TGRERA stops sales in Sapta Varna Project over incomplete infrastructure
HYDERABAD: The Telangana Real Estate Regulatory Authority (TGRERA) has stopped Sirisampada Townships LLP and its partners from selling, marketing, or creating any third-party rights in plots at its “Sapta Varna” project in Shadnagar. This action followed complaints from two buyers who said that basic infrastructure and amenities were still unfinished, even though the project had received its final layout approval.
The interim order, issued by K. Srinivasa Rao, Member, TG RERA, on September 7, 2026, clubbed two complaints with the same cause of action. Specifically, Ravikanth Tangella purchased Open Plot under a registered sale deed dated November 23, 2023, for Rs 23 lakh from Respondent No. 4. Meanwhile, Etikala Shravan Kumar Reddy purchased Open Plot under a sale deed dated July 31, 2024, for Rs 7,50,000 from Sailesh Kumar, who had originally bought it from Dhruv Agarwal and Manish Agarwal.
The project admeasures Ac. 29-27 guntas in Survey Nos. 134, 135, and 141 at Solipur Village, Shadnagar Municipality. Furthermore, it is governed by a Development Agreement dated July 19, 2021, between the landowners, Dhruv Agarwal and Manish Agarwal, and the developer.
Buyers allege broken promises
The allottees alleged that the respondents failed to complete basic development works and amenities promised under the tentative layout, despite obtaining the final layout on February 11, 2026. To support their claims, they submitted comparative statements and photographs showing incomplete open spaces and parks, unusable footpaths, unfinished 30 ft and 60 ft internal roads, missing underground electrical infrastructure and feeder pillars, and incomplete compound walls. Additionally, the allottees alleged that the respondents continued marketing and registering plots despite the expiry of project registration and the alleged expiry of the development agreement.
The respondents disputed the allegations, claiming that required development works have been completed or are actively underway. In their defense, they stated that civil works in parks, including pathways and tile installation, are being completed, and that certain amenities, such as the club house, could only be taken up after securing the final layout and are currently in progress.
Sales frozen until infrastructure completed
Exercising powers under Section 36 of the Real Estate (Regulation and Development) Act, 2016, TG RERA restrained the respondents from advertising, marketing, booking, selling, offering for sale, executing or presenting for registration any sale deed, or otherwise transferring, alienating, mortgaging, encumbering, or creating any third-party interest in any plot or portion of the project. As a result, all such activities have been temporarily suspended.
The restraint will remain in force until infrastructure and development works under the tentative layout are completed according to stipulated specifications. Moreover, the respondents have also been directed to strictly carry out development according to the approved layout and not to alter, reduce, or deviate from areas earmarked for open spaces, roads, utilities, or public purposes.
The Authority clarified that the order is strictly an interim measure to preserve the subject matter and protect existing purchasers, without expressing a final opinion on the merits of the case. Consequently, the matter has been posted for further hearing on September 9, 2026. The respondent’s version could not be obtained at the time of reporting; it will be included if made available.
