Primrose
MahaRERA Property Intelligence · Mumbai Suburban
P51800052152 · KANDIVALI WEST · promoter City Builders Developers
| MahaRERA registration | P51800052152 |
| Registered on | 24 Jul 2023 |
| Promoter-declared completion | 30 Jun 2026 |
| Current status | Certificate Signed |
| Against today | about 1 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.
MahaRERA's cost filing puts construction at ~76.7% of the estimated project cost incurred as of the last certificate (₹31.97 Cr spent against a ₹41.70 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 ~76.7% — 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.
Of 74 homes filed with MahaRERA, 62 are sold/booked (61 with registered agreements + 1 booked) and 12 remain available (~84% sold) — selling steadily. Buyers have committed ₹84.37 Cr in agreement value so far. Of that, ₹63.10 Cr (~75%) is already collected, ₹21.27 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 74 of them — the other 53 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 62 registered agreements, the effective carpet rate is ₹19,559/sqft (typical range ₹16,986–₹27,838) — 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 15 | 1503 | 636 sqft (59.08 sqm) | ₹1.46 Cr |
| Floor 15 | 1504 | 676 sqft (62.84 sqm) | ₹1.55 Cr |
| Floor 16 | 1602 | 672 sqft (62.41 sqm) | ₹1.54 Cr |
| Floor 19 | 1901 | 934 sqft (86.77 sqm) | ₹2.14 Cr |
| Floor 19 | 1902 | 672 sqft (62.41 sqm) | ₹1.54 Cr |
| Floor 20 | 2001 | 975 sqft (90.57 sqm) | ₹2.23 Cr |
| Floor 20 | 2004 | 728 sqft (67.63 sqm) | ₹1.67 Cr |
| Floor 21 | 2101 | 975 sqft (90.57 sqm) | ₹2.23 Cr |
| Floor 21 | 2102 | 711 sqft (66.05 sqm) | ₹1.63 Cr |
| Floor 21 | 2104 | 728 sqft (67.63 sqm) | ₹1.67 Cr |
| Floor 8 | 804 | 676 sqft (62.84 sqm) | ₹1.55 Cr |
| Ground/Floor 0 | 31 | 563 sqft (52.3 sqm) | ₹1.29 Cr |
⚠ The inventory filing also declares: 2 reserved. 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+14 and 127 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| ESTELLA | 1 | G+14 | 127 | - |
Unit mix on the filing: 74 residential and 53 non-residential (shops/offices).
No buyer complaints were on this project's MahaRERA record at the time of reading — a clean sheet worth re-checking near booking.
The promoter has had the MahaRERA completion deadline formally extended 1 time. 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 2025 | 30 Jun 2026 | Due to delay from contractor in completing work the project was not able to complete in time. We would like to request you to further grant us extension for 1 year/12 month. We re |
Located at KANDIVALI WEST, AT JUNCTION OF MATHURADAS ROAD & BHOGILAL FADIA ROAD, Borivali, Mumbai Suburban, 400067. Per the filed land record, the plot is bounded to the north by Mathuradas Road, to the south by Shreejikrupa Building, to the east by Kalpataru CHSL and to the west by B Padia Road. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
🔒 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 ESTELLA?
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