Arsh Enclave Phase 1, Mohanlalganj: Buyer Guide to the 99-Plot Colony

What the UP-RERA filing says about Arsh Enclave Phase 1, the 99-plot colony by Aaryavision Ventures in Jabrauli, Mohanlalganj, and the questions a plot buyer should settle before paying a token.

Quick answer: Arsh Enclave Phase 1 is a plotted residential colony by Aaryavision Ventures Private Limited in village Jabrauli, tehsil Mohanlalganj, Lucknow, registered with UP-RERA as UPRERAPRJ124864/10/2026. The filing covers 99 residential plots on 26,276 sq m (about 6.49 acres), with a proposed start of 15 June 2026 and a declared completion of 14 June 2029. Prices are on request.

The full fact sheet is on the Arsh Enclave Phase 1 project page. This guide is for someone deciding whether to book a plot here: what the filing actually commits to, what is missing from it, and what to put to the builder in writing.

Project at a glance

Land area, permit and cost come from the UP-RERA data shown on ReraTracker. The development works come from the promoter's project specification uploaded to UP-RERA and stored in Brickly's database.

One name, two registrations

The same promoter also has an older project called simply "Arsh Enclave" in Jabrauli, registered as UPRERAPRJ259362/01/2025 with completion declared for 31 August 2027. The project website and some listing portals show only that older number. If a broker says "Arsh Enclave", ask which registration the plot falls under. We explain how to tell them apart in Arsh Enclave vs Arsh Enclave Phase 1.

What the layout gives you

The declaration describes a gated colony: a boundary wall of 1,251.18 running metres at an average height of 2.1 m with an entrance gate, and an internal road network of 12 m and 9 m wide roads with footpaths.

Open space is split into six green areas of 470, 812, 1,558, 2,103, 786.6 and 1,320 sq m. Added up, that is 7,049.6 sq m, a little over a quarter of the land. A further 832.18 sq m is earmarked for a primary school, which the promoter says it will build and make available to residents.

What the summary does not show is the plot-size mix. ReraTracker's unit table for this project is empty, so there is no public list of how many plots are 100 sq yd, 150 sq yd or larger. Ask for the plot-wise schedule from the sanctioned layout, with each plot's dimensions and the width of the road it faces. A plot on a 12 m road and one on a 9 m road may be priced differently.

Services the promoter has declared

In short, the colony is to run its own water and sewage systems: a 158 KLD overhead tank with pipelines, a sewer network of 300 mm and 150 mm RCC pipes, an 89 KLD sewage treatment plant, a storm-water drain network, rainwater recharge pits of 3.00 m diameter, a 400 KVA electrical system with LED street lights, and a 5–8 kWp solar system for common lighting. Fire protection, community building and social infrastructure are marked "N/A".

Each of these lines is unpacked, with what to check on site, in how to read a plotted project's RERA development works.

Approvals and documents on the record

The layout permit was issued on 15 June 2026, is valid until 14 June 2029 and can be extended to 13 June 2030. The UP-RERA record also lists the approved layout, sanctioned letter, approved map, project specifications and a sajra (village map) detail under that permit.

Other uploads, with dates shown on ReraTracker:

• Details of encumbrances, 2 July 2026
• Affidavit in Form-B and development work plan, 18 July 2026
• Proforma allotment letter and conveyance deed, 19 July 2026
• Commencement certificate, 3 August 2026
• Proforma agreement for sale, architect's and engineer's certificates, 24 August 2026
• CA certificate, 15 September 2026

There are also 48 land documents, a mix of sale deeds and khatauni extracts for the 16 khasra numbers. Read the encumbrance details first. They tell you whether any of this land is mortgaged.

Paying and booking safely

UP-RERA data lists three ICICI Bank accounts at the Sushant Golf City branch in the name of the promoter for this phase: a collection account, a separate account and a transaction account. Section 4(2)(l)(D) of the RERA Act requires 70% of buyer money to sit in the separate account and be used for land and development cost. Pay only into the collection account shown on the UP-RERA page, by cheque or bank transfer.

Section 13 of the Act bars a promoter from taking more than 10% of the plot cost as advance before a written agreement for sale is registered. If you are asked for more at booking, stop and ask why.

What is not known yet

• Price and payment plan: not published.
• Plot sizes and count by size: not in the public summary.
• Registration date: ReraTracker shows "RERA Received 15-06-2026", which is also the proposed start and permit date. The suffix "/10/2026" in the number suggests a later registration. Confirm the date on the UP-RERA certificate.
• Exact location: ReraTracker gives coordinates of 26.36383, 80.59079. That point is roughly 50 km from Mohanlalganj town, so it is very likely wrong. Ask for a location pin from the site office.
• Progress: check the quarterly updates on UP-RERA rather than brochure photos.

For the wider area, read the Mohanlalganj and Raebareli Road locality guide. Before you visit, take the site-visit and document checklist with you.

Questions to ask Aaryavision Ventures

1. "Is this plot under UPRERAPRJ124864/10/2026 or the older Arsh Enclave registration? Please print the number on the allotment letter."
2. "Give me the plot number, size in sq m and sq ft, facing, and road width from the sanctioned layout."
3. "What is the rate per sq ft, and what are PLC, development and other charges, in writing?"
4. "What does the encumbrance detail show? Is any khasra under a loan?"
5. "When will the 158 KLD water system, the STP and the 400 KVA power line be working, and who maintains them after handover?"

You can compare other plotted colonies on projects in Lucknow and run the numbers with Brickly's tools.

Sources

• Brickly India project data (UP-RERA declaration): https://bricklyindia.com/projects/arsh-enclave-phase-1-lucknow
• ReraTracker, Arsh Enclave Phase 1 (land, permit, cost, documents, bank accounts, khasra, coordinates): https://reratracker.com/arsh-enclave-phase-1-in-lucknow-by-aaryavision-ventures-private-limited-rtid6226
• Project specification of Arsh Enclave Phase 1, uploaded to UP-RERA: https://up-rera.in/ViewDocument?Param=ProjectSpecification-2053774_26092026140220473_Specification%20Updated.pdf
• Mohanlalganj, Wikipedia (town coordinates used for the distance check): https://en.wikipedia.org/wiki/Mohanlalganj
• The Real Estate (Regulation and Development) Act, 2016, sections 4(2)(l)(D) and 13: https://up-rera.in/pdf/reraact.pdf