quietlist

MahaRERA Property Intelligence · Pune

Life Republic Sector R13/13th Avenue/Aros/Phase I

P52100047921 · Hinjewadi · promoter Kolte-Patil

Certificate SignedDue 31 Dec 2026

Decision Scorecard

The read: Serious flags to clear — 2 areas carry a red flag on the MahaRERA record. Read those rows first and resolve exactly what they mean before you part with money.
Regulatory standingGOODRegistration signed and active, no adverse list entry.
Construction progressNOTE~67.8% of the estimated cost incurred (last filing).
Delivery timelineCAUTIONDeclared completion is close (~5 months).
Legal & litigationWARN1 court case still pending against the project.
Buyer complaintsGOODNo buyer complaints on record.
Builder track recordWARN1 of 82 portfolio projects flagged.
Sales / inventoryNOTE~93% of 739 homes sold; 50 available. ₹494.33 Cr of ₹531.91 Cr collected.

What the filing tells you

Synthesis from the MahaRERA record — registration status, the promoter's declared deadline, complaint and litigation history, compliance-filing discipline and the builder of record, read the way a sales team won't volunteer.

Filing its progress reportsThe project has filed 14 quarterly progress reports since registration with no current default and none was ever flagged for default — a promoter still reporting to MahaRERA is one you can hold to the record.
⚠ Court litigation on the project recordThe promoter has declared 13 court cases in Ccjd, Civil Court Pune, Cjsd, High Court and Supreme Court, the oldest from 2005. 1 of them is still pending. Litigation on a project can cloud the land title or stall construction — get a lawyer to pull the cause list and read exactly what is being contested and whether it touches your flat's title.
How much is soldOf 739 homes, ~93% are sold/booked with 50 still available per the promoter's inventory filing.
Builder's wider record has flagsAcross MahaRERA, Kolte-Patil has 82 projects and 1 of them carries a regulator flag (insolvency, deregistration, completion-lapse or QPR default). A pattern across the portfolio matters more than any single project's brochure.
Statewide delivery postureOn MahaRERA's own register, this promoter has 56 registrations statewide (mostly Pune and Mumbai Suburban), of which 25 are past their declared completion date — meaningfully better than the all-Maharashtra base of 66% on the same measure. Register dates get extended and completion certificates publish inconsistently, so read this as market-relative posture, not a delivery verdict.
Declared completion still aheadPromoter-declared completion is 31 Dec 2026 (~5 months out) — a commitment on the RERA record you can hold them to.

What I'd Do As A Buyer

  1. There's a pending court case — have a lawyer pull the cause list and confirm it doesn't touch the title to your specific flat.
  2. Confirm the occupancy/completion certificate, the sanctioned plan and its FSI, the 7/12 land extract and title, and your exact carpet area on the agreement — the record shows where to look, not a substitute for your own checks.

Questions To Ask The Builder

The Sanctioned Layout Plan

The layout the promoter actually filed with MahaRERA — rarely shown to buyers. Read where each tower sits relative to the internal roads, the open spaces and the plot boundaries before you pick a flat.

The sanctioned layout plan filed with MahaRERA
The full sanctioned layout plan as filed with MahaRERA — click to enlarge. A scanned document; read positions as approximate and confirm your exact flat against the dimensioned plan.

From the sanctioned site plan, we map every block against the amenities worth being near and the utilities worth avoiding, using each item's position on the plan:

✓ Kids Pool✓ Multilevel Parking (Lower Ground + Upper Ground + P1 + P2)✗ Proposed Stp

Of the 8 blocks on the sanctioned plan, 5 sit next to the key amenities and 1 back onto utilities. Where you buy within the project matters:

FavourBuilding D, Building H, Building C, Building F and Building G
the pick of the layout — closest to the multilevel parking (lower ground + upper ground + p1 + p2) and kids pool. Target higher floors here.
MixedBuilding E and Building B
a mix — near an amenity but also within range of a utility; favour higher floors on the amenity side.
Be cautiousBuilding A
nearest the proposed stp — expect odour, pump/generator noise and EMF at the lower floors; prefer higher floors and the elevation facing away, or another block.

A closer read on a few:

Building D is the pick of this layout — it overlooks the multilevel parking (lower ground + upper ground + p1 + p2) and is clear of the project's utilities. A unit here, on a higher floor, is where the premium sits.
Building H is the pick of this layout — it overlooks the kids pool and is clear of the project's utilities. A unit here, on a higher floor, is where the premium sits.
Building A sits adjoining the proposed stp — expect odour and pump/processing noise at the lower floors. On the plus side it overlooks the multilevel parking (lower ground + upper ground + p1 + p2), so mid-to-high floors on the far side soften the trade-off.

Positions are read from the sanctioned plan, not surveyed; distances are relative within the plan, not metres. Treat this as where to look first and what to check on a site visit — not a final verdict.

Sales & Inventory

Of 739 homes filed with MahaRERA, 689 are sold/booked and 50 remain available (~93% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹531.91 Cr in agreement value so far. Of that, ₹494.33 Cr (~93%) is already collected, ₹36.61 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 689 registered agreements, the effective carpet rate is ₹8,912/sqft (typical range ₹8,499–₹10,264) — computed from the agreement values and carpet areas the promoter filed, not broker quotes. Compare your quote against this before negotiating.

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.

Construction Progress

MahaRERA's cost filing puts construction at ~67.8% of the estimated project cost incurred as of the last certificate (₹226.13 Cr spent against a ₹333.35 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.

Delivery & Registration

MahaRERA registrationP52100047921
Registered on01 Dec 2022
Promoter-declared completion31 Dec 2026
Current statusCertificate Signed
Against today5 months to the declared date

Regulatory Standing

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.

Builder Track Record

Across MahaRERA, Kolte-Patil is the promoter of record on 82 projects, of which 1 carries 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.

Complaints

No buyer complaints were on this project's MahaRERA record at the time of reading — a clean sheet worth re-checking near booking.

Legal & Litigation

The promoter has declared 13 court cases on this project to MahaRERA. 1 is still pending. Litigation can cloud the land title or stall the build — have a lawyer pull the cause list for each and confirm whether it touches the title to your flat. This is declared by the promoter; there may be further cases not on the RERA record.

CourtCase no.YearStatus
CcjdSPL CS No 2652013Evidence
CcjdRCS No 14872005Filing Of Say By Plaintiff On Third Party Application
CjsdSPLCS 22552009Evidence
CjsdSPLCS 5752015Awaiting Summons
Supreme CourtSLP CC 94672017Appearance Of Newly Added Respondents
Supreme CourtSLP CC No 94632017Appearance Of Newly Added Respondents
Cjsd4212016Pending For Withdrawal
High Court116972017Filing Of Say
High Court117012017Filing Of Say
High Court117022017Filing Of Say
High CourtWPST 31252/20172017Dismissed For Non Removal Of Office Objections Official Order Yet To Be Uploaded
Civil Court PuneRCS 16892021Issues
Civil Court PuneCivil MA 3722022Filing Of Say By Respondents

RERA Escrow Account

RERA requires 70% of buyer collections to sit in a designated account spent only on this project. As last filed, that account shows ₹507.01 Cr deposited, ₹506.28 Cr withdrawn for construction, and a closing balance of ₹72.87 Lakh. Withdrawals have drawn the account down to a thin balance — normal late in a build, but worth checking against the construction stage above.

Project Funding

How the promoter says the project is funded, filed as estimated and actual. The projected financing plan puts the developer's OWN funds at ₹78.70 Cr (~18% of the total) against ₹0 borrowed and ₹351.98 Cr from buyer receipts — a read on how much of the developer's own capital is committed versus riding on your money. As of the last filing, ₹326.26 Cr of the projected ₹430.68 Cr has actually been raised (~76%) — a marker of funding mobilised so far, not a revised budget; early-stage projects sit low here.

FilingOwn fundsBorrowedBuyer receiptsTotal
Estimated₹78.70 Cr₹0₹351.98 Cr₹430.68 Cr
Actual₹0₹3.47 Cr₹322.79 Cr₹326.26 Cr

Buildings & Wings

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+23 and 739 homes are registered across the project.

BuildingWingsFloorsHomesDeclared completion
Building A1G+23172-
Building B1G+23172-
Building C1G+23172-
Building D1G+23223-
Shops1---

Unit mix on the filing: 688 residential and 51 non-residential (shops/offices).

Filed Document Catalog

The documents the promoter has actually filed with MahaRERA for this project — the paperwork trail a buyer's lawyer should read in full. Their presence on the register is a good sign; ask for a certified copy of each before you sign.

Filed documentWhat it is
Promoter PANthe promoter's PAN card
Commencement certificatethe municipal commencement certificate
Form 1 — Architect's certificatethe architect's certified % of work completed
Form 3 — CA certificatethe chartered accountant's certificate on funds withdrawn
Form 2 — Engineer's certificatethe engineer's cost-incurred certificate
Form B — Promoter declarationthe promoter's declaration-cum-affidavit
Title / search reportthe legal title-search report on the land
Sanctioned layout planthe approved site layout
Sanctioned building planthe approved building plan

Engineering, Cost & Professionals

The professionals of record on the MahaRERA filing — the people whose licences are on the line for the certified filings:

RoleName / firmReg. no.
ArchitectKolhatkar and GowaikarCA/1986/09890
EngineerJ W Consultants LLP-
EngineerGaurag Joshi-
Chartered AccountantCA Nikita A Bajaj-
Chartered AccountantVIDHI S SHAH & ASSOCIATES CHARTERED ACCOUNTANTS604690

Location, Land & Connectivity

Located at Hinjewadi, Hinjewadi Marunji Kasarsai Road, Pune City, Pune, 411057. Per the filed land record, the plot is bounded to the north by Township boundary s no 26P and MSEB switching stat, to the south by 18 M internal road and Sector R12, to the east by 18 M Internal Road and R10 and to the west by Township boundary s no 69P and 110M RP Road. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.

Before You Book

This report reads the MahaRERA public record — the promoter's own declarations. Independently confirm: the occupancy/completion certificate, the sanctioned plan and its FSI, the 7/12 land extract and title, the exact carpet area on your agreement, and any complaint/litigation orders in full. Treat the record as where to look first, not a substitute for your own diligence.