Shepherd Horizon
MahaRERA Property Intelligence · Mumbai Suburban
P51800050904 · ANDHERI WEST · promoter Pratham Varadvinayak Builders
| MahaRERA registration | P51800050904 |
| Registered on | 15 May 2023 |
| Promoter-declared completion | 30 Jun 2026 |
| Current status | Certificate Signed |
| Against today | about 1 months past 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, Pratham Varadvinayak Builders is the promoter of record on 13 projects, of which 3 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 ~57.4% of the estimated project cost incurred as of the last certificate (₹24.23 Cr spent against a ₹42.20 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. The declared completion date has already passed while the cost-incurred filing sits at ~57.4% — a wide gap between the promise and the money actually spent on site.
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 52 homes filed with MahaRERA, 33 are sold/booked (30 with registered agreements + 3 booked) and 19 remain available (~63% sold) — selling steadily. Buyers have committed ₹57.59 Cr in agreement value so far. Of that, ₹52.14 Cr (~91%) is already collected, ₹5.46 Cr receivable — a read on how far along these sales really are. Note: the project registers 84 homes in total, but this sold/unsold inventory filing covers only 52 of them — the other 32 aren't in the ledger yet. Ask the builder what they are (an unreleased phase, held-back stock, or non-saleable/car-park units) before reading too much into the percentage. This is the promoter's own reported inventory as at the last compliance filing; confirm current availability directly.
What buyers actually paid: across 33 registered agreements, the effective carpet rate is ₹26,885/sqft (typical range ₹22,867–₹29,892) — 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 1 | 1 | 2,354 sqft (218.71 sqm) | ₹5.87 Cr |
| Floor 1 | 2 | 1,307 sqft (121.38 sqm) | ₹4.12 Cr |
| Floor 10 | 1001 | 465 sqft (43.2 sqm) | ₹1.06 Cr |
| Floor 10 | 1002 | 774 sqft (71.91 sqm) | ₹1.76 Cr |
| Floor 10 | 1003 | 729 sqft (67.73 sqm) | ₹1.66 Cr |
| Floor 11 | 1102 | 774 sqft (71.91 sqm) | ₹1.84 Cr |
| Floor 12 | 1203 | 729 sqft (67.73 sqm) | ₹1.74 Cr |
| Floor 13 | 1302 | 774 sqft (71.91 sqm) | ₹1.84 Cr |
| Floor 13 | 1303 | 729 sqft (67.73 sqm) | ₹1.74 Cr |
| Floor 14 | 1402 | 774 sqft (71.91 sqm) | ₹1.84 Cr |
| Floor 16 | 1603 | 729 sqft (67.73 sqm) | ₹1.74 Cr |
| Floor 17 | 1702 | 774 sqft (71.91 sqm) | ₹1.84 Cr |
| Floor 17 | 1703 | 729 sqft (67.73 sqm) | ₹1.74 Cr |
| Floor 17 | 1705 | 656 sqft (60.94 sqm) | ₹1.56 Cr |
| Floor 18 | 1803 | 729 sqft (67.73 sqm) | ₹1.74 Cr |
| Floor 5 | 503 | 729 sqft (67.73 sqm) | ₹1.66 Cr |
| Floor 8 | 802 | 774 sqft (71.91 sqm) | ₹1.76 Cr |
| Ground/Floor 0 | 1 | 951 sqft (88.37 sqm) | ₹2.37 Cr |
| Ground/Floor 0 | 2 | 923 sqft (85.75 sqm) | ₹2.91 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+18 and 84 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| 5TH ELEMENT | 1 | G+18 | 84 | - |
Unit mix on the filing: 80 residential and 4 non-residential (shops/offices).
2 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 |
|---|---|---|---|
| CC12400684 | 06/11/2024 | Tushar Dilip Suryavanshi vs PRATHAM VARADVINAYAK BUILDERS AND DEVELOPERS PRIVATE LIMITED | order passed |
| CC12502086 | 26/06/2025 | Anil Gulabdas Shah vs PRATHAM VARADVINAYAK BUILDERS AND DEVELOPERS PRIVATE LIMITED | order passed |
Located at ANDHERI WEST, AZAD NAGAR NO. 3, Andheri, Mumbai Suburban, 400058. Per the filed land record, the plot is bounded to the north by 9 MT WIDE ROAD, to the south by NALLA, to the east by BLDG NO 50 and to the west by 12 MT WIDE ROAD. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~3 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 3 km |
| Chhatrapati Shivaji Int'l Airport | 5 km |
| Powai / Hiranandani business park | 7 km |
| Bandra Kurla Complex (BKC) | 8 km |
| Lower Parel / Worli business district | 14 km |
| Nariman Point / Fort | 23 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 5TH ELEMENT?
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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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