Aditya Birla Real Estate Limited
MahaRERA Property Intelligence · Mumbai City
P51900031916 · Lower Parel · promoter Aditya Birla Real
| MahaRERA registration | P51900031916 |
| Registered on | 22 Nov 2021 |
| Promoter-declared completion | 31 Mar 2028 |
| Current status | Certificate Signed |
| Against today | 20 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.
MahaRERA's cost filing puts construction at ~52.5% of the estimated project cost incurred as of the last certificate (₹569.20 Cr spent against a ₹1083.43 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 414 homes filed with MahaRERA, 400 are sold/booked and 14 remain available (~97% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹3012.75 Cr in agreement value so far. Of that, ₹1918.78 Cr (~64%) is already collected, ₹1093.98 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 400 registered agreements, the effective carpet rate is ₹54,019/sqft (typical range ₹48,103–₹71,763) — 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 3 | TA-P304 | 852 sqft (79.15 sqm) | ₹2.97 Cr |
| Floor 3 | TA-P305 | 1,203 sqft (111.75 sqm) | ₹4.26 Cr |
| Floor 3 | TA-P306 | 851 sqft (79.05 sqm) | ₹2.97 Cr |
| Floor 4 | TA-P404 | 852 sqft (79.15 sqm) | ₹2.97 Cr |
| Floor 4 | TA-P405 | 1,203 sqft (111.75 sqm) | ₹4.26 Cr |
| Floor 4 | TA-P406 | 851 sqft (79.05 sqm) | ₹2.97 Cr |
| Floor 5 | TA-P504 | 852 sqft (79.15 sqm) | ₹3.11 Cr |
| Floor 5 | TA-P506 | 851 sqft (79.05 sqm) | ₹3.11 Cr |
| Floor 68 | TA-6801 | 3,744 sqft (347.85 sqm) | ₹18.79 Cr |
| Floor 70 | TA-7001 | 3,744 sqft (347.85 sqm) | ₹18.79 Cr |
| Floor 72 | TA-7201 | 3,744 sqft (347.85 sqm) | ₹18.79 Cr |
| Floor 74 | TA-7401 | 3,744 sqft (347.85 sqm) | ₹18.79 Cr |
| Floor 76 | TA-7601 | 10,296 sqft (956.5 sqm) | ₹50.26 Cr |
| Floor 76 | TA-7602 | 11,914 sqft (1106.85 sqm) | ₹58.19 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+86 and 414 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| Tower A | 1 | G+86 | 414 | - |
Unit mix on the filing: 414 residential.
No buyer complaints were on this project's MahaRERA record at the time of reading — a clean sheet worth re-checking near booking.
Located at Lower Parel, Pandurang Budhkar Marg, Ward GSouth, Mumbai City, 400030. Per the filed land record, the plot is bounded to the north by 22 m Wide DP Road, to the south by Pandurang Budhkar Marg, to the east by Bombay Dyeing Mills and to the west by CS No 793 and 1 of 794. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~1 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Lower Parel / Worli business district | 1 km |
| Bandra Kurla Complex (BKC) | 8 km |
| Nariman Point / Fort | 9 km |
| Chhatrapati Shivaji Int'l Airport | 10 km |
| Andheri MIDC / SEEPZ | 14 km |
| Powai / Hiranandani business park | 15 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 Birla Niyaara Phase-1?
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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Aditya Birla Real Estate Limited is the promoter on 4 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).
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