Charms Padamavati Royal Phase 1

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.

• Current QPR default — the promoter has stopped filing the mandatory quarterly progress report (FY 2025-2026).

Builder Track Record

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.

Construction Progress

MahaRERA's cost filing puts construction at ~53.4% of the estimated project cost incurred as of the last certificate (₹28.00 Cr spent against a ₹52.42 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.

Sales & Inventory

Of 460 homes filed with MahaRERA, 245 are sold/booked and 215 remain available (~53% sold) — selling steadily. Buyers have committed ₹44.08 Cr in agreement value so far. Of that, ₹16.82 Cr (~38%) is already collected, ₹27.25 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 245 registered agreements, the effective carpet rate is ₹5,571/sqft (typical range ₹5,571–₹5,571) — computed from the agreement values and carpet areas the promoter filed, not broker quotes. Compare your quote against this before negotiating.

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.

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+7 and 460 homes are registered across the project.

Unit mix on the filing: 460 residential.

Complaints

No buyer complaints were on this project's MahaRERA record at the time of reading — a clean sheet worth re-checking near booking.

Location, Land & Connectivity

Located at Survey No 89/1A, 95/1A, 95/2 and 95/10, Titwala Murbad Raod, Thane, Thane, 421605. Per the filed land record, the plot is bounded to the north by S No 101 and 87, to the south by 30 m Wide D P Road, to the east by 89 1P and 92 and to the west by 95 7 89 2 and 89 3. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.

Location & connectivity

The nearest major job hub is ~39 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

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:

• Charms City A12 — Deregistered by MahaRERA

See every Charms Developers project & its RERA track record →

Other flagged projects by Charms Developers

Other RERA-registered projects in Titwala

Other RERA-registered projects in Thane

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.