Trishaan
MahaRERA Property Intelligence · Mumbai Suburban
P51800078308 · Bandra E · promoter Aos Developments Llp
| MahaRERA registration | P51800078308 |
| Registered on | 04 Dec 2024 |
| Promoter-declared completion | 31 Dec 2027 |
| Current status | Certificate Signed |
| Against today | 17 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, Aos Developments Llp is the promoter of record on 122 projects, of which 11 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 ~22.3% of the estimated project cost incurred as of the last certificate (₹8.69 Cr spent against a ₹38.94 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 11 homes filed with MahaRERA, 4 are sold/booked (3 with registered agreements + 1 booked) and 7 remain available (~36% sold) — early in sales — more choice of units now, but confirm the developer has the pre-sales to fund the build. Buyers have committed ₹12.49 Cr in agreement value so far. Of that, ₹9.23 Cr (~74%) is already collected, ₹3.26 Cr receivable — a read on how far along these sales really are. Note: the project registers 23 homes in total, but this sold/unsold inventory filing covers only 11 of them — the other 12 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.
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 12 | 1204 | 774 sqft (71.95 sqm) | ₹3.29 Cr |
| Floor 7 | 701 | 777 sqft (72.21 sqm) | ₹3.15 Cr |
| Floor 7 | 703 | 777 sqft (72.17 sqm) | ₹3.15 Cr |
| Floor 8 | 801 | 777 sqft (72.21 sqm) | ₹3.15 Cr |
| Floor 9 | 901 | 777 sqft (72.21 sqm) | ₹3.15 Cr |
| Floor 9 | 904 | 774 sqft (71.95 sqm) | ₹3.14 Cr |
| Ground/Floor 0 | 03 | 755 sqft (70.14 sqm) | ₹2.92 Cr |
⚠ The inventory filing also declares: 12 not for sale. Before booking, confirm YOUR unit appears in none of these lists and get any lender NOC in writing.
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+4 and 23 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| AOS Genesis | 1 | G+4 | 23 | - |
Unit mix on the filing: 23 residential.
2 complaints are on the MahaRERA record for this project, with orders passed in 0. An adjudicated complaint is the clearest evidence of how this promoter behaves when pushed — read the orders in full.
| Complaint no. | Filed | Parties | Status |
|---|---|---|---|
| CC12501033 | 27/03/2025 | Ajit Makhijani vs AOS Developments LLP | pending / no order on file |
| CC12503919 | 08/11/2025 | Adolph Dsouza vs AOS Developments LLP | pending / no order on file |
Located at Bandra E, 7th Road, Andheri, Mumbai Suburban, 400052. Per the filed land record, the plot is bounded to the north by Public Road known by 7th Road, to the south by Partly by Road no 96 and partly by plot no 102, to the east by Partly by plot no 97 and partly by plot no 98 and to the west by Partly by plot no 100 and partly by plot no 101. 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 |
|---|---|
| Bandra Kurla Complex (BKC) | 3 km |
| Chhatrapati Shivaji Int'l Airport | 4 km |
| Andheri MIDC / SEEPZ | 8 km |
| Lower Parel / Worli business district | 8 km |
| Powai / Hiranandani business park | 9 km |
| Nariman Point / Fort | 16 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 AOS Genesis?
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