Shepherd Horizon
MahaRERA Property Intelligence · Mumbai Suburban
P51800027417 · ANDHERI (WEST) · promoter Mass Buildsquare Structure
| MahaRERA registration | P51800027417 |
| Registered on | 10 Dec 2020 |
| 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.
Across MahaRERA, Mass Buildsquare Structure is the promoter of record on 2 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 ~71.0% of the estimated project cost incurred as of the last certificate (₹9.38 Cr spent against a ₹13.22 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 ~71.0% — 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 24 homes filed with MahaRERA, 12 are sold/booked (10 with registered agreements + 2 booked) and 12 remain available (~50% sold) — selling steadily. Buyers have committed ₹10.12 Cr in agreement value so far. Of that, ₹7.50 Cr (~74%) is already collected, ₹2.62 Cr receivable — a read on how far along these sales really are. Note: the project registers 86 homes in total, but this sold/unsold inventory filing covers only 24 of them — the other 62 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 ₹20,036/sqft (typical range ₹15,359–₹21,573) — 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 14 | 1405 | 512 sqft (47.53 sqm) | ₹86.56 Lakh |
| Floor 16 | 1602 | 322 sqft (29.95 sqm) | ₹57.02 Lakh |
| Floor 16 | 1603 | 350 sqft (32.49 sqm) | ₹61.86 Lakh |
| Floor 16 | 1604 | 517 sqft (48 sqm) | ₹91.38 Lakh |
| Floor 16 | 1605 | 512 sqft (47.53 sqm) | ₹90.49 Lakh |
| Floor 17 | 1701 | 318 sqft (29.53 sqm) | ₹56.22 Lakh |
| Floor 17 | 1705 | 300 sqft (27.9 sqm) | ₹53.12 Lakh |
| Floor 17 | 1706 | 512 sqft (47.53 sqm) | ₹90.49 Lakh |
| Floor 4 | 405 | 372 sqft (34.58 sqm) | ₹57.25 Lakh |
| Floor 8 | 804 | 517 sqft (48 sqm) | ₹83.44 Lakh |
| Ground/Floor 0 | 2 | 285 sqft (26.5 sqm) | ₹76.73 Lakh |
| Ground/Floor 0 | 3 | 231 sqft (21.5 sqm) | ₹62.26 Lakh |
⚠ The inventory filing also declares: 26 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+18 and 86 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| MASS IONICS | 1 | G+18 | 86 | 31 Dec 2025 |
Unit mix on the filing: 83 residential and 3 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 ANDHERI (WEST), DHOBI GALLI (S. N. PATIL MARG), Andheri, Mumbai Suburban, 400058. Per the filed land record, the plot is bounded to the north by NALLA, to the south by BUILDING ON CTS NO 129, to the east by DHOBI GALLI and to the west by BUILDING ON CTS NO 138. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~3 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 3 km |
| Chhatrapati Shivaji Int'l Airport | 5 km |
| Powai / Hiranandani business park | 7 km |
| Bandra Kurla Complex (BKC) | 7 km |
| Lower Parel / Worli business district | 14 km |
| Nariman Point / Fort | 22 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 MASS IONICS?
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
Scan with any UPI app to pay · quietlist@kotak
Unit Guidance Report · ₹2,999
Everything, down to which unit · 1 working day
Not useful to your decision? Full refund — no questions asked.
Scan with any UPI app to pay · quietlist@kotak
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.
Free · Watch this project
We'll email you when this project's RERA record changes.
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