Aadi Arpan
MahaRERA Property Intelligence · Mumbai City
P51900049038 · Near Gandhi Market, Sion(E) · promoter Baysquare Constructions
| MahaRERA registration | P51900049038 |
| Registered on | 30 Jan 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.
MahaRERA's cost filing puts construction at ~32.4% of the estimated project cost incurred as of the last certificate (₹7.60 Cr spent against a ₹23.45 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 ~32.4% 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 18 homes filed with MahaRERA, 7 are sold/booked and 11 remain available (~39% sold) — early in sales — more choice of units now, but confirm the developer has the pre-sales to fund the build. Buyers have committed ₹11.99 Cr in agreement value so far. Of that, ₹11.99 Cr (~100%) is already collected, ₹0 receivable — a read on how far along these sales really are. Note: the project registers 36 homes in total, but this sold/unsold inventory filing covers only 18 of them — the other 18 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 7 registered agreements, the effective carpet rate is ₹27,334/sqft (typical range ₹23,282–₹60,826) — 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 | Office Space | 2,255 sqft (209.49 sqm) | ₹6.28 Cr |
| Floor 16 | 1602 | 821 sqft (76.27 sqm) | ₹2.01 Cr |
| Floor 3 | 302 | 321 sqft (29.86 sqm) | - |
| Floor 3 | 303 | 399 sqft (37.11 sqm) | ₹1.82 Cr |
| Floor 3 | 304 | 321 sqft (29.86 sqm) | ₹79.52 Lakh |
| Floor 4 | 403 | 399 sqft (37.11 sqm) | ₹98.83 Lakh |
| Floor 4 | 404 | 321 sqft (29.86 sqm) | ₹79.52 Lakh |
| Floor 5 | 502 | 399 sqft (37.11 sqm) | - |
| Ground/Floor 0 | Shop No 2 | 570 sqft (52.96 sqm) | ₹1.76 Cr |
| Ground/Floor 0 | Shop No 3 | 327 sqft (30.39 sqm) | ₹1.01 Cr |
| Ground/Floor 0 | Shop No 4 | 398 sqft (36.96 sqm) | ₹1.23 Cr |
⚠ The inventory filing also declares: 2 reserved. 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+16 and 36 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| The IVY | 1 | G+16 | 36 | - |
Unit mix on the filing: 31 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.
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 Nov 2025 | 31 Dec 2026 | a) As the entire country including Mumbai Suburban were under a total lock-down; and the Government of India as well as the Government of Maharashtra had announced a slew of measur |
Located at Near Gandhi Market, Sion(E), Shanmukhananda Hall Road No 22, Mumbai, Mumbai Suburban, 400022. Per the filed land record, the plot is bounded to the north by Bound partly by Plot No 289 C S 589 oblique 6, to the south by Bound by 21 Mtrs Road No 22, to the east by Bound by Plot No 284 C S 584 oblique 6 and to the west by Bound by 20 Passage to Plot No 288 C S No 588. 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 |
|---|---|
| Bandra Kurla Complex (BKC) | 4 km |
| Lower Parel / Worli business district | 5 km |
| Chhatrapati Shivaji Int'l Airport | 6 km |
| Powai / Hiranandani business park | 11 km |
| Andheri MIDC / SEEPZ | 11 km |
| Nariman Point / Fort | 12 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 The IVY?
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