The Sarayu Ayodhya: A Complete Buyer's Checklist & Legal Due Diligence
A land purchase is decided long before the payment is made. It is decided in the weeks spent verifying documents, checking registrations and asking questions that feel tedious at the time and turn out to be the only ones that mattered. This guide sets out a practical due diligence checklist for buyers evaluating The Sarayu Ayodhya by House of Abhinandan Lodha, structured so it can be worked through in sequence with a qualified property advocate.
Start With What Is Already on Record
Before any site visit, note the project's stated position and treat it as the baseline against which everything else is verified.
| Project Name | The Sarayu Ayodhya by House of Abhinandan Lodha |
| Location | Ayodhya, Uttar Pradesh |
| Configurations | Villa Plot / Royal Plot / Premium Villa Plot |
| Starting Price | ₹1.89 Cr* |
| Launch Status | Under Construction |
| Possession | TBA |
| Project Scale | NA Units | NA Towers |
| RERA Status | UPRERAPRJ311468 |
Step 1: Verify the RERA Registration Independently
This is the first check and the least negotiable. The project lists Phase 1 RERA number UPRERAPRJ311468 under UP RERA.
Do not accept a registration number from a brochure or a message. Search it yourself on the UP RERA portal and read what the entry actually contains: the registered promoter name, the sanctioned land area, the approved layout, the declared completion date, the list of approvals filed, and any complaints recorded against the project. Confirm that the phase you are being sold is the phase that is registered — in multi-phase developments this is a common and costly mismatch.
Note the completion date on the RERA entry specifically. The project listing shows possession as TBA, so the registered date is the more meaningful reference point.
Step 2: Trace the Title
Title verification is the work an advocate is actually being paid for, and it cannot be shortcut.
The chain of title should be traced back through prior transactions to establish that the seller has clear, marketable ownership and the right to sell. In Uttar Pradesh, land records including khatauni and khasra details can be examined through the state's Bhulekh land records system, and these should be cross-checked against the documents presented by the developer.
An encumbrance certificate from the sub-registrar's office covering an adequate look-back period will show whether the land carries mortgages, charges or registered claims. Where the land was previously agricultural, confirm that the conversion or change of land use to residential has been formally completed and that the order is on record — not merely applied for.
Step 3: Confirm the Approvals
Ask for the approved layout plan and confirm that the specific plot being offered appears on it, at the size and position you are being shown. Verify that the layout carries sanction from the relevant local authority, and that the sanction covers the full extent of the development rather than a portion of it.
Ask which approvals are still pending. Every project has some, and a developer who answers this precisely is easier to trust than one who says none.
Step 4: Read the Agreement Before You Pay Anything
Request the draft sale agreement and have it reviewed before any booking amount is transferred. The clauses that matter most are rarely the ones highlighted during the sales conversation.
| Clause | What to Check |
|---|---|
| Payment schedule | Whether milestones are tied to construction progress or to calendar dates |
| Possession & handover | Committed date, grace period, and consequences of delay |
| Cancellation & refund | Deduction terms, timelines, and conditions under which they apply |
| Plot specification | Exact area, dimensions, plot number and position matching the layout |
| Additional charges | What sits outside the quoted price — registration, GST as applicable, maintenance, corpus, PLC |
| Amenity commitment | Which amenities are contractually committed and by when |
| Maintenance | Who maintains common areas after handover, at what cost, and under what structure |
| Transfer & resale | Whether the plot can be transferred before registration, and on what terms |
The amenity clause deserves particular attention here. The project offers more than 40 curated lifestyle amenities including a grand clubhouse, wellness zone, amphitheatre, floating stage, walking trails, jogging track, kids play area, landscaped gardens, wide internal roads, landscaped boulevards, visitor parking, CCTV surveillance and 24×7 security within a gated community. Confirm in writing which of these are committed in the agreement and to which phase they belong.
Step 5: Clarify the Cost, Fully
The quoted price is not the total cost. Ask for a written cost sheet that itemises everything.
| Configuration | Plot Area | Price |
|---|---|---|
| Villa Plot | 1,248 – 1,250 sq.ft. | ₹1.89 Cr – ₹1.90 Cr* |
| Royal Plot | 1,500 sq.ft. | Price on Request |
| Premium Villa Plot | 1,507 sq.ft. | Price on Request |
Beyond the plot price, budget for stamp duty and registration charges as applicable in Uttar Pradesh, any preferential location charges, maintenance deposits or corpus contributions, and applicable taxes. If you intend to build, the construction cost is an entirely separate budget from the land cost and should be planned alongside it rather than after.
Step 6: Verify the Site Physically
Documents establish what should exist. A site visit establishes what does.
Walk the actual plot, not a representative one. Confirm boundaries and dimensions against the layout plan. Check the width of the internal road serving your plot and whether the road network is built or still marked. Assess the state of the gated boundary, entry point and security arrangements. Note the position of your plot relative to the clubhouse, green spaces and main gate, since this affects both daily convenience and eventual resale.
Check the connectivity claims yourself by travelling them. Shri Ram Mandir is listed at approximately 15 minutes, Ayodhya Dham Railway Station at 20, Maharshi Valmiki International Airport at 30, with NH-27 and the Sarayu River nearby. Travel times vary with traffic and pilgrim volumes, particularly around major festivals.
Step 7: Ask the Questions That Are Not Published
Several details are not stated on the project listing and should be obtained in writing from the developer.
- Construction guidelines — permissible built-up area, height limits, setbacks and design controls
- Plot handover timeline, which determines when construction can begin
- Total project scale and unit count, currently listed as NA
- Phase-wise amenity delivery schedule
- Maintenance structure and charges after handover
- Registration timeline and process
Step 8: Engage Your Own Advocate
Use a property advocate you appoint, not one recommended by the seller. Title verification, encumbrance search, agreement review and registration are the four areas where independent legal representation pays for itself many times over, and the cost is negligible relative to the transaction.
This article is general guidance, not legal advice. Requirements vary by property, by phase and by circumstance, and every document referenced here should be examined by a qualified professional in the context of your specific purchase.
What Buyers Should Weigh
The Sarayu is positioned as Ayodhya's first and only 7-star plotted development, developed in collaboration with The Leela, with documented UP RERA registration and connectivity to road, rail and air within roughly half an hour. Against that, pricing is premium compared with conventional plotted developments in the region, possession is listed as TBA, project scale and construction guidelines are not published, and legal paperwork and payment milestones require independent verification before booking.
Frequently Asked Questions
Is The Sarayu Ayodhya RERA registered?
Yes. The project is registered under UP RERA with Phase 1 RERA number UPRERAPRJ311468, which buyers should verify directly on the UP RERA portal.
What documents should I check before buying a plot at The Sarayu Ayodhya?
Key documents include the RERA registration entry, chain of title, encumbrance certificate, land records, land use conversion order, sanctioned layout plan, draft sale agreement and itemised cost sheet.
What is the possession timeline?
Possession is currently listed as TBA on the project listing. Buyers should refer to the completion date recorded on the UP RERA entry and confirm handover timelines in writing.
What plot sizes are available?
Three configurations are offered: Villa Plot at 1,248–1,250 sq.ft., Royal Plot at 1,500 sq.ft., and Premium Villa Plot at 1,507 sq.ft.
Explore The Sarayu Ayodhya
To review plot availability, the sanctioned layout, current inventory and payment structure, visit the full project page for The Sarayu Ayodhya luxury villa plots and register your interest for advisory support on pricing, RERA verification and the legal checklist.
*Prices and specifications shown are tentative and subject to revision based on final approvals.
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