The Wave
MahaRERA Property Intelligence · Mumbai Suburban
P51800028736 · Bandra (West) · promoter 25 West Realty
| MahaRERA registration | P51800028736 |
| Registered on | 30 Mar 2021 |
| Promoter-declared completion | 30 Jun 2032 |
| Current status | Certificate Signed |
| Against today | 71 months to the declared date |
MahaRERA's own defaulter/deregistration lists and the project's quarterly-progress-report filing — the regulator's view of whether this project is in good standing.
Across MahaRERA, 25 West Realty is the promoter of record on 73 projects, of which 5 carry a MahaRERA regulator flag (insolvency, deregistration, completion-lapse or QPR default). Read the pattern across the portfolio, not just this project's brochure — matched on the promoter name in the MahaRERA register.
MahaRERA's cost filing puts construction at ~28.6% of the estimated project cost incurred as of the last certificate (₹79.43 Cr spent against a ₹277.77 Cr estimate). This financial % is the regulator's own proxy for how much is physically built — the closest public read on real progress, and one a brochure never shows.
Cost-incurred % as last certified to MahaRERA; it can lag on-site reality between filings. Confirm the current stage and the latest Form 2 before you book.
Of 65 homes filed with MahaRERA, 35 are sold/booked and 30 remain available (~54% sold) — selling steadily. Buyers have committed ₹496.86 Cr in agreement value so far. Of that, ₹246.33 Cr (~50%) is already collected, ₹250.53 Cr receivable — a read on how far along these sales really are. This is the promoter's own reported inventory as at the last compliance filing; confirm current availability directly.
What buyers actually paid: across 35 registered agreements, the effective carpet rate is ₹53,413/sqft (typical range ₹39,644–₹83,327) — computed from the agreement values and carpet areas the promoter filed, not broker quotes. Compare your quote against this before negotiating.
The unsold units on the filing — if you're quoted a unit NOT on this list, ask why it shows as sold/booked on the RERA record:
| Floor | Unit | Carpet | Reckoner value |
|---|---|---|---|
| Floor 11 | 1103 | 2,973 sqft (276.24 sqm) | ₹9.68 Cr |
| Floor 12 | 1202 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 12 | 1203 | 2,973 sqft (276.24 sqm) | ₹9.68 Cr |
| Floor 13 | 1302 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 13 | 1303 | 2,973 sqft (276.24 sqm) | ₹9.68 Cr |
| Floor 14 | 1402 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 16 | 1602 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 16 | 1603 | 2,973 sqft (276.24 sqm) | ₹9.68 Cr |
| Floor 18 | 1802 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 19 | 1903 | 2,973 sqft (276.24 sqm) | ₹9.68 Cr |
| Floor 20 | 2003 | 2,973 sqft (276.24 sqm) | ₹9.68 Cr |
| Floor 21 | 2102 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 21 | 2103 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
| Floor 27 | 2703 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
| Floor 28 | 2801 | 2,270 sqft (210.91 sqm) | ₹7.40 Cr |
| Floor 28 | 2802 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 28 | 2803 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
| Floor 29 | 2902 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 29 | 2903 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
| Floor 30 | 3001 | 2,270 sqft (210.91 sqm) | ₹7.40 Cr |
| Floor 30 | 3002 | 2,643 sqft (245.58 sqm) | ₹8.61 Cr |
| Floor 30 | 3003 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
| Floor 31 | 3101 | 2,270 sqft (210.91 sqm) | ₹7.40 Cr |
| Floor 31 | 3102 | 2,643 sqft (245.58 sqm) | ₹8.62 Cr |
| Floor 31 | 3103 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
| Floor 32 | 3202 | 2,643 sqft (245.58 sqm) | ₹8.62 Cr |
| Floor 32 | 3203 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
| Floor 33 | 3301 | 3,744 sqft (347.87 sqm) | ₹12.21 Cr |
| Floor 33 | 3302 | 2,643 sqft (245.58 sqm) | ₹8.62 Cr |
| Floor 33 | 3303 | 2,973 sqft (276.24 sqm) | ₹9.69 Cr |
No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing — still confirm your specific unit's status in the agreement.
The buildings and wings registered under this project, with each tower's sanctioned height and declared completion date. Here the tallest tower rises to G+24 and 65 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| SKairos East Wing | 1 | G+24 | 65 | - |
Unit mix on the filing: 65 residential.
5 complaints are on the MahaRERA record for this project, with orders passed in 2. An adjudicated complaint is the clearest evidence of how this promoter behaves when pushed — read the orders in full.
| Complaint no. | Filed | Parties | Status |
|---|---|---|---|
| CC006000000251351 | 08/06/2022 | AVDHARNA INFRASTRUCTURE PRIVATE LIMITED vs MEENA H AJWANI | order passed |
| CC006000000302895 | 01/10/2022 | AVDHARNA INFRASTRUCTURE PRIVATE LIMITED vs Vishal Haribhawan Ajwani | order passed |
| CC12602765 | 12/05/2026 | 25 West Realty Private Limited vs Aparna Padgaonkar | pending / no order on file |
| CC12603137 | 26/05/2026 | 25 West Realty Private Limited vs Mr Nitin Vaidya | pending / no order on file |
| CC12603138 | 26/05/2026 | 25 West Realty Private Limited vs Mr Ninad Vaidya | pending / no order on file |
The promoter has declared 6 court cases on this project to MahaRERA. 2 are still pending. Litigation can cloud the land title or stall the build — have a lawyer pull the cause list for each and confirm whether it touches the title to your flat. This is declared by the promoter; there may be further cases not on the RERA record.
| Court | Case no. | Year | Status |
|---|---|---|---|
| High Court | 304 | 2019 | Disposed |
| High Court | 12078 | 2019 | Pending For Withdrawal |
| City Civil Court | 443 | 2018 | Disposed |
| City Civil Court | 444 | 2018 | Disposed |
| High Court | 11351 | 2019 | Pending For Withdrawal |
| High Court | 11357 | 2019 | Disposed |
Located at Bandra (West), Mount Mary Hill, Andheri, Mumbai Suburban, 400050. Per the filed land record, the plot is bounded to the north by Adjoin CTS No 875 880 A, to the south by Adjoin CTS No 906 907B, to the east by Adjoin CTS No 914 915 916 and to the west by Adjoin CTS No 885 B. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~5 km away — a manageable everyday commute to a major job hub.
| Landmark | Straight-line |
|---|---|
| Lower Parel / Worli business district | 5 km |
| Bandra Kurla Complex (BKC) | 5 km |
| Chhatrapati Shivaji Int'l Airport | 7 km |
| Andheri MIDC / SEEPZ | 11 km |
| Powai / Hiranandani business park | 12 km |
| Nariman Point / Fort | 13 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk read on this MahaRERA filing, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the promoter before you commit.
🔒 Unit-by-unit guidance · Unit Guidance report
Which building/wing and unit to prefer and the sanctioned-plan read for this project — the ₹2,999 guidance layer.
🔒 Full financial records — escrow, funding & the document catalog · Compliance report
The RERA 70% designated-escrow account activity, the declared means-of-finance, the professionals of record, and every document filed with MahaRERA — the raw records the read above is built on.
Should you buy in 25 West -A (East)Wing?
This page is the free MahaRERA filing summary. The full RERA Property Intelligence Report gives you the full regulatory standing, declared court litigation, buyer-complaint and adjudication history, quarterly-progress-report discipline, the builder's MahaRERA-wide track record, the building/tower breakdown, and the sanctioned layout plan. See a real one first:
Sample: Lodha Kandivali – Tower 2 → · browse all sample reports →
Compliance Report · ₹999
The regulator’s filing record, read · 1 working day
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Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
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Paying from outside India? Pay $15 (Compliance) or $39 (Unit Guidance) via PayPal, or email hello@quietlist.in for a card invoice. Prefer to talk first, or have a portfolio to check? Same address. An information aid for your own due diligence, not legal or investment advice.
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Flags are from MahaRERA's own published problem lists — not a claim about the developer's intent. Explore every flagged project on our Mumbai, Thane & the MMR RERA red-flag register.
Last checked against the RERA register: 27 Jul 2026