ESTRELLA VILLAS

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.

• Filing progress reports — 4 quarterly progress reports on record since registration, with no current default.

Builder Track Record

Across MahaRERA, Bhavya Developers is the promoter of record on 10 projects, of which 3 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.

Construction Progress

MahaRERA's cost filing puts construction at ~34.0% of the estimated project cost incurred as of the last certificate (₹5.27 Cr spent against a ₹15.50 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. With only ~6 months to the declared date and ~34.0% of the cost incurred, ask the promoter how the balance gets built in the time left.

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 44 homes filed with MahaRERA, 12 are sold/booked (8 with registered agreements + 4 booked) and 32 remain available (~27% sold) — early in sales — more choice of units now, but confirm the developer has the pre-sales to fund the build. Buyers have committed ₹6.85 Cr in agreement value so far. Of that, ₹3.50 Cr (~51%) is already collected, ₹3.35 Cr receivable — a read on how far along these sales really are. Note: the project registers 66 homes in total, but this sold/unsold inventory filing covers only 44 of them — the other 22 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 12 registered agreements, the effective carpet rate is ₹10,609/sqft (typical range ₹5,940–₹11,911) — 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:

⚠ The inventory filing also declares: 22 not for sale. Before booking, confirm YOUR unit appears in none of these lists and get any lender NOC in writing.

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+1 and 66 homes are registered across the project.

Unit mix on the filing: 66 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 UTTAN, S NO 186 B , BHAYANDER WEST, Thane, Thane, 401106. Per the filed land record, the plot is bounded to the north by OPEN PLOT, to the south by ROAD ANDOPEN PLOT, to the east by OPEN PLOT and to the west by OPEN PLOT. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.

Location & connectivity

The nearest major job hub is ~20 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.

Other RERA-registered projects in Uttan

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.