Haryana RERA Allows Registration Of Riviera At AIPL Lake City Project In Gurugram Despite Land Dispute

The Haryana Real Estate Regulatory Authority (HARERA) has recently cleared the way for registration of the project “The Riviera at AIPL Lake City” in Gurugram, even as a land dispute linked to part of the project remains pending.

The Authority said the mere existence of litigation is not enough to deny registration, as long as safeguards are in place to protect buyers.

In an order dated March 30, 2026, HARERA revisited the matter after the Appellate Tribunal sent it back for a fresh decision. Following a fresh round of consideration, it allowed the project to go ahead, subject to conditions.

At the same time, it directed the promoter to freeze the portion of the project linked to the disputed land and not sell or market units in that part.

The Authority, comprising Chairperson Arun Kumar and Member P.S. Saini, said that buyers must be fully informed about the dispute.

It ordered, “The promoter shall make full, complete, and prominent disclosure of the litigation pending before the Hon'ble High Court in CWP No. 21373 of 2025, or any other proceedings affecting rights in the project land, in all brochures, advertisements, marketing or promotional materials, and on the promoter's website with respect to the project. The promoter shall also ensure that the said disclosure forms an integral part of every agreement for sale executed with allottees.”

The project is being developed over 5.1375 acres in Sector 103, Gurugram. The licence was granted in May 2025 by the Department of Town and Country Planning (DTCP) to Babbler Projects Pvt. Ltd. and AIPL Bharat Infrastructure Pvt. Ltd.

The Authority had first given the project conditional registration in December 2025. That move was challenged by Glorii Education Technology Pvt. Ltd., which said it was a co-sharer in part of the land and pointed to ongoing partition proceedings before the Punjab and Haryana High Court.

When the matter reached the Appellate Tribunal in March 2026, the earlier registration was set aside, not on the substance of the dispute, but because the order had been passed without the required quorum. The case was sent back to HARERA, with a clear note that the portion of the project tied to the disputed land should remain frozen.

On reconsideration, after hearing both sides afresh, the Authority found that the project was backed by a valid licence and had secured all key approvals, including zoning and building plans. It also placed weight on a February 2026 decision by the Department of Town and Country Planning, which had upheld the licence after examining the title documents.

Importantly, the Authority said there was no current stay order from the High Court preventing it from proceeding with registration.

It also clarified that it cannot decide title disputes, which are for civil courts. However, it stressed that such disputes must be clearly disclosed to buyers.

The Authority said the law focuses on transparency, not stopping projects altogether due to disputes. It held that as long as buyers are informed and safeguards are in place, registration can be granted.

To protect buyers, it directed that the disputed portion must remain frozen, cannot be sold or advertised, and must be clearly marked in project plans.

With these conditions, the Authority allowed the project to be registered.