Charms Developers
MahaRERA Property Intelligence · Thane
P51700002081 · Titwala · promoter Charms Developers
| MahaRERA registration | P51700002081 |
| Registered on | 31 Jul 2017 |
| Promoter-declared completion | 31 Dec 2025 |
| Current status | Certificate Signed |
| Against today | about 7 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, Charms Developers is the promoter of record on 19 projects, of which 1 carries 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 ~95.3% of the estimated project cost incurred as of the last certificate (₹21.45 Cr spent against a ₹22.50 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 98 homes filed with MahaRERA, 89 are sold/booked (85 with registered agreements + 4 booked) and 9 remain available (~91% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹26.35 Cr in agreement value so far. Of that, ₹22.04 Cr (~84%) is already collected, ₹4.32 Cr receivable — a read on how far along these sales really are. Note: the project registers 127 homes in total, but this sold/unsold inventory filing covers only 98 of them — the other 29 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 89 registered agreements, the effective carpet rate is ₹6,690/sqft (typical range ₹5,354–₹7,265) — 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 10 | 1004 | 382 sqft (35.51 sqm) | ₹24.86 Lakh |
| Floor 10 | 1005 | 382 sqft (35.51 sqm) | ₹24.86 Lakh |
| Floor 11 | 1106 | 382 sqft (35.51 sqm) | ₹24.86 Lakh |
| Floor 6 | 605 | 382 sqft (35.51 sqm) | ₹24.86 Lakh |
| Floor 8 | 803 | 382 sqft (35.51 sqm) | ₹24.86 Lakh |
| Floor 8 | 804 | 382 sqft (35.51 sqm) | ₹24.86 Lakh |
| Ground/Floor 0 | SHOP NO 2 | 181 sqft (16.79 sqm) | ₹15.95 Lakh |
| Ground/Floor 0 | SHOP NO 3 | 228 sqft (21.21 sqm) | ₹20.89 Lakh |
| Ground/Floor 0 | SHOP NO 4 | 256 sqft (23.79 sqm) | ₹22.62 Lakh |
⚠ The inventory filing also declares: 29 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+11 and 127 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| B2- BELUCA | 1 | G+10 | 65 | - |
| B3- CORONA | 1 | G+11 | 62 | - |
Unit mix on the filing: 120 residential and 7 non-residential (shops/offices).
1 complaint is 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 |
|---|---|---|---|
| CC12501892 | 10/06/2025 | Shraddha Shashank Mhatre vs Charms Developers | pending / no order on file |
The promoter has declared 2 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.
| Court | Case no. | Year | Status |
|---|---|---|---|
| Civil Judge Senior Division Kalyan | 39/2015 | 2015 | Pending |
| District Judge Kalyan | 126/2015 | 2015 | Fixed For Final Hearing |
The promoter has had the MahaRERA completion deadline formally extended 3 times. Each extension is the regulator letting the finish line move — the clearest evidence of delivery slippage, straight from the record.
| From (declared) | To (revised) | Stated reason |
|---|---|---|
| 30 Jun 2022 | 31 Dec 2024 | DUE TO COVID-19 AND PERMISSION DELAY THE PROJECT WAS NOT ABLE TO GET COMPLETED ON TIME. WE WOULD LIKE TO REQUEST YOU TO FURTHER GRANT US EXTENSION FOR 31/12/2024 |
| 30 Jun 2022 | 30 Jun 2023 | We request to grant extension for completion of the Project by 30th June , 2023 with the occupation certificate and accordingly we are applying for extension of time. Four Buildin |
| 30 Jun 2022 | 31 Dec 2025 | Reasons for Delay 1 COVID-19 Pandemic (2020-2021): The unprecedented crisis resulted in labour shortages, disrupted supply chains, and financial constramts, significantly slowing |
Located at Titwala, Sawarkar Nagar, Thane, Thane, 421605. Per the filed land record, the plot is bounded to the north by S NO 72 AND 73, to the south by S NO 119 AND DP ROAD 30 M, to the east by S NO 73 AND 74 and to the west by S NO 130-1 AND DP ROAD 18 M. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~37 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.
| Landmark | Straight-line |
|---|---|
| Powai / Hiranandani business park | 37 km |
| Andheri MIDC / SEEPZ | 40 km |
| Chhatrapati Shivaji Int'l Airport | 42 km |
| Bandra Kurla Complex (BKC) | 44 km |
| Lower Parel / Worli business district | 51 km |
| Nariman Point / Fort | 57 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 CHARMS HEIGHTS PHASE-III B2-B3?
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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Charms Developers is the promoter on 8 MahaRERA-registered projects, of which 1 carry a regulator flag (insolvency, deregistration, suspension, completion lapse or QPR default). A pattern across a builder's portfolio matters more than any one project's brochure — look into these before you trust this registration:
See every Charms Developers project & its RERA track record →
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