Royal Fantasy Constructions Private Limited
MahaRERA Property Intelligence · Mumbai Suburban
P51800004649 · Andheri · promoter Royal Fantasy Constructions
| MahaRERA registration | P51800004649 |
| Registered on | 09 Aug 2017 |
| 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, Royal Fantasy Constructions is the promoter of record on 4 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 ~94.8% of the estimated project cost incurred as of the last certificate (₹30.98 Cr spent against a ₹32.68 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 68 homes filed with MahaRERA, 67 are sold/booked (60 with registered agreements + 7 booked) and 1 remain available (~99% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹60.89 Cr in agreement value so far. Of that, ₹47.31 Cr (~78%) is already collected, ₹13.58 Cr receivable — a read on how far along these sales really are. This is the promoter's own reported inventory as at the last compliance filing; confirm current availability directly.
What buyers actually paid: across 67 registered agreements, the effective carpet rate is ₹17,854/sqft (typical range ₹10,639–₹23,254) — 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 11 | Height-B-1102 | 473 sqft (43.92 sqm) | ₹88.97 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+15 and 68 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| Dreamax Height Wing B up to 11th Floor | 1 | G+12 | 41 | - |
| Dreamax Vega Wing C Full | 1 | G+15 | 27 | - |
Unit mix on the filing: 68 residential.
5 complaints are on the MahaRERA record for this project, with orders passed in 4. An adjudicated complaint is the clearest evidence of how this promoter behaves when pushed — read the orders in full.
| Complaint no. | Filed | Parties | Status |
|---|---|---|---|
| CC006000000195437 | 29/12/2020 | Harpreet Rajendra Singh Alag vs Royal Fantasy Constructions Private Limited | order passed |
| CC006000000195697 | 29/01/2021 | MANOJ DINANATH UPADHYAY vs ROYAL FANTASY CONSTRUCTIONS PVT LTD | order passed |
| CC006000000209527 | 24/12/2021 | JAYSHANKAR SHUKLA AND SUMAN SHUKLA vs ROYAL FANTASYCONSTRUCTIONS PVT. LTD | order passed |
| CC006000000385417 | 27/04/2023 | Melroy Francis Pereira vs Royal Fantasy Constructions Private Limited | order passed |
| CC12601391 | 13/03/2026 | Sanjay Tukaram Mankar vs Royal Fantasy Constructions Private Limited | pending / no order on file |
The promoter has had the MahaRERA completion deadline formally extended 6 times. 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 |
|---|---|---|
| 31 Dec 2024 | 29 Jun 2020 | Our under construction real estate project is getting delayed due to several reasons as follows: 1. MCGM notified only the Draft DP sheets 2034 on 8th September 2017. Since the DP |
| 31 Dec 2024 | 31 Dec 2023 | 1. There was temporary negative cash flow due to buyers not paying dues on time and poor market conditions for sale. 2. Other reasons like shortage of labour, disruptions due to i |
| 31 Dec 2024 | 29 Dec 2021 | 1. Temporary Negative cash flow due to, • Buyers not paying dues on time • financial institutions and lenders such as NBFCs are unable to lend funds due to severe liquidity crun |
| 31 Dec 2024 | 31 Dec 2024 | 1. There was a temporary negative cash flow due to buyers not paying dues on time and poor market conditions for sale 2. Shortage of labor, disruptions due to implementation of GS |
| 30 Jun 2019 | 31 Dec 2025 | 1. Work in Progress in Phase 2 is slow compared to our schedule because we have to take utmost care of possession given to flat buyers in Phase 1 close to the Phase 2 building duri |
| 30 Jun 2019 | 31 Dec 2026 | Phase 1 of the project has been completed, with the Occupation Certificate received and possession handed over, while Phase 3 is close to completion. Phase 2 has taken longer as it |
Located at Andheri, Andheri, Andheri, Mumbai Suburban, 400093. Per the filed land record, the plot is bounded to the north by Plot Bearing No 368-286 368-287, to the south by Plot Bearing No 368-292, to the east by Plot bearing No 368-294 and to the west by Plot Bearing No 383 397 397A 423. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~1 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 1 km |
| Chhatrapati Shivaji Int'l Airport | 4 km |
| Powai / Hiranandani business park | 5 km |
| Bandra Kurla Complex (BKC) | 7 km |
| Lower Parel / Worli business district | 15 km |
| Nariman Point / Fort | 23 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 Royal Fantasy Phase II?
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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Royal Fantasy Constructions Private Limited is the promoter on 3 MahaRERA-registered projects, with none currently carrying a regulator flag — a reassuring wider track record (matched on the promoter name in the register; it doesn't guarantee this specific project, but a clean portfolio is a good sign).
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