On 10 September 2025, the Supreme Court of India called the conduct of Punjab National Bank (PNB) in a SARFAESI auction a “sorry state of affairs” and described the facts as “very gross” in Mohammad Zubair Ahmad v. Punjab National Bank & Anr., SLP (C) No. 7273/2025.

The case is a textbook example of how not to handle a SARFAESI auction, and a strong warning to both banks and borrowers about misusing legal forums and backdoor settlements.

The Core Facts: What Happened In This Case?

• PNB had given loan facilities to a borrower, secured by immovable property.
• After default, the bank invoked the SARFAESI Act, 2002 and put the secured asset to public auction.
• Mohammad Zubair Ahmad emerged as the successful auction purchaser and deposited around ₹42 lakh via RTGS as the full auction consideration.

So far, everything was standard SARFAESI practice.

Then things went off the rails:

• The borrower challenged the bank’s action before the Debt Recovery Tribunal (DRT).
• While that DRT case was pending, PNB and the borrower entered into a settlement in a National Lok Adalat, after the auction and after the auction purchaser had paid the entire amount.
• Instead of issuing a sale certificate to the auction purchaser, PNB refunded the money and behaved as if the auction could be quietly undone.

This effectively ignored the auction purchaser’s rights and tried to reset the clock as though the public auction had never happened.

DRT, Writ Petition And Forum Shopping

The DRT, seeing this messy sequence, summoned PNB officials and started examining the legality of the bank’s actions.

At this point, instead of:

• Responding fully before DRT, and
• If needed, going on appeal to DRAT,

PNB chose to file a writ petition under Article 226 before the Allahabad High Court against the DRT order.

The High Court entertained the writ and issued notice – exactly the kind of writ intervention in SARFAESI proceedings that the Supreme Court has repeatedly cautioned against.

Feeling completely sidelined, the auction purchaser approached the Supreme Court through SLP (C) No. 7273/2025.

Supreme Court’s Intervention:

On 09.09.2025, the bench of Justices J.B. Pardiwala and Sandeep Mehta passed a sharp order:

• Termed the facts “very gross”.
• Questioned why the High Court had entertained a writ petition at the instance of the bank in a SARFAESI matter.
• Directed the Chairman-cum-Managing Director (CMD) and the Chief General Manager (CGM) of PNB to appear personally before the Court the next day with the full record.

On 10.09.2025, after hearing the Attorney General for India for PNB, the Court noted:

• PNB admitted it was a mistake to:
  • enter into a Lok Adalat settlement with the borrower after the auction, and
  • file a writ petition in the High Court.
• The Court recorded that the writ petition in the Allahabad High Court would be withdrawn.

Crucially, the Supreme Court ordered:

• PNB must unconditionally withdraw its writ petition in the Allahabad High Court; and
• Within 48 hours of that withdrawal, the bank must issue the final sale certificate to the auction purchaser.
• If any conveyance deed is required, it must also be executed in accordance with law.

The borrower was told that if he is aggrieved by the auction or the sale certificate, he is free to take appropriate legal steps before the proper forum (DRT/DRAT).

Key Legal Messages From The Judgment

1. Sanctity Of SARFAESI Auctions

The Court’s underlying concern is clear: if banks are allowed to reverse auctions after taking full consideration, public confidence in SARFAESI auctions will collapse.

An auction purchaser who has:

• participated in a statutory auction, and
• paid the full amount,

has a strong vested right to get a sale certificate and clear title, unless serious illegality in the auction is proved before the proper forum.

2. Lok Adalat Cannot Sacrifice Third-Party Rights

The Lok Adalat settlement was between PNB and the borrower, not between PNB, borrower, and the auction purchaser.

The Court was clearly disturbed by a settlement that effectively sacrificed the auction purchaser’s rights without his participation.

Lok Adalats are meant to settle disputes between parties before them, not to wipe out the rights of an absent third party who has already paid for a property in a public auction.

3. Stop Misusing Writ Jurisdiction In SARFAESI Cases

The bench used this case to restate a principle the Supreme Court has hammered for years:

SARFAESI disputes must ordinarily go through DRT/DRAT, not short-circuited by writ petitions in High Courts.

What makes this case worse is that the bank itself – not the borrower – misused writ jurisdiction:

• PNB argued in other cases that borrowers should not bypass DRT.
• Yet here, PNB itself approached the High Court, contradicting its own usual stand.

The Court even suggested that PNB should adopt a policy decision internally to prevent such misuse in future.

4. Accountability Of Bank Officials

Reports from LawFinder and PrimeLegal note that the Court questioned whether departmental action would be taken against the bank officials responsible for this mishandling and forum-shopping.

Even though the Court ultimately left disciplinary measures to the bank, the message is blunt:
nationalised banks are expected to behave with higher legal discipline, not to play procedural games.

Why This Case Matters For Auction Purchasers

For anyone bidding in bank auctions under SARFAESI, this judgment is a strong shield:

1. Your rights don’t vanish because the bank changes its mind later.
   Once the auction is concluded and full payment is made, the bank cannot casually undo the sale via a private settlement with the borrower.
2. You can go straight to higher courts if your vested rights are sabotaged.
   Here, the auction purchaser directly approached the Supreme Court and got clear, time-bound directions in his favour.
3. Bank and borrower cannot treat you as an extra.
   Any settlement that ignores your rights as auction purchaser can be challenged and neutralised before the proper forum.

How Real Estate Buyers Can Protect Themselves In Bank Auctions

Even with strong Supreme Court protection, buyers must do their homework before bidding:

• Verify title and encumbrances – check EC, prior mortgages, court cases.
• Confirm the SARFAESI process – proper notices, rule-compliant auction, reserve price, etc.
• Document every payment and preserve all auction communication from the bank.

Before diving into the purchase of auction property read about the risks involved in such transactions 

Mini Glossary (For Non-Law Readers)

• SARFAESI Act – Law that allows banks to seize and sell secured assets (like property) without going through a full civil court trial, if the borrower defaults.
• DRT (Debt Recovery Tribunal) – Special tribunal that hears disputes under SARFAESI and other bank-recovery laws.
• DRAT (Debt Recovery Appellate Tribunal) – If a party (bank or borrower or even an affected third party) is unhappy with a DRT order in a SARFAESI matter, they normally appeal to DRAT instead of rushing to the High Court under writ jurisdiction.
• Lok Adalat – Settlement forum where pending cases can be resolved by compromise; its award has the effect of a court decree, but it cannot legally erase the rights of someone who isn’t a party.

Why Bank Auction Properties Look Attractive — But Come With Serious Hidden Risks

Buying a property in a bank auction looks like a shortcut to getting a house at a low price. In reality, it’s one of the most complex, legally sensitive, and time-consuming ways to buy real estate in India. Behind every “discounted” auction property is a history of financial disputes, unclear ownership, stalled litigation, or unpaid dues waiting to surface.

This article explains exactly why bank auction properties are risky, what buyers must check, and how to avoid falling into long-term legal trouble.

1. You’re Entering Someone Else’s Legal Fight

Bank auctions under SARFAESI happen only when a borrower defaults and the bank tries to recover money. That means:

• You are not buying from a peaceful seller
• You are stepping into a dispute between borrower, bank, lenders, tenants, and sometimes courts
• The borrower may challenge the auction in DRT or High Court
• Other homebuyers (in builder projects) may claim rights
• Courts sometimes stop or reverse auctions based on procedural mistakes

A “cheap” auction property is often cheap because of legal chaos around it.

2. Symbolic Possession vs Physical Possession — The Biggest Trap

Many buyers don’t know the difference:

Symbolic Possession

• Bank takes legal control only on paper
• The borrower/tenant is still living inside
• You cannot take keys immediately
• Eviction takes months or years through court

Physical Possession

• Bank has actually taken control of the building
• Buyer receives vacant possession

Most problems arise because buyers unknowingly bid on properties where symbolic possession is mentioned in the auction notice. You may win the auction, pay lakhs, and still spend years trying to remove occupants.

3. Hidden Dues Become Your Responsibility

Banks sell properties on:

• As-is where-is
• As-is what-is
• Whatever there is basis

This means all dues travel with the property:

• Unpaid property tax
• Electricity/water arrears
• Drainage, borewell, or municipal charges
• Flat maintenance dues / society penalties
• Builder pending dues

Even if the dues were created by the previous owner, you will have to pay them before registration or before utilities are restored.

4. Unclear Title — The Bank Does Not Guarantee Clean Ownership

Most people assume “if the bank is auctioning it, the title must be clean.”

Wrong.

Banks check only whether their mortgage is valid, not the actual land title. Issues can still exist:

• Unregistered sale agreements
• Family disputes or claims by legal heirs
• HUF and ancestral property complications
• Forged documents in earlier transactions
• Government/ED attachments
• RERA complaints on builder projects

Some auctions are even challenged and reversed later, leaving buyers stuck.

5. Restricted Property Inspection — You’re Buying Almost Blind

In many auction cases:

• Buyers cannot inspect the interior
• Tenants or the old owner may refuse access
• Banks only allow a quick external visit
• Structural issues, illegal modifications, and seepage remain hidden

Once you buy, there is no refund, no repair support, and no compensation for bad building quality.

6. Heavy Upfront Payments & Harsh Deadlines

Auction terms are strict:

• EMD (Earnest Money Deposit) is usually 10–25%
• If you win, you must pay about 25% within 24–48 hours
• Remaining 75% must be paid within 15–30 days
• If your home loan is delayed or rejected, the bank can forfeit your deposit

There is no flexibility like in regular real estate purchases. You need funds ready before bidding.

7. Overlapping Regulations Can Delay or Cancel Your Rights

Bank auctions intersect with:

• SARFAESI Act
• RERA
• Consumer courts
• NCLT/IBC proceedings
• High Court stays
• Civil court disputes

In builder apartments, existing homebuyers often file complaints claiming their rights were violated. Some courts have stopped auctions midway or ordered banks to refund sale proceeds.

Auction buyers end up stuck in procedural crossfire.

8. Not All Bank Processes Are Perfect

Banks sometimes:

• Make valuation errors
• Miss encumbrances in earlier documents
• Fail to follow correct SARFAESI notice procedures
• Sell properties already attached by other authorities
• Auction properties still under litigation

These procedural lapses can trigger future disputes and court stays.

9. The “Discount” Is Often Not Real

You may assume a bank auction means a huge bargain. But:

• Reserve price is often close to market value
• Each bid round pushes the price up
• After adding dues, repairs, and legal costs, the final price can exceed normal resale cost

There is no guarantee of a meaningful discount.

10. When Should You Consider a Bank Auction Property?

Only if:

• You have strong legal support
• You have cash or pre-approved funding
• You verify physical possession
• You check all dues in writing
• You understand that registration may take time
• You’re ready for legal uncertainty

For most end-users, bank auctions are not the ideal way to buy a home.

Go Safe on Bank Auctions with Verified.RealEstate

Verified.RealEstate provides a complete end-to-end due-diligence service to ensure every property is legally safe before you purchase even via bank auction. Our team conducts a thorough Encumbrance Certificate (EC) check to trace past transactions and detect any mortgages or legal claims, followed by detailed Patta verification to confirm land classification, ownership status, and revenue record accuracy, legal heirs verification. We also review FMB, approvals, tax records, and all linked documents to identify hidden risks early. With our expert legal opinion service, you receive a clear, lawyer-verified assessment of the property’s title, disputes, liabilities, and compliance, helping you make a confident and secure investment decision.

Brick manufacturers across Tamil Nadu are raising a strong complaint:
Why should bricks be taxed at 12%, while marble and granite are taxed at just 5%?

According to the Tamil Nadu Bricks Manufacturers Association, this tax imbalance is increasing cost pressure, affecting small and medium-scale brick units, and disrupting pricing across the construction industry.

🔎 Why Brick Manufacturers Are Protesting

1. Unequal Tax Slabs

• Marble, granite, and several other construction materials fall under 5% GST.
• Bricks and fly-ash bricks are pushed into a 12% slab (6% + ITC structure).
• Manufacturers say this creates an unfair playing field in the construction ecosystem.

2. Pre-GST “Compounding System” Was Easier

Before GST, many states — including Tamil Nadu, UP, Bihar and others — followed a simple monthly compounding tax for brick kilns.
Manufacturers requested something similar under GST.

But instead of a simpler structure, they now deal with:

• Higher slab
• Higher input cost
• More compliance

3. Increased Production Cost

Brick manufacturers argue:

• Bricks are a basic essential for affordable housing, not a luxury item.
• A 12% GST pushes up:
  • Brick price per 1,000 units
  • Transportation cost
  • Construction cost for end buyers

This hits both builders and individual home buyers, especially in non-urban regions.

🏗️ How This Affects Property Buyers in Tamil Nadu

Though GST is paid by manufacturers and contractors, the effect naturally travels down to residential buyers:

• Higher construction cost

Especially for low-cost homes, farmhouses, and rural houses where brick usage is high.

• Reduced material affordability

Bricks are one of the most fundamental building materials. A higher slab makes no sense to the industry.

• Regional price increases

Districts like Salem, Namakkal, Trichy, Erode, Theni, and Tirunelveli — where brick clusters operate — see direct price fluctuations.

📢 What Manufacturers Want

The Tamil Nadu Bricks Manufacturers Association has clearly asked the GST Council for:

1. A uniform 5% GST slab – equal to marble/granite

They argue that if luxury materials can be at 5%, basic building materials must not be taxed higher.

2. Restoration of pre-GST compounding system

A simple, fixed monthly tax is easier for thousands of small brick kilns.

3. Centre + State intervention

The association wants both governments to review the structure and offer relief to an already struggling sector.

💡 Impact on Real Estate Stakeholders

Brick price fluctuations influence:

• Builder quotations
• Home construction budgets
• Labour contracts
• Tender calculations for government projects

Buyers and investors can track cost escalations by verifying project approvals, materials, and construction schedules.

The mandate is not symbolic — it places clear, measurable requirements on builders and project approvals. Here’s the full breakdown of what the GO says, and how it directly impacts the real estate market in Chennai and across Tamil Nadu.

🏠 Residential Buildings: Who Must Comply?

The GO applies to large residential developments that meet any of the following conditions:

• Height more than 14 metres, or
• More than 8 dwelling units, or
• Built-up area of 750 sq.m or more

This means almost all modern apartment projects in Chennai, Coimbatore, Trichy, Madurai, and tier-2 towns automatically fall under the mandate.

❌ Exemptions

Small residential buildings are exempt if they meet all the below:

• Height ≤ 14 metres,
• ≤ 8 dwelling units,
• Built-up area < 750 sq.m

Independent houses, duplexes, and very small apartments are generally exempt.

🔌 What Residential Projects Must Provide

For all qualifying buildings, the GO mandates:

1️⃣ One EV charging point for every required car parking slot

If a project has 120 required car slots, 120 EV-ready points must be provided.

2️⃣ One EV charging point for every required two-wheeler parking space

Two-wheeler EV adoption is exploding in TN — the GO recognises this.

3️⃣ Visitor Parking — Fast Charging for Large Projects

Residential developments with more than 50 units must provide:

• Fast-charging points in visitor parking zones

This is a strong regulatory shift — the state wants visitor, cab, and delivery EVs supported by default.

🏢 Commercial / Industrial / Institutional Buildings

For non-residential buildings, the rule is simpler:

Mandatory if FSI area exceeds 300 sq.m

Such projects must provide:

• EV charging in at least 10% of total parking spaces, and
• Those EV bays must offer fast-charging

Malls, IT parks, hotels, hospitals, educational institutions, office buildings, and warehouses all fall under this.

📅 Applicability: Only For New Approvals

The GO applies to buildings seeking planning permission after the publication of the Gazette notification.

• Existing buildings are not forced to retrofit EV chargers
• But the TN EV Policy 2023 encourages large apartments, malls, and townships to voluntarily adopt EV charging infrastructure

⚡EV Charging Allowed in Open Space, Recreational, Non-Urban, and Even Agricultural Zones

The Tamil Nadu Combined Development and Building Rules, EV charging facilities can now be set up in Open Space & Recreational Zones, Non-Urban Zones, and even Agricultural Zones. This means areas like parks, playgrounds, public recreation spaces, semi-urban belts within the Chennai Metropolitan Area, and rural/agricultural lands can all legally host EV charging infrastructure without needing special land-use conversion.

It makes statewide EV access easier, supports last-mile charging, and allows builders, township planners, and private operators to integrate charging facilities closer to residential and commercial developments. I

📘 Policy Background: Why This Mandate Was Introduced

Tamil Nadu’s EV ecosystem is one of the strongest in India, and the new building-rule amendment directly supports this momentum. It aligns with the Tamil Nadu EV Policy 2023, follows national guidelines issued by the Power Ministry, and fits into broader goals of decarbonisation and reduced urban congestion. With EV adoption rising rapidly in apartments and gated communities, the Government Order simply updates the planning rules to match the state’s shift toward cleaner, future-ready mobility.

💡 Real Estate Impact: What This Means for Buyers & Developers

1️⃣ Buyers Expect EV-Ready Homes

Homebuyers will now look for projects that include proper EV charging points and visitor fast-charging bays. Checking EV provisions in the approved plan becomes essential for convenience and long-term value.

2️⃣ Builders Must Update Designs

Developers are required to plan wiring, parking layouts, and charging bays before seeking approvals. This pushes builders to integrate EV infrastructure into the core design stage.

3️⃣ EV Compliance Becomes a Differentiator

Even with the mandate, projects that execute EV charging cleanly — structured bays, safe wiring, fast-charging — will stand out in the market and attract more buyers.

4️⃣ EV-Ready Buildings Hold Better Future Value

As EV use grows, non-compliant buildings will face retrofit issues and reduced appeal. New compliant projects will remain more future-proof and maintain stronger resale value.

🦁 Verified.RealEstate Tools That Help in EV-Compliance Transparency

Brigade Enterprises Limited, one of India’s leading real estate developers, has announced a significant expansion in West Chennai through a Joint Development Agreement (JDA) for a 6.6-acre premium residential project.
With an estimated Gross Development Value (GDV) of ₹1,000 crore, the project is slated for launch in 2026, pending necessary regulatory approvals. This initiative reinforces Brigade’s commitment to strengthening its footprint in Chennai, a market it identifies as its second-largest after Bengaluru.

🏙️ Project Snapshot

• Developer: Brigade Enterprises Limited
• Location: West Chennai, along a major arterial road
• Land Area: 6.6 acres
• Gross Development Value (GDV): ₹1,000 crore
• Project Type: Premium Residential
• Expected Launch: 2026 (subject to approvals)

🔹 Strategic Significance

The project’s location along a key arterial corridor in West Chennai provides strong connectivity to the city’s industrial, commercial, and peripheral business districts.
This development forms part of Brigade’s broader strategy to secure *marquee land parcels in high-potential zones and expand its residential portfolio beyond Bengaluru.
By anchoring its presence in West Chennai, Brigade is strategically positioning itself within one of the city’s fastest-growing urban corridors.

🔹 Design & Infrastructure

For the newly acquired land parcel, Brigade plans to introduce a thoughtfully designed residential community featuring:

• Modern, efficiently planned apartments
• Full-scale lifestyle amenities including clubhouse, fitness, and community spaces
• *ESG-aligned infrastructure emphasizing energy efficiency, water reuse, and sustainable materials

(Detailed master plan and configurations will be released post regulatory approvals.)

🔹 Market Context

Why Chennai?
Chennai continues to show resilient real estate demand, supported by:

• Major infrastructure upgrades including OMR expansion, Metro Phase II, and Outer Ring Road connectivity
• Steady demand from both end-users and investors across the western and southern corridors
• Strong employment hubs driving consistent residential absorption

Brigade’s footprint in Chennai already includes:

• World Trade Center Chennai (Perungudi)
• Brigade Residences at WTC
• Brigade Altius (Sholinganallur)
• Leased and owned land parcels in Velachery and OMR

These projects have cemented Brigade’s presence as a trusted name in Chennai’s urban development landscape.

🔹 Strengths & Reputation

• Recognized as one of South India’s most respected real estate groups
• Proven ability to manage diverse portfolios — residential, commercial, and hospitality
• Strong brand credibility associated with premium quality, design consistency, and on-time delivery
• Balanced growth approach combining expansion with governance and ESG principles

🏢 About Brigade Group

Founded in 1986 by M.R. Jaishankar, Brigade Group has nearly four decades of experience transforming skylines across Bengaluru, Chennai, Hyderabad, Mysuru, Kochi, Thiruvananthapuram, and GIFT City.
The company continues to scale through a mix of joint development agreements and strategic acquisitions, with around 15 million sq. ft. of new residential projects announced recently.
Brigade also aims to double its commercial portfolio to 20 million sq. ft. by 2030, maintaining a steady balance between residential and commercial growth.

*marquee means prestigious, high-profile, or flagship-quality — basically a top-tier or standout project or property.
*ESG stands for Environmental, Social, and Governance. An ESG-aligned project = eco-friendly, people-conscious, and responsibly managed.

Most landowners sit on high-potential land without realizing its real earning capacity. With Verified.RealEstate’s Joint Venture Development Program, you can convert your land, in and around Chennai, into premium apartments or lucrative plotted developments without investing a single rupee.

Our team handles every aspect — from design, approvals, and construction to marketing and sales — while you stay the rightful owner who simply collects the rewards.

⚙️ How Our Joint Venture Model Works

1️⃣ You Bring the Land – Your property becomes the foundation of the project.
2️⃣ We Handle the Development – From CMDA/DTCP approvals and RERA registration to branding, construction, and buyer acquisition.
3️⃣ You Earn, We Execute – Once the project is sold, you receive a fixed pre-agreed payout or a share of the developed units — whichever structure suits your goal.

This partnership model ensures that you never spend on permits, construction, or marketing. All costs are covered by Verified.RealEstate.

🧱 Choose Between Plots or Apartments

Every project begins with a feasibility study conducted by our experts.
Depending on your land’s size, location, and zoning, we recommend the most profitable format —

• Plotted Development: Ideal for suburban and rapidly-growing layouts.
• Apartment Construction: Best suited for high-demand urban zones.

Our analysis ensures your land is developed in a way that maximizes market value and long-term returns.

💼 Why Landowners Trust Verified.RealEstate

✅ Zero Upfront Investment – You contribute only your land; we cover every rupee of project cost.
✅ Guaranteed Fixed Returns – Your payout is defined and secured before project launch.
✅ 15+ Years of Experience – Our expert team has delivered landmark residential and mixed-use developments across Tamil Nadu.
✅ Legal Protection – Every JV operates through a legally-binding agreement that safeguards your ownership and revenue share.
✅ Transparent Process – You receive regular updates, access to project milestones, and full documentation at every stage.
✅ End-to-End Execution – From planning permissions to final sale deeds, we take responsibility for everything.

🏗️ The Advantage: Profit Without the Pressure

Property development is complex — juggling approvals, finances, and market risks. Verified.RealEstate eliminates that burden.
You stay the landowner, not a project manager.
We ensure your property’s value multiplies through smart planning, cost-efficient construction, and trusted legal frameworks.

Your only role? Watching your land generate income.

🚀 The Smart Way to Develop Your Land

Whether you own a single ground or several acres, our Joint Venture model ensures your asset delivers the best possible returns.
You choose the development type, approve the plan, and enjoy risk-free participation in real estate growth.

Verified.RealEstate — your land, your legacy, our expertise.

📞 Get in Touch with Verified.RealEstate

Have questions about property verification, legal documentation, or joint venture development? Our team is here to guide you.

📲 Call Us: Reach our team directly at 99961 29996 for quick assistance and expert guidance.

🌐 Visit Our Official Website: Go to Contact Page to fill out a simple inquiry form and share your property details.

💬 Chat on WhatsApp: Message 81888 69996. Say Hi. For Joint Venture enquiry, choose 4. Services → 34. Joint Venture, and instantly connect with our experts for personalized project support.

Choosing your service category, upload your property details if available, and our verification or development specialists will get back to you with clear next steps.

A Joint Venture (JV) in real estate is a partnership where two or more parties combine their resources — land, money, expertise, or approvals — to develop a property and share the profits.
It’s one of the most common models in Tamil Nadu today, especially where landowners team up with developers instead of selling their property outright.

Unlike a sale, a JV allows you to retain ownership of your land while gaining a share in the project’s revenue or built-up area.
The agreement defines each party’s rights, responsibilities, and the exact terms of profit-sharing or unit allocation.

🧩 The Three Common Types of Joint Ventures in Property Development

1️⃣ Landowner–Developer JV

The landowner contributes the land; the developer handles design, approvals, and construction.
After completion, the proceeds or built-up units are shared, typically in a fixed ratio such as 60:40 or 50:50, depending on land value and construction cost.
This is the most widely used model in Chennai, Coimbatore, and other Tier-2 cities.

2️⃣ Developer–Developer JV

Here, two developers collaborate — one may own the land or local permissions, while the other brings finance, technical know-how, or branding power.
Both share expenses and divide profits based on their contribution or agreed terms.
This structure helps smaller builders partner with established brands for faster project delivery and market credibility.

3️⃣ Investor–Developer JV

The investor funds the land acquisition and development cost, while the developer executes the project.
The developer may receive:

• a fixed development management fee,
• a percentage of total sale proceeds, or
• both.
  This model is popular among private investors and family offices looking for steady returns without operational involvement.

⚖️ How Joint Ventures Are Regulated in Tamil Nadu

Tamil Nadu’s property JVs are governed by a mix of laws that ensure transparency and protect both landowners and buyers.

1️⃣ The Real Estate (Regulation and Development) Act, 2016 – RERA

• Under Section 3, every joint-venture project (above 8 units or 500 sq. m.) must be registered with TNRERA before advertising or sale.
• Both the landowner and developer are treated as “Promoters.”
• They share equal accountability for completion, delivery, and compliance.
• The JV agreement, Development Agreement, and Power of Attorney must be uploaded on the TNRERA portal, giving buyers full transparency.
• 70% of buyer payments must go into a project-specific escrow account covering land and construction costs only.

2️⃣ The Transfer of Property Act, 1882

Regulates how ownership or development rights are transferred within a JV — typically through registered Development Agreements and POAs.
Proper registration with the Sub-Registrar Office in Tamil Nadu is mandatory for validity.

3️⃣ The Companies Act, 2013 (Optional for Entity-Based JVs)

If the JV partners decide to form a Special Purpose Vehicle (SPV) or a Private Limited Company, it will be governed by the Companies Act.
This is common in large-scale projects requiring bank funding or investor participation.

4️⃣ Tamil Nadu Combined Development and Building Rules, 2019 (TNCDBR)

These rules control zoning, Floor Space Index (FSI), and approvals.
The developer in the JV must obtain clearances from CMDA/DTCP and other civic authorities before starting construction.

🧾 Key Compliance Checklist for JV Projects in Tamil Nadu

✅ Execute and register a detailed Joint Development Agreement and Power of Attorney.
✅ Obtain TNRERA registration before marketing or collecting advances.
✅ Disclose share ratios and promoter names publicly on the RERA portal.
✅ Maintain 70% of collections in the dedicated RERA escrow account.
✅ Provide buyers with OC/CC certificates and transparent sales documentation.

🧠 Why JVs Are the Future of Urban Development

Joint Ventures empower landowners to participate in urban growth instead of selling property cheaply.
For developers, they unlock access to prime land without heavy upfront investment.
With RERA enforcing full disclosure and financial discipline, modern JVs in Tamil Nadu are safer, cleaner, and more profitable than ever.

Verified.RealEstate helps landowners, investors, and developers create legally-sound JV partnerships under TNRERA guidelines — turning collaboration into sustainable wealth.

The Ministry of Housing and Urban Affairs has officially launched the Unified *RERA Portal, rera.mohua.gov.in , on September 4 2025. The objective is to bring together project data from all states and union territories into one central platform. This move is designed to make property transactions more transparent, improve accountability, and help solve long-standing issues like project delays.

Until now, each state had its own RERA website, like in Tamil Nadu it is TNRERA. With the new national portal, buyers, developers, and regulators finally have a single-window platform for information and compliance.

*RERA - Real Estate Regulatory Authority

🔑 What the Unified RERA Portal Offers

The portal integrates and standardises project data across India. Key features include:

• Centralised Access: Buyers can view project details nationwide in one place.
• Transparency: Developer history, approvals, and project timelines are easy to check.
• Grievance Redressal: Complaints can be filed and tracked through the portal.
• Standardisation: Uniform data formats allow project comparisons across states.

👩‍💼 Expert Reactions

Industry voices have widely welcomed the portal:

• Ankit Kansal (360 Realtors) called it a “commendable step” that eliminates the need to juggle multiple state websites.
• Venket Rao (Intygrat Law) described it as a “pivotal advancement” ensuring real-time access to data and better discipline in the sector.
• Yash Miglani (Migsun Group) highlighted how it will reduce endless follow-ups and make transactions more dependable.
• Union Housing Minister Manohar Lal Khattar stressed that the platform empowers buyers and pushes developers to ensure timely delivery.

🏠 Benefits for Homebuyers

For buyers, the unified portal means:

• Verified project information at their fingertips
• Ability to check if approvals are in place
• Tracking of construction progress against promised timelines
• Transparency on a developer’s compliance history

This makes home buying less risky and more reliable, cutting down on disputes and misinformation.

🏢 Simplified Compliance for Developers

For developers, the portal reduces paperwork by standardising reporting requirements. They can now update project details in one place, ensuring easier compliance with RERA rules and building greater trust with both buyers and investors.

🌐 A Step Towards Modernisation

The Unified RERA Portal isn’t just a convenience tool—It means that with one central portal instead of many state websites, everyone can track real estate projects in the same place. States can also learn from each other’s best practices, and the approval process becomes easier and faster. Because of this, there will likely be fewer disputes, quicker completion of projects, and more trust from buyers in the real estate market. As this is just the entry stage, we have to wait to see its growth and the changes that it will likely bring about in the Real Estate industry.

Tamil Nadu’s Stand on the Unified RERA Portal

Tamil Nadu hasn’t made an official statement on the unified RERA portal yet, but the state is already pushing similar reforms. TNRERA has tightened ad rules, made escrow deposits stricter for project extensions, and is piloting a “presenceless” online property registration system. These steps show Tamil Nadu’s strong focus on transparency, digital reform, and buyer protection—values that align with the national portal.

Verified.RealEstate Take

At Verified.RealEstate, we see the Unified RERA Portal as a major leap forward for the industry. Buyers gain one-stop access to critical information, and developers get a simplified compliance process. Still, navigating approvals, checking documents, or filing complaints can feel overwhelming. That’s where we come in — Verified.RealEstate can guide you through the process, verify documents, and help clear doubts so you make decisions with total confidence.

Chennai-based DRA Group and the Balajadia Family Office of the Philippines have signed a strategic cross-border agreement to jointly develop a large-scale portfolio of commercial and retail real estate in South India. The venture will be executed via a Special Purpose Vehicle (SPV) structured as a 50:50 equity partnership, marking the Balajadia family’s entry into India’s property market.

$100 Million Investment, 1M Sq Ft in Phase 1

The partners have committed an initial $100 million (₹876 crore), targeting over one million sq ft of Grade-A real estate in Phase 1. The portfolio mix will be 70% commercial (offices) and 30% retail, strategically located in Chennai’s *CBDs and *high-growth suburbs, as well as Bengaluru.

The pipeline already includes a 60,000 sq ft flagship retail development along Chennai’s OMR corridor, with further projects planned on a 1.6-acre commercial site in the city.

*CBD-Central Business District. The main commercial and financial hub of a city.In Chennai, the CBD usually refers to areas like Mount Road (Anna Salai), Nungambakkam, T. Nagar, Egmore, RK Salai, and Guindy. 
*High Growth Suburbs -Suburbs that are just outside the city core but are growing fast in terms of population, jobs, infrastructure, and property demand, like OMR

Leadership Views: Local Strength + Global Capital

• Ranjeeth Rathod, Managing Director of DRA Group, stated that this collaboration “combines deep local real estate expertise with Balajadia’s global capital strength to foster sustainable and institutional-grade growth within India’s commercial property market.”
• Dr. Lloyd Balajadia noted that in the future, the partnership could also take Indian real estate expertise into the Philippines. “India is one of the most exciting growth markets, and working with DRA allows us to create commercial spaces that balance innovation with local needs. This venture is not just about constructing buildings—it’s about building long-term cross-border value by combining market knowledge, cultural understanding, and strong capital. While our first focus is India, we also look forward to future collaborations that can bring Indian know-how to the Philippines,” he said.

Why This Matters: Market Context

This deal shows that investors from Southeast Asia now see South India as a safe and profitable place to put money into property. The plan is simple: focus on areas where offices and shops get rented out quickly so the buildings don’t sit empty. To reduce risk, the developers will sign up tenants even before construction is done, so there’s guaranteed income once the projects are ready.

For DRA Group, which is mainly known for housing projects, this is their big step into building large offices and malls. It puts them on the map as a serious player in the business property space.

Looking Ahead: Expansion and Growth

The joint venture is not stopping with Chennai and Bengaluru. They’re already looking at Pune as the next city to enter. By 2027, the goal is to create projects worth over ₹6,500 crore. DRA Group already has land and projects in hand to support this target.

The long-term plan is to earn steady rental income every year (over ₹250 crore) and then sell or list the properties through options like a REIT, which is similar to a property investment trust.

Verified.RealEstate’s Take

This partnership is more than just a development play — it’s a signal of global confidence in South India’s real estate. By combining local execution know-how with international capital expertise, the venture has a competitive edge in delivering institutional-quality business districts. It could also serve as a template for Indo-Philippine real estate collaborations across emerging markets.

Zepto, best known for its 10-minute grocery deliveries, is now positioning itself as a digital gateway for real estate bookings. In collaboration with the House of Abhinandan Lodha (HoABL), the platform allows users to discover and reserve land plots—such as premium projects in Vrindavan and Neral—within minutes, marking a new era of digital empowerment in property buying.

How the Gateway Works

The process isn’t about Zepto selling land outright—it’s about connecting users instantly. By typing “land” in the Zepto app, users land on a dedicated HoABL page showcasing available projects. From there, they can:

• Browse land options
• Connect with a HoABL advisor via quick video call
• Pay a refundable token amount to reserve a plot

The entire booking entry happens within 10 minutes, while legal documentation and final registration remain under HoABL’s scope.

Why Vrindavan and Neral Lead the Way

This campaign launched around Janmashtami, spotlighting Vrindavan’s spiritual significance and Neral’s appeal as a fast-growing investment hub. For example, Vrindavan plots start from ₹1.39 crore for ~1,500+ sq ft, strategically located 2.5 hours from Delhi and 1.5 hours from the upcoming Jewar Airport.

More Than Marketing: A Digital On-Ramp

Zepto’s role here is best seen as an on-ramp to land ownership. Just like groceries made people trust the 10-minute model, this campaign aims to make land discovery and first-level booking faster and more accessible. HoABL then takes over to complete the traditional real estate journey.

Who is the House of Abhinandan Lodha (HoABL)?

The House of Abhinandan Lodha (HoABL) is a new-age land developer built around the idea of “new generation land.” Their mission is to make buying plots simple, modern, and transparent—especially for millennials and NRIs—using tech-driven discovery, clear legal frameworks, and flexible payment plans.

They’re best known for destination land projects across Alibaug, Dapoli, Goa, Ayodhya, Vrindavan, and Neral. Flagship offerings include “The Sanctuary” in Alibaug and premium plots in Ayodhya.

HoABL handles everything from acquisition and title clearance to direct-to-consumer sales, bundling in digital paperwork and infrastructure plans. Backed by the Lodha family’s real estate legacy in Mumbai, the company blends heritage credibility with a modern, digital-first approach to land ownership.

Cautionary Notice for Buyers

While such gateways make booking plots quick and convenient, buyers should not skip due diligence. Always treat this as the initial step only. Before locking in a booking:

• Visit or independently verify the land/property on-site
• Check all ownership documents, EC, Patta, zoning, and approvals
• Consult a legal expert or use platforms like Verified.RealEstate to validate records
• Only then move forward with the booking or payment process

This ensures that the speed of discovery doesn’t come at the cost of future disputes or financial risk.

What This Means for Real Estate

This experiment demonstrates how quick commerce can evolve into high-value gateways. For Zepto, it’s about expanding average transaction value and building consumer trust in new verticals. For HoABL, it’s a chance to reach digitally savvy investors through an everyday app ecosystem.