Ostwal Dream Land Phase - II
MahaRERA Property Intelligence · Palghar
P99000024446 · Betegaon · promoter Badshah Baba Realtors
| MahaRERA registration | P99000024446 |
| Registered on | 13 Feb 2020 |
| Promoter-declared completion | 30 Apr 2027 |
| Current status | Certificate Signed |
| Against today | 9 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, Badshah Baba Realtors 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 ~54.0% of the estimated project cost incurred as of the last certificate (₹2.07 Cr spent against a ₹3.83 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 43 homes filed with MahaRERA, 12 are sold/booked (11 with registered agreements + 1 booked) and 31 remain available (~28% sold) — early in sales — more choice of units now, but confirm the developer has the pre-sales to fund the build. Buyers have committed ₹1.55 Cr in agreement value so far. Of that, ₹1.30 Cr (~84%) is already collected, ₹25.12 Lakh receivable — a read on how far along these sales really are. Note: the project registers 70 homes in total, but this sold/unsold inventory filing covers only 43 of them — the other 27 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 ₹5,432/sqft (typical range ₹4,909–₹5,715) — 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 | B7A-104 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 1 | D-103 | 195 sqft (18.13 sqm) | ₹7.05 Lakh |
| Floor 1 | D-104 | 195 sqft (18.13 sqm) | ₹7.05 Lakh |
| Floor 1 | D-106 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 1 | D-107 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 1 | D-108 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 2 | D-202 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 2 | D-203 | 195 sqft (18.13 sqm) | ₹7.05 Lakh |
| Floor 2 | D-204 | 195 sqft (18.13 sqm) | ₹7.05 Lakh |
| Floor 2 | D-208 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 3 | B7A-301 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 3 | D-303 | 195 sqft (18.13 sqm) | ₹7.05 Lakh |
| Floor 3 | D-304 | 195 sqft (18.13 sqm) | ₹7.05 Lakh |
| Floor 4 | B7A-401 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 4 | B7A-403 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 4 | B7A-404 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 4 | D-401 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 4 | D-402 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Floor 4 | D-404 | 195 sqft (18.13 sqm) | ₹7.05 Lakh |
| Floor 4 | D-408 | 273 sqft (25.36 sqm) | ₹9.87 Lakh |
| Ground/Floor 0 | B7A-2 | 112 sqft (10.43 sqm) | ₹5.06 Lakh |
| Ground/Floor 0 | B7A-2 | 211 sqft (19.58 sqm) | ₹7.62 Lakh |
| Ground/Floor 0 | D-1 | 333 sqft (30.98 sqm) | ₹12.05 Lakh |
| Ground/Floor 0 | D-10 | 104 sqft (9.62 sqm) | ₹4.67 Lakh |
| Ground/Floor 0 | D-2 | 112 sqft (10.43 sqm) | ₹5.06 Lakh |
| Ground/Floor 0 | D-3 | 144 sqft (13.34 sqm) | ₹6.47 Lakh |
| Ground/Floor 0 | D-3 | 333 sqft (30.98 sqm) | ₹12.05 Lakh |
| Ground/Floor 0 | D-4 | 144 sqft (13.34 sqm) | ₹6.47 Lakh |
| Ground/Floor 0 | D-4 | 211 sqft (19.58 sqm) | ₹7.62 Lakh |
| Ground/Floor 0 | D-5 | 118 sqft (10.95 sqm) | ₹5.31 Lakh |
| Ground/Floor 0 | D-6 | 118 sqft (10.95 sqm) | ₹5.31 Lakh |
⚠ The inventory filing also declares: 27 not for sale. 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+5 and 70 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| SAI DHAM | 1 | G+5 | 70 | 30 Apr 2024 |
Unit mix on the filing: 54 residential and 16 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 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 Apr 2025 | 30 Apr 2027 | Delay caused due to approval procedures correction of project details updation of sanctioned plans statutory compliances administrative formalities and processing of revised docume |
Located at Betegaon, Sector-II, Vasai, Palghar, 401501. Per the filed land record, the plot is bounded to the north by Open Space, to the south by 15 Mtr Wide Road, to the east by 12 Mtr Wide Road and to the west by Gut No -111. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.
The nearest major job hub is ~74 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 74 km |
| Powai / Hiranandani business park | 76 km |
| Chhatrapati Shivaji Int'l Airport | 78 km |
| Bandra Kurla Complex (BKC) | 81 km |
| Lower Parel / Worli business district | 88 km |
| Nariman Point / Fort | 96 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 SAI DHAM?
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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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