DEM Phoenix
MahaRERA Property Intelligence · Mumbai Suburban
P51800034439 · Malad East · promoter Emerald Developers
| MahaRERA registration | P51800034439 |
| Registered on | 05 Apr 2022 |
| Promoter-declared completion | 31 Dec 2028 |
| Current status | Certificate Signed |
| Against today | 29 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.
Across MahaRERA, Emerald Developers is the promoter of record on 9 projects, of which none currently 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.
MahaRERA's cost filing puts construction at ~36.5% of the estimated project cost incurred as of the last certificate (₹17.98 Cr spent against a ₹49.23 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 157 homes filed with MahaRERA, 141 are sold/booked (19 with registered agreements + 122 booked) and 16 remain available (~90% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹92.04 Cr in agreement value so far. Of that, ₹46.41 Cr (~50%) is already collected, ₹45.63 Cr receivable — a read on how far along these sales really are. Note: the project registers 274 homes in total, but this sold/unsold inventory filing covers only 157 of them — the other 117 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 141 registered agreements, the effective carpet rate is ₹13,896/sqft (typical range ₹12,517–₹14,675) — 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 1 | 101, 102, 103 | 4,303 sqft (399.78 sqm) | ₹6.80 Cr |
| Floor 13 | 1308 | 505 sqft (46.94 sqm) | ₹74.00 Lakh |
| Floor 15 | 1501 | 511 sqft (47.5 sqm) | ₹77.00 Lakh |
| Floor 15 | 1503 | 463 sqft (43.05 sqm) | ₹70.00 Lakh |
| Floor 16 | 1608 | 505 sqft (46.94 sqm) | ₹74.00 Lakh |
| Floor 17 | 1703 | 463 sqft (43.05 sqm) | ₹70.00 Lakh |
| Floor 2 | 203 | 463 sqft (43.05 sqm) | ₹63.00 Lakh |
| Floor 5 | 502 | 463 sqft (43.05 sqm) | ₹66.50 Lakh |
| Floor 6 | 602 | 463 sqft (43.05 sqm) | ₹66.50 Lakh |
| Floor 7 | 702 | 463 sqft (43.05 sqm) | ₹66.50 Lakh |
| Floor 7 | 703 | 463 sqft (43.05 sqm) | ₹66.50 Lakh |
| Floor 7 | 704 | 574 sqft (53.36 sqm) | ₹82.00 Lakh |
| Floor 8 | 801 | 444 sqft (41.29 sqm) | ₹64.00 Lakh |
| Floor 8 | 802 | 463 sqft (43.05 sqm) | ₹66.50 Lakh |
| Ground/Floor 0 | Shop - 11 | 681 sqft (63.24 sqm) | ₹1.16 Cr |
| Ground/Floor 0 | Shop - 7 | 242 sqft (22.52 sqm) | ₹41.50 Lakh |
⚠ The inventory filing also declares: 80 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+21 and 274 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| A -Wing | 1 | G+21 | 116 | 31 Dec 2028 |
| B -Wing | 1 | G+21 | 158 | 31 Dec 2028 |
Unit mix on the filing: 256 residential and 18 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.
Located at Malad East, Kurar Pathanwadi, Ward E, Mumbai City, 400097. Per the filed land record, the plot is bounded to the north by CTS No -745, to the south by CTS No -738B-1A-2, to the east by CTS No - 738-1A Pt and to the west by CTS No-743. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~12 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 12 km |
| Powai / Hiranandani business park | 14 km |
| Chhatrapati Shivaji Int'l Airport | 17 km |
| Bandra Kurla Complex (BKC) | 19 km |
| Lower Parel / Worli business district | 27 km |
| Nariman Point / Fort | 35 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 Inayah Residency?
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