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MahaRERA Property Intelligence · Mumbai Suburban
PR1180002500322 · promoter Panchnaad Developers
| MahaRERA registration | PR1180002500322 |
| Registered on | 22 Jul 2025 |
| Promoter-declared completion | 31 Dec 2026 |
| Current status | Certificate Signed |
| Against today | 5 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, Panchnaad Developers 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 ~6.0% of the estimated project cost incurred as of the last certificate (₹34.74 Lakh spent against a ₹5.79 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 ~5 months to the declared date and ~6.0% 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.
Of 15 homes filed with MahaRERA, 0 are sold/booked and 15 remain available (~0% sold) — early in sales — more choice of units now, but confirm the developer has the pre-sales to fund the build. Note: the project registers 27 homes in total, but this sold/unsold inventory filing covers only 15 of them — the other 12 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.
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 | 201 | 448 sqft (41.6 sqm) | ₹80.39 Lakh |
| Floor 2 | 202 | 373 sqft (34.67 sqm) | ₹67.00 Lakh |
| Floor 3 | 301 | 580 sqft (53.93 sqm) | ₹1.04 Cr |
| Floor 3 | 302 | 300 sqft (27.88 sqm) | ₹53.87 Lakh |
| Floor 3 | 303 | 519 sqft (48.24 sqm) | ₹93.22 Lakh |
| Floor 4 | 401 | 580 sqft (53.93 sqm) | ₹1.04 Cr |
| Floor 4 | 402 | 300 sqft (27.88 sqm) | ₹53.87 Lakh |
| Floor 4 | 403 | 519 sqft (48.24 sqm) | ₹93.22 Lakh |
| Floor 5 | 501 | 448 sqft (41.6 sqm) | ₹80.39 Lakh |
| Floor 5 | 502 | 442 sqft (41.03 sqm) | ₹79.29 Lakh |
| Floor 6 | 601 | 448 sqft (41.6 sqm) | ₹80.39 Lakh |
| Floor 6 | 602 | 442 sqft (41.03 sqm) | ₹79.29 Lakh |
| Floor 7 | 702 | 442 sqft (41.03 sqm) | ₹79.29 Lakh |
| Floor 8 | 803 | 440 sqft (40.85 sqm) | ₹78.94 Lakh |
| Ground/Floor 0 | Shop no.2 | 144 sqft (13.34 sqm) | ₹32.22 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+8 and 27 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| Optimus | 1 | G+8 | 27 | - |
Unit mix on the filing: 22 residential and 5 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 I. C. Colony, Borivali, Mumbai Suburban, 400103. Per the filed land record, the plot is bounded to the north by Road, to the south by CTS No. 939, to the east by CTS No. 989 and to the west by CTS No. 932A. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~13 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 13 km |
| Powai / Hiranandani business park | 16 km |
| Chhatrapati Shivaji Int'l Airport | 18 km |
| Bandra Kurla Complex (BKC) | 21 km |
| Lower Parel / Worli business district | 28 km |
| Nariman Point / Fort | 36 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 Optimus?
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