In a strict enforcement order dated August 3, 2026, the Telangana Real Estate Regulatory Authority (TG-RERA) directed SKA Realtors LLP to immediately halt all sales and marketing for its unregistered Amber Homes project. The authority also ordered penalty proceedings against two real estate agents for facilitating a ₹1.17 crore plot transaction in Mucherla village without mandatory regulatory approvals.
The regulatory body found that the developer and the involved agents violated core provisions of the Real Estate (Regulation and Development) Act, 2016. The ruling serves as a clear warning to the Hyderabad real estate market that having local layout approvals does not exempt a project from RERA registration mandates.
| Detail | Information |
|---|---|
| Project Name | Amber Homes |
| Location | Mucherla village, Kandukur mandal, Rangareddy |
| Plot Size Disputed | 1,000 square yards |
| Total Amount Paid | ₹1,17,61,000 |
| Complaint Number | 273/2025/TGRERA |
| Order Date | August 3, 2026 |
SKA Realtors Ordered to Halt Amber Homes Sales
Following a detailed hearing, the Telangana RERA Authority concluded that the Amber Homes venture qualifies as a real estate project under Section 2(zn) of the RERA Act. The authority found that SKA Realtors had actively advertised, marketed, and sold plots in the layout without obtaining the prior project registration required under Section 3(1).
Consequently, the developer has been directed to immediately cease and desist from inviting purchases or offering plots for sale. This ban remains in effect until the project secures a formal registration certificate from the regulatory body. The authority noted that these actions attract penal consequences under Section 59 of the Act.
During the hearings, the respondents attempted to argue that Amber Homes was either an older layout or an HMDA-approved layout. However, the ruling explicitly distinguishes between a standard local planning approval and the mandatory statutory requirement for RERA registration.
Section 62 Penalties Target Two Real Estate Agents
The regulatory crackdown extends beyond the developer. TG-RERA has directed its secretary to initiate separate penalty proceedings under Section 62 against two individuals for alleged violations of Section 10(a) of the Act.
The authority found that M Rosi Reddy of Lavoura Developers Pvt Ltd facilitated the sale of the unregistered plot as a registered real estate agent. The order noted that presenting himself as a vendor or developer without actual legal authority amounted to misrepresentation and unfair conduct.
Similarly, Paladugu Durga Devi, acting through Talking Bricks Infra Pvt Ltd, was found to have facilitated a transaction within the unregistered project. Section 10(a) strictly bars registered agents from facilitating the sale or purchase of plots in real estate projects that have not secured RERA compliance.
HMDA Layout Status Does Not Bypass RERA Rules
The dispute centers around Mucherla village in Kandukur mandal, Rangareddy district—a rapidly expanding zone within the broader Hyderabad metropolitan real estate market. Open plots in this region are frequently marketed as premium investments, often leveraging local municipal or HMDA approvals.
The Telangana RERA order reinforces a critical compliance standard: layout approval and project registration are two entirely separate legal requirements. An HMDA-approved or regularised layout does not automatically remove the need to comply with RERA.
For existing buyers and prospective investors in Mucherla, the ruling introduces immediate regulatory implications. Further marketing and sales are stalled, and current purchasers can rely on the official finding that the project fundamentally requires state registration.
“Presenting oneself as a vendor or developer without authority amounts to misrepresentation and unfair conduct, and an HMDA layout does not remove the need to comply with RERA registration.”
Timeline of the ₹1.17 Crore Plot Title Dispute
The case was initially brought forward by complainant J Ravi Kishore, who agreed to purchase 1,000 square yards in Plot No. 135 for an agreed sale consideration of ₹1.15 crore. Kishore stated that his total payments amounted to ₹1,17,61,000, which included ₹2,61,000 in registration expenses.
The property title transfer occurred in two distinct phases. The first 500 square yards was successfully registered in Kishore’s favour on February 23, 2024, through Sale Deed Nos. 3016/2024 and 3017/2024.
During the course of the TG-RERA proceedings, the developer completed the title transfer for the remaining portion. The final 500 square yards was registered on May 28, 2025, through Sale Deed Nos. 9406/2025 and 9407/2025. This latter transaction involved ₹57,50,000 in property value plus ₹1,30,000 in registration charges.
Next Steps for RERA Enforcement and Penalty Orders
Because the title issue was successfully resolved while the complaint was active, the specific dispute regarding the property handover was largely settled. The complaint was formally disposed of, with the authority directing both parties to bear their own legal costs.
However, Kishore had also requested a refund of a specific ₹1,00,000 payment. TG-RERA declined to award this refund, stating that the exact purpose of the payment was not established with sufficient evidence. The authority clarified that the complainant retains the right to pursue an appropriate remedy for this specific amount before a competent civil forum.
The most significant upcoming development to watch is the determination of the penalty amounts. The August 3 order did not specify the financial quantum of the fines against Rosi Reddy and Durga Devi. The subsequent Section 62 proceedings will determine their exact financial liabilities.
Reality Check
Buyers investing in open plots around Hyderabad must verify both layout approvals (like HMDA or DTCP) and the project’s RERA registration. Paying advances for unregistered plots leaves buyers highly vulnerable to capital lock-ins, as regulatory authorities can halt all project activities—including registrations—until statutory compliance is achieved.
Analysis
This ruling sets a strong precedent regarding agent liability. Real estate brokers can no longer claim ignorance when selling properties that lack Telangana RERA Registration. The authority’s decision to pursue individual penalties highlights that facilitating illegal transactions carries significant personal financial exposure, forcing agents to conduct their own due diligence before marketing any developer’s project.
Frequently Asked Questions
What is Amber Homes?
Amber Homes is the project identified by TG-RERA in the order as being located at Mucherla village, Kandukur mandal, Rangareddy district, Telangana.
Why did TG-RERA take action?
The authority found that plots were advertised and sold without prior registration of the project under Section 3(1) of the RERA Act, and that two agents facilitated the transaction in violation of Section 10(a).
Who faces penalty proceedings?
M Rosi Reddy of Lavoura Developers Pvt Ltd and Paladugu Durga Devi of Talking Bricks Infra Pvt Ltd face penalty proceedings under Section 62.
How much was the disputed plot transaction worth?
The agreed sale consideration for 1,000 square yards was ₹1.15 crore; the complainant stated that he paid ₹1,17,61,000 including registration expenses.
Was the buyer’s entire plot eventually registered?
Yes. The first 500 square yards was registered on February 23, 2024, and the remaining 500 square yards was registered through two sale deeds dated May 28, 2025.
Can Amber Homes plots be sold now?
TG-RERA directed SKA Realtors to stop advertising, marketing, booking, selling or offering plots until the project is registered with the authority.
Stay Ahead on Hyderabad Real Estate
Get daily property news, price trends and verified listings.
Follow us on WhatsApp or download the BigProperty App for instant alerts.
