In the rapidly expanding real estate landscape of Vapi and Silvassa, legal due diligence is the only bridge between a dream home and a financial nightmare. With Vapi governed by Gujarat’s state laws and Silvassa by the Union Territory of Dadra and Nagar Haveli (DNH), buyers must navigate two distinct sets of regulations.
As we move through 2026, transparency has peaked thanks to RERA, but the “fine print” in local land records still requires a keen eye. Here is your essential guide to property legal checks and RERA compliance.
1. The RERA Shield: Verifying Your Project
The Real Estate (Regulation and Development) Act (RERA) is your primary safeguard. It ensures that developers cannot divert your funds or change building plans without your consent.
- Vapi (Gujarat): Projects must be registered with GujRERA. Since June 2025, all advertisements in Gujarat are mandated to carry a scannable QR code that links directly to the project’s official timeline, approvals, and financial health.
- Silvassa (DNH): Projects fall under the DNH & DD RERA authority. While the portal is separate, the rules are similar—developers must deposit 70% of buyer funds into an escrow account.
Pro Tip: Before paying a token amount, scan the project QR code or visit the respective RERA portal. If the “Project Completion Date” on the portal is different from what the salesperson tells you, consider it a major red flag.
Nagjua Developers have established themseleves as a hallmark of trust and luxury in South Gujarat and Dadra & Nagar Haveli, delivering over 4,000 homes with a commitment to transparency and excellence. A core pillar of their success is the uncompromising adherence to regulatory standards; every landmark project, including the resort-styled Tropical Greens in Silvassa and the expansive vertical resort The Park in Vapi, is RERA approved. This certification provides investors and homebuyers with absolute peace of mind regarding project timelines, financial security, and construction quality. By blending world-class amenities—such as dual clubhouses and 20-acre green landscapes—with the legal assurance of RERA, Nagjua Developers ensures that your investment in a 2BHK or 3BHK is not just a lifestyle upgrade, but a secure and reliable asset for the future.
2. Essential Land Records: The 7/12 Extract
In both locations, the 7/12 Extract (Satbara Utara) is the “birth certificate” of the land. It provides a historical record of ownership, survey numbers, and any existing liabilities.
- Why it matters: It shows if the land is involved in any litigation or if it has been mortgaged to a bank by the developer.
- How to check:
- For Vapi, use the AnyROR (Any Records of Rights) portal by the Gujarat government.
- For Silvassa, access the AVANIKA-Land Record system under the DNH revenue department.
3. NA Sanad: The “Non-Agricultural” Proof
Much of the land around Vapi and Silvassa was historically agricultural. To build a residential complex, the developer must obtain an NA Sanad (Non-Agricultural Order) from the District Collector.
- Vapi: Look for the NA order issued by the Valsad District Collector.
- Silvassa: Ensure the land has been cleared for residential use by the DNH Administration.
- The Risk: Buying a property on agricultural land without a conversion certificate means you will never receive an Occupancy Certificate (OC), making your home technically “illegal.”
4. Title Search and Chain of Documents
A “Title Search” tracks the ownership of the property for the last 30 years. Even if the current developer is reputable, you must ensure that every previous transfer of the land was legal.
- Chain of Documents: Ask for the original Sale Deeds, Partition Deeds, or Gift Deeds that show how the land moved from the original farmer to the developer.
- Encumbrance Certificate (EC): This document, obtained from the Sub-Registrar’s office, confirms that the property is free from any monetary or legal claims like unpaid loans or court attachments.
5. Local Approvals: SMC and Vapi Nagar Palika
Beyond RERA, your specific building must be approved by the local municipal body.
- Silvassa: Check for the Silvassa Municipal Council (SMC) commencement certificate.
- Vapi: Verify the Vapi Nagar Palika or Vapi Urban Development Authority (VUDA) sanctioned plans.
- The Check: Compare the “Sanctioned Plan” with the “Marketing Brochure.” If the brochure shows 12 floors but the SMC has only sanctioned 10, the top two floors are a legal liability.
6. The “Possession” Checklist: CC and OC
Once construction is complete, two documents are non-negotiable before you take the keys:
- Completion Certificate (CC): Issued when the building is finished according to the approved plan.
- Occupancy Certificate (OC): Issued when the building is deemed fit for human habitation (with proper water, drainage, and electricity).
Warning: In many industrial pockets of Silvassa, builders offer “possession” without an OC to save on taxes. Do not move in without an OC. Without it, you cannot legally apply for a municipal water connection or a permanent electricity meter.
Summary: The 5-Step Legal Audit
| Step | Document to Verify | Authority |
| 1 | RERA Registration | GujRERA / DNH RERA |
| 2 | Ownership Proof | 7/12 Extract (AnyROR / Avanika) |
| 3 | Usage Rights | NA Sanad (Collector’s Office) |
| 4 | Layout Approval | SMC / Vapi Nagar Palika |
| 5 | Legal Title | Title Search Report (Last 30 Years) |
Final Advice
Legal due diligence in the Vapi-Silvassa corridor is complex due to the high volume of industrial-to-residential conversions. While RERA has made the process easier, it is always wise to hire a local civil lawyer to vet the “Title Chain” before signing a Sale Agreement.
Frequently Asked Questions
When purchasing property in the industrial and growing residential hubs of Vapi (Gujarat) and Silvassa (Dadra & Nagar Haveli), the legal landscape is governed by two different administrative bodies. This guide addresses the critical questions for buyers in 2026.
1. What legal checks should I do before buying a property in Vapi and Silvassa?
In Vapi, verify the 7/12 Extract via the AnyROR portal to confirm the land’s survey number and current owner. In Silvassa, use the AVANIKA land record system. Ensure the property has an NA (Non-Agricultural) Sanad, as building on agricultural land is illegal. Verify the Chain of Documents (Title Search) for at least 30 years to ensure no hidden heirs or disputes exist. Finally, check for an Encumbrance Certificate (EC) to confirm the property is free from mortgages or legal dues.
2. What is RERA and why is it important for property buyers?
RERA (Real Estate Regulatory Authority) is a government act designed to protect buyers from project delays and fraud. It is important because it mandates that developers deposit 70% of buyer funds into a dedicated escrow account, preventing the diversion of money to other projects. It standardizes the carpet area definition, so you only pay for the usable space inside the walls, and holds builders accountable for structural defects for five years after possession.
3. Is RERA registration mandatory for all real estate projects?
Yes, RERA registration is mandatory for any project where the land area exceeds 500 square meters or the number of apartments exceeds eight. In the Vapi-Silvassa industrial belt, even smaller residential layouts often cross these thresholds. Builders cannot legally advertise, market, or sell units in such projects without a valid RERA registration number. Always verify this number before paying any booking amount.
4. How can I check if a project is RERA registered?
For Vapi, visit the GujRERA (Gujarat RERA) website. For Silvassa, visit the DNH & DD RERA portal. You can search using the project name, the builder’s name, or the specific registration number (e.g., PR/GJ/VALSAD/… for Vapi). These portals provide real-time data on construction progress, approved building plans, and any pending litigation or complaints against the developer.
5. Are RERA rules applicable in both Gujarat and Dadra & Nagar Haveli?
Yes, but they are managed by different authorities. Vapi follows the Gujarat RERA rules, while Silvassa follows the DNH & DD RERA rules. While the core protections—like the escrow account and defect liability—are the same across India, the specific online portals for filing complaints and checking project status are separate. Ensure you are looking at the correct state/UT portal based on the property’s location.
6. What documents should buyers verify before signing the agreement to sell?
Verify the Commencement Certificate (CC) to ensure construction is legally authorized. Check the Approved Building Plan to confirm that the flat you are buying isn’t on an “unauthorized” floor. Review the Allotment Letter, which specifies the exact unit and price. Ensure the Title Report is clear and that the seller has provided a No Objection Certificate (NOC) from the society or local authority.
7. What is a clear title and why is it important?
A “clear title” means the seller is the undisputed owner and has the full legal right to sell the property without any “encumbrances” (like an undisclosed bank loan, family dispute, or government stay). It is critical because if the title is flawed, you could lose your investment years later to a legal claimant. Banks will also refuse a home loan if the property title is not verified as clear and marketable by their legal panel.
8. Can I buy an under-construction property without RERA registration?
Buying an unregistered project is extremely risky and technically illegal for the builder to sell. Without RERA, you have no government-backed protection if the builder stops construction or disappears with your money. Additionally, most reputed banks in Vapi and Silvassa will not provide a home loan for a project that lacks a valid RERA registration number, as the project is considered non-compliant.
9. What is an Occupancy Certificate (OC)?
An Occupancy Certificate (OC) is a document issued by the local municipal body (like Vapi Nagar Palika or Silvassa Municipal Council) once the building is complete. It certifies that the building has been constructed according to the approved plan and is safe for human habitation. Without an OC, you cannot legally move in, and you may face issues getting permanent water and electricity connections.
10. How does RERA protect home buyers?
RERA protects buyers by ensuring transparency (builders must update construction progress quarterly) and accountability (penalties for delays). It prohibits builders from taking more than 10% of the cost as an advance before a formal sale agreement. It also provides a dedicated Adjudicating Officer to settle disputes quickly, often within 60 to 120 days, which is much faster than traditional civil courts.
11. What penalties apply if a builder violates RERA rules?
If a builder fails to register a project, they can be fined up to 10% of the total project cost. For providing false information or violating other RERA provisions, the fine is typically 5% of the project cost. In cases of continued non-compliance or violation of Appellate Tribunal orders, the developer can face imprisonment for up to three years. Buyers are also entitled to a full refund with interest if the project is significantly delayed.
12. Are resale properties covered under RERA?
Resale properties are generally not covered under RERA if the project was completed before RERA was enacted or if the builder has already handed over the OC. However, if you are buying a “resale” unit in a project that is still under construction and RERA-registered, you inherit the same RERA protections as the original buyer. For older properties, you must rely on traditional legal checks and the Sale Deed.
13. Should I hire a legal expert for property verification?
Yes. Given the industrial nature of land in Vapi and Silvassa, many plots were previously “Leasehold” or “GIDC” land. A local lawyer can verify the Conversion Sanad and ensure the lease terms allow for residential use. A legal expert will conduct a “Title Search” to identify hidden risks that a layman might miss, such as minor’s rights or pending property tax litigations.
14. What are common legal mistakes property buyers should avoid?
The most common mistake is taking possession without an Occupancy Certificate (OC). Others include paying the full amount based on a “notarized” agreement rather than a Registered Sale Agreement, and failing to check the 7/12 records for existing bank mortgages. In Silvassa, buyers often overlook checking whether the builder has obtained “Sale Permission” from the Collector if the land falls under certain restricted categories.
15. How can buyers file a complaint under RERA?
To file a complaint, go to the official RERA portal (GujRERA for Vapi or the DNH portal for Silvassa). Click on the “Complaint Filing” tab and fill out Form N (for compensation) or Form M (for other grievances). You will need to upload your allotment letter, payment receipts, and the agreement. A nominal fee (usually ₹1,000) is paid online. Once submitted, a hearing date is assigned, and you can track the status of your case digitally.
