Star Embassy
MahaRERA Property Intelligence · Mumbai Suburban
P51800052773 · Kurla West · promoter Embassy
| MahaRERA registration | P51800052773 |
| Registered on | 22 Sep 2023 |
| 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, Embassy is the promoter of record on 5 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.
Of 97 homes filed with MahaRERA, 73 are sold/booked (48 with registered agreements + 25 booked) and 24 remain available (~75% sold) — selling steadily. Buyers have committed ₹61.32 Cr in agreement value so far. Of that, ₹41.15 Cr (~67%) is already collected, ₹20.16 Cr receivable — a read on how far along these sales really are. Note: the project registers 121 homes in total, but this sold/unsold inventory filing covers only 97 of them — the other 24 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 73 registered agreements, the effective carpet rate is ₹13,775/sqft (typical range ₹11,965–₹17,013) — 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 | A-2 | 1,767 sqft (164.17 sqm) | ₹2.17 Cr |
| Floor 10 | A-1003 | 617 sqft (57.29 sqm) | ₹65.85 Lakh |
| Floor 10 | A-1004 | 463 sqft (43 sqm) | ₹49.43 Lakh |
| Floor 10 | B-1003 | 661 sqft (61.4 sqm) | ₹70.58 Lakh |
| Floor 12 | A-1203 | 617 sqft (57.29 sqm) | ₹65.85 Lakh |
| Floor 12 | B-1203 | 661 sqft (61.4 sqm) | ₹70.58 Lakh |
| Floor 13 | A-1302 | 714 sqft (66.37 sqm) | ₹76.29 Lakh |
| Floor 13 | A-1303 | 617 sqft (57.29 sqm) | ₹65.85 Lakh |
| Floor 13 | B-1304 | 450 sqft (41.81 sqm) | ₹48.06 Lakh |
| Floor 15 | A-1502 | 714 sqft (66.37 sqm) | ₹76.29 Lakh |
| Floor 17 | A-1702 | 714 sqft (66.37 sqm) | ₹76.29 Lakh |
| Floor 18 | B-1801 | 615 sqft (57.13 sqm) | ₹65.67 Lakh |
| Floor 18 | B-1803 | 661 sqft (61.4 sqm) | ₹70.58 Lakh |
| Floor 4 | A-403 | 617 sqft (57.29 sqm) | ₹65.85 Lakh |
| Floor 4 | B-403 | 661 sqft (61.4 sqm) | ₹70.58 Lakh |
| Floor 4 | B-404 | 450 sqft (41.81 sqm) | ₹48.06 Lakh |
| Floor 5 | B-503 | 661 sqft (61.4 sqm) | ₹70.58 Lakh |
| Floor 6 | A-601 | 713 sqft (66.23 sqm) | ₹76.13 Lakh |
| Floor 6 | A-603 | 617 sqft (57.29 sqm) | ₹65.85 Lakh |
| Floor 6 | B-603 | 661 sqft (61.4 sqm) | ₹70.58 Lakh |
| Floor 6 | B-604 | 450 sqft (41.81 sqm) | ₹48.06 Lakh |
| Floor 7 | A-701 | 713 sqft (66.23 sqm) | ₹76.13 Lakh |
| Floor 9 | B-903 | 661 sqft (61.4 sqm) | ₹70.58 Lakh |
| Ground/Floor 0 | A-1 | 517 sqft (48.02 sqm) | ₹72.99 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+18 and 121 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| Sayba Sapphire - Wing A | 1 | G+18 | 63 | - |
| Sayba Sapphire - Wing B | 1 | G+18 | 58 | - |
Unit mix on the filing: 119 residential and 2 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 Kurla West, LBS Marg, Kurla, Mumbai Suburban, 400070. Per the filed land record, the plot is bounded to the north by CTS No 177, to the south by CTS No 188, to the east by CTS No 186 and to the west by LBS Marg. 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 |
|---|---|
| Bandra Kurla Complex (BKC) | 1 km |
| Chhatrapati Shivaji Int'l Airport | 3 km |
| Powai / Hiranandani business park | 7 km |
| Andheri MIDC / SEEPZ | 7 km |
| Lower Parel / Worli business district | 9 km |
| Nariman Point / Fort | 16 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 Sayba Sapphire?
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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Star Embassy is the promoter on 2 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