IRIS - Phase -1 is a RERA-registered residential project by ZARS DEVELOPERS PVT LTD in Meerut (RERA ID UPRERAPRJ3905). Registered with a completion deadline of 31 Dec 2019. UP-RERA flags this project "Default on QPR": it has not filed its mandatory quarterly progress report(s).
RERA status as reported: Registered.Basic details
The promoter’s own descriptions, published as filed. UP-RERA does not certify them.
| RERA IDRERA registration numberThe unique number the authority assigns to a registration - UPRERAPRJ… for a project, UPRERAPRM… for a promoter.Read the full entry in the glossary | UPRERAPRJ3905 |
| Project category | Residential |
| Registration type | Ongoing |
| RERA status | Registered |
| Sanctioning authoritySanctioning authorityThe local body that approved the building and layout plans - not RERA.Read the full entry in the glossary | Meerut Development Authority |
| Proposed start | 10 Feb 2014 |
| Original start | 10 Feb 2014 |
| Project duration | 71 months |
| Address | Sardhana, Meerut |
| Tehsil | Sardhana |
| Applicant type | Company |
| Applicant address | Iris Avnue , Shradhapuri Phase -I , Main NH 58 , Meerut |
| Applicant contact |
Project timeline
Every dated filing on this project’s record, oldest first. A diamond is a date that was a plan, not something that happened.
3 building permits sanctioned
Construction start, as declared
A date on the record, not a filing — what was planned as of this entry.
Registered with RERA
Completion promised at registration
A date on the record, not a filing — what was planned as of this entry.
Revised completion deadline
A date on the record, not a filing — what was planned as of this entry.
Registration & timeline
Dates on the registration itself, not on construction - the quarterly reports carry that.
| RERA registered | 12 Aug 2017 |
| Original completion | 31 Dec 2019 |
| Revised completion | — none granted |
| First completion certificate filedCompletion certificate (CC)The certificate saying a project has been built as sanctioned - not the same as permission to move in.Read the full entry in the glossary | - not on record |
| Registration fee | ₹22,000 |
| Sanctioning authority | Meerut Development Authority |
Inventory
derived from unit plan
The approved unit plan, not an availability list: nothing here says what is unsold.
| Configuration | Units | Carpet area |
|---|---|---|
| 2 BHK | 96 | 54-63 |
| Tower | Floors | Units | Carpet area m²Carpet areaThe net usable floor area inside a flat - the area you could lay a carpet on.Read the full entry in the glossary |
|---|---|---|---|
| A · 2 BHK | 12 | 96 | 54-63 |
Project team & development works
Who was engaged and what was promised. No status is filed against any of it.
Permits & extensions
3 permits
An approval and the date it runs to - not proof the work matching it was done.
3 sanctioning permits are on record with UPRERA, the latest valid to 28 Jan 2019.
Sanctioned by Meerut Development Authority · 3,360 sqm of land · an approved plan of 1 block and 96 units. The plan totals are counted from what the promoter filed with RERA, not a figure the authority published as a total. See the approved unit plan
| Permit no. | Date | Valid upto | Extendable upto | Revised end | Documents filed |
|---|---|---|---|---|---|
| 1340/12 | 29 Jan 2014 | 28 Jan 2019 | 28 Jan 2021 | 31 Dec 2019 | |
| 1340/12 | 29 Jan 2014 | 28 Jan 2019 | 28 Jan 2021 | 31 Dec 2019 | |
| 1340/12 | 29 Jan 2014 | 28 Jan 2019 | 28 Jan 2021 | 31 Dec 2019 |
Land & documents
7 filings
How the promoter says it holds the land. Not a title search - nothing here confirms it is unencumbered.
| KhasraKhasra numberThe number a piece of land carries in the state’s own revenue records.Read the full entry in the glossary | Area | Type |
|---|---|---|
| 680/2 | 21 | — |
| 664 | 890 | — |
| 663 | 370 | — |
| 668/1 | 690 | — |
| 669 | 890 | — |
| 665-666 | 499 | — |
| 439 | 264 | — |
11 registry or lease-deed filings are on this project’s record with UPRERA, the earliest dated 22 Aug 2012.
| Registry no. | Date | Type | Area |
|---|---|---|---|
| 14286 | 19 Sept 2013 | self | — |
| 12997 | 29 Aug 2013 | self | — |
| 7639 | 15 Mar 2013 | self | — |
| 12579 | 22 Aug 2012 | self | — |
| 7635 | 15 May 2013 | self | — |
| 12998 | 29 Aug 2012 | self | — |
| 14285 | 16 Sept 2013 | self | — |
| 13516 | 7 Sept 2012 | self | — |
| 13002 | 29 Aug 2012 | self | — |
| 10214 | 25 Jun 2013 | self | — |
| 12797 | 25 Aug 2012 | self | — |
Facilities
as declared to RERA
Mostly reference numbers for filings made elsewhere, such as a fire NOC. Not live certifications, and verified by neither RERA nor Estanzo.
| Drinking water | As per approved Drawings |
| Fire safety (as filed with RERA) | As per approved Drawings |
| Renewable energy | As per approved Drawings |
| Other facilities | Green & Club |
The fire-safety value above is the filing reference UPRERA published for this project, not a live safety certification.
Promoter (SPV) details
The legal entity carrying this project’s obligations. It may not be the brand it is marketed under.
| Legal name | ZARS DEVELOPERS PVT LTD |
| Role | Promoter · current |
| RERA ID | UPRERAPRM7382 |
| PAN | AAKCA7909D |
| CIN / TAN | U45201DL2012PTC233250 |
| Registered address | Iris Avnue , Shradhapuri Phase -I , Main NH 58 , Meerut |
| RERA contact | |
| Registered since | 2017 |
RERA bank accounts
verify before payment
Not confirmation that money is in these accounts, and details change - verify at the source before paying.
Under the Act’s 70% ruleThe 70% ruleThe RERA Act requires 70% of the money collected from a project’s buyers to sit in a separate bank account for that project’s land and construction cost alone.Read the full entry in the glossary, money collected from buyers is to be held in an account reserved for the project. UPRERA publishes what this promoter filed:
One bank account is filed for this project; UPRERA publishes no three-account breakdown for it. What is filed is the account, not what is in it.
| Account | As filed with RERA |
|---|---|
| Bank account as filed | Zars Developers pvt ltd.BankSyndicate bankBranchSME BranchA/C no.IFSCSYNB0008838 |
What has changed on this record
nothing recorded yet
When Estanzo first saw a difference - not proof RERA’s record changed that day.
Estanzo began recording changes to this record on 10 Aug 2026. Nothing has moved since. Anything that changed before that date is not on this list.
These dates are Estanzo’s, not UPRERA’s. They say when Estanzo last saw a field move - not when the authority last checked it, and not when the underlying fact changed. UPRERA does not re-serve every field on every run, so a field with no movement here has not necessarily been re-confirmed.What to verify and what to ask
1 not published
Fields UP-RERA has not published for this project. Coverage is uneven, so an absence is not evidence anything is wrong - only something this page cannot answer.
- No quarterly progress report is published for this project.Ask the promoter for the latest quarterly report filed and the construction percentage certified in it.
Common questions about IRIS - Phase -1
Is IRIS - Phase -1 RERA registered?
Yes. IRIS - Phase -1 is registered with UPRERA under registration number UPRERAPRJ3905, registered on 12 Aug 2017. Estanzo reproduces that filing; it does not verify the work behind it.
When is possession due for IRIS - Phase -1?
The completion date filed with UPRERA is 31 Dec 2019. No completion certificate is on record yet.
Who is the builder of IRIS - Phase -1?
ZARS DEVELOPERS PVT LTD is the promoter entity that filed IRIS - Phase -1 with UPRERA (promoter RERA ID UPRERAPRM7382). RERA registers the legal entity behind a project, which may differ from the brand it is marketed under.
Why does IRIS - Phase -1 show "default on QPR"?
UPRERA flags this project as in default on quarterly progress reporting - the promoter has not filed one or more mandatory quarterly progress reports. The flag is the authority's, not Estanzo's.
Does IRIS - Phase -1 have a RERA bank account?
Yes. The bank accounts filed with UPRERA for this project are listed on this page. Account details can change, so verify them against the official UPRERA source before making any payment.
Where is IRIS - Phase -1 located?
IRIS - Phase -1 is registered in Meerut, as filed with UPRERA.
What configurations are available in IRIS - Phase -1?
The unit plan filed with UPRERA lists 2 BHK. That is the approved plan, not a live availability list - RERA does not publish what is still unsold.
What is the carpet area of flats in IRIS - Phase -1?
The approved unit plan filed with UPRERA runs from 54 to 63 m² of carpet area (about 583 to 680 ft²). Carpet area is the net usable floor area the RERA Act defines and the only area the authority holds - a built-up or super-area figure quoted elsewhere is a larger number measured a different way.
How many towers and units are planned in IRIS - Phase -1?
The approved unit plan describes 1 block and 96 units. UPRERA publishes no separate tower or unit count, so both are counted from that plan.
How dense is IRIS - Phase -1?
About 116 units per acre: 96 planned units across 0.83 acres (3,360 m²) as filed with UPRERA. Both figures are the authority's; the division is ours.
Data as reported by UPRERA, as of 21 Oct 2026. official source ↗