL Lake City” in Sector 103, Gurugram, even as a portion of the project land remains embroiled in a pending partition dispute before the Punjab and Haryana High Court.

The order dated March 30, 2026, was passed by a Bench comprising Chairman Arun Kumar and Member P.S. Saini in proceedings arising from objections filed by M/s Glorii Education Technology Pvt. Ltd. against the project promoted by M/s AIPL Bharat Infrastructure Pvt. Ltd.

The project spans 5.1375 acres and is being developed pursuant to Licence No. 62 of 2025 granted by the Department of Town and Country Planning (DTCP), Haryana.

Background and Dispute

The promoter had initially secured conditional registration in December 2025. However, the same was set aside by the Haryana Real Estate Appellate Tribunal (HREAT) on March 13, 2026, on the ground that the earlier order lacked quorum, and the matter was remitted for fresh consideration.

The Appellate Tribunal had also directed that the proportionate saleable area corresponding to the disputed land be kept frozen until the partition proceedings attain finality.

The dispute pertains to approximately 0.98 acres of land, over which the complainant claims co-ownership and has challenged partition proceedings before the High Court in CWP No. 21373 of 2025.

Authority’s Key Findings

Upon reconsideration, HARERA held that there is no statutory prohibition under the Real Estate (Regulation and Development) Act, 2016 against granting project registration merely due to pendency of litigation.

The Authority noted that:

• The DTCP, Haryana had upheld the validity of the project licence through a speaking order dated February 19, 2026 after verifying title documents.
• Zoning and building plan approvals had already been granted.
• There was no subsisting stay order from the High Court restraining the Authority from proceeding with registration.

Importantly, the Authority clarified that adjudication of title disputes falls outside its jurisdiction and lies within the domain of civil courts.

Emphasis on Disclosure and Safeguards

Interpreting Section 4 of the RERA Act and relevant rules, HARERA underscored that disclosure of encumbrances, claims, and pending litigation is mandatory. The regulatory framework, it observed, prioritises transparency and consumer protection over halting projects due to disputes.

Accordingly, the Authority imposed strict conditions while granting registration:

• The promoter must make full and prominent disclosure of the pending High Court litigation in all advertisements, brochures, and agreements for sale.
• The disputed portion of land must be clearly demarcated in project plans.
• The promoter is restrained from advertising, marketing, booking, or selling units falling within the disputed area.

The Authority held that freezing the proportionate saleable area adequately safeguards both the complainant’s rights and the interests of prospective allottees.

Final Ruling

In conclusion, HARERA allowed registration of the project subject to compliance with the imposed conditions, including mandatory disclosure and exclusion of the disputed portion from sale.

The Authority reiterated that pendency of litigation does not, by itself, bar registration under the RERA framework, provided transparency is ensured and adequate safeguards are implemented to protect stakeholders.

Case Title: M/s Glorii Education Technology Pvt. Ltd. v. M/s AIPL Bharat Infrastructure Pvt. Ltd.
Authority: HARERA Gurugram
Date: March 30, 2026