Royal Altezza
MahaRERA Property Intelligence · Mumbai Suburban
P51800002362 · NARAYAN NAGAR · promoter Patel Sons
| MahaRERA registration | P51800002362 |
| Registered on | 31 Jul 2017 |
| Promoter-declared completion | 31 Mar 2028 |
| Current status | Certificate Signed |
| Against today | 20 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, Patel Sons is the promoter of record on 166 projects, of which 30 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.
Of 45 homes filed with MahaRERA, 40 are sold/booked (39 with registered agreements + 1 booked) and 5 remain available (~89% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹9.08 Cr in agreement value so far. Of that, ₹9.08 Cr (~100%) is already collected, ₹0 receivable — a read on how far along these sales really are. Note: the project registers 75 homes in total, but this sold/unsold inventory filing covers only 45 of them — the other 30 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 39 registered agreements, the effective carpet rate is ₹3,029/sqft (typical range ₹1,292–₹10,831) — 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 2 | E -203 | 379 sqft (35.23 sqm) | ₹38.30 Lakh |
| Floor 3 | A-301 | 696 sqft (64.7 sqm) | ₹70.33 Lakh |
| Floor 3 | D-302 | 379 sqft (35.23 sqm) | ₹38.30 Lakh |
| Floor 4 | F-401 | 880 sqft (81.71 sqm) | ₹75.11 Lakh |
| Ground/Floor 0 | B Shop no 3 | 254 sqft (23.63 sqm) | ₹32.11 Lakh |
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.
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+4 and 75 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| ODHAV KK RESIDENCY - A WING | 1 | G+3 | 16 | - |
| ODHAV KK RESIDENCY B WING | 1 | G+3 | 13 | - |
| ODHAV K K RESIDENCY - C WING | 1 | G+3 | 6 | - |
| ODHAV K K RESIDENCY - D WING | 1 | G+4 | 16 | - |
| ODHAV K K RESIDENCY - E WING | 1 | G+4 | 16 | - |
| ODHAV K K RESIDENCY - F WING | 1 | G+4 | 8 | - |
Unit mix on the filing: 67 residential and 8 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 declared 1 court case on this project to MahaRERA. Litigation can cloud the land title or stall the build — have a lawyer pull the cause list for each and confirm whether it touches the title to your flat. This is declared by the promoter; there may be further cases not on the RERA record.
| Court | Case no. | Year | Status |
|---|---|---|---|
| Supreme Court | SLP(C) No.(Verified On 18-09-2021) | 2021 | Ongoing |
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 Sep 2024 | 31 Mar 2028 | Pursuant to instruction received from Rear Admiral, Chief staff officer (P&A) for Flag Officer Commanding in Chief, the MCGM issued us a stop work notice dated 12th April 2017 wher |
Located at NARAYAN NAGAR, RAJ RJESHWARI ROAD, Kurla, Mumbai Suburban, 400075. Per the filed land record, the plot is bounded to the north by CTS NO 183, to the south by AKSHARDHAM SOCIETY, to the east by CTS NO 177 AND 178 and to the west by RAJ RAJESHWARI ROAD. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~4 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Chhatrapati Shivaji Int'l Airport | 3 km |
| Powai / Hiranandani business park | 4 km |
| Bandra Kurla Complex (BKC) | 4 km |
| Andheri MIDC / SEEPZ | 6 km |
| Lower Parel / Worli business district | 12 km |
| Nariman Point / Fort | 19 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 ODHAV K K 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
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