Adhiraj Capital City Tower Oreka

Delivery & Registration

Regulatory Standing

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.

• Filing progress reports — 23 quarterly progress reports on record since registration, with no current default.

Builder Track Record

Across MahaRERA, Adhiraj Constructions Private is the promoter of record on 18 projects, of which none currently 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.

Construction Progress

MahaRERA's cost filing puts construction at ~10.1% of the estimated project cost incurred as of the last certificate (₹15.84 Cr spent against a ₹157.59 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 ~10.1% — 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.

Sales & Inventory

Of 306 homes filed with MahaRERA, 306 are sold/booked (297 with registered agreements + 9 booked) and 0 remain available (~100% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹222.14 Cr in agreement value so far. Of that, ₹96.90 Cr (~44%) is already collected, ₹0 receivable — a read on how far along these sales really are. Note: the project registers 354 homes in total, but this sold/unsold inventory filing covers only 306 of them — the other 48 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 306 registered agreements, the effective carpet rate is ₹14,274/sqft (typical range ₹13,153–₹15,457) — computed from the agreement values and carpet areas the promoter filed, not broker quotes. Compare your quote against this before negotiating.

⚠ The inventory filing also declares: 48 mortgaged to a lender (103, 104, 201, 202, 203, 204, 301, 304, 404, 504, 604, 701). Before booking, confirm YOUR unit appears in none of these lists and get any lender NOC in writing.

Buildings & Wings

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+47 and 354 homes are registered across the project.

Unit mix on the filing: 354 residential.

Complaints & Orders

16 complaints are on the MahaRERA record for this project, with orders passed in 4. An adjudicated complaint is the clearest evidence of how this promoter behaves when pushed — read the orders in full.

Legal & Litigation

The promoter has declared 5 court cases on this project to MahaRERA. 1 is 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.

Location, Land & Connectivity

Located at -, -, Mumbai City, Mumbai City, 410208. Per the filed land record, the plot is bounded to the north by 71-2, to the south by 86, to the east by 76-3 and to the west by 91-2. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.

Location & connectivity

The nearest major job hub is ~19 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.

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.

Builder track record

Adhiraj Constructions Private Limited is the promoter on 11 MahaRERA-registered projects, with none currently carrying a regulator flag — a reassuring wider track record (matched on the promoter name in the register; it doesn't guarantee this specific project, but a clean portfolio is a good sign).

See every Adhiraj Constructions Private Limited project & its RERA track record →

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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.