Three weekends, three sales offices, three brochures, and three sales managers each sure their tower was the one furthest along. Priya and Arjun's budget was about Rs 90 lakh for an under-construction 2BHK inside Pune's municipal limits, and they wanted to compare flats before buying on something firmer than a walkthrough. The firmer thing was already public: each project's MahaRERA filing, read per month on the register rather than as raw percentages. That one division changed which project looked furthest along for its age, and what they asked next.
Key takeaways
- Percent complete and percent booked are running totals; dividing each by months on the register puts projects of different ages on one basis.
- Among 2,894 Active Pune district projects registered since January 2024, as updated on 7 October 2026, median construction progress was 1.23 percentage points a month and median bookings 0.36 percent of filed units a month (filed on 2,638).
- In that cohort, 5.8 percent carry an extension, 9.9 percent a later possession date than first promised and 6.7 percent a complaint; 17.6 percent of the 2,442 that answered the charge question declared a charge.
- MahaRERA filings carry no price, no carpet area for a flat and no BHK configuration, so a filing comparison sits beside the builders' written quotes, never in place of them.
- A comparison of filed facts narrows the questions for each sales office; it does not rank projects or say which one to book.
Three projects on a nine-tab spreadsheet
Priya and Arjun (illustrative, as our stories always are) keep a nine-tab spreadsheet with one rule on the first tab: no money moves until the checks are green. They had already set aside a resale flat two buildings from a developer's new tower, as resale flat or new booking tells, which left three under-construction projects on the shortlist tab. Names and numbers in this story are illustrative.
Sorted by percent of the construction checklist complete, one project sat well ahead. Then Arjun added the month each was registered. The leader had been on the register more than twice as long as the next, and per month it was building more slowly than the younger project. Bookings shifted too: about half its filed units sold in two and a half years worked out at much the same monthly pace as under a fifth sold in one year. None of this said which flat to book. It said what to ask each sales office.
Two ways to compare a shortlist
The sales-office comparison covers price, carpet area, configuration, floor, amenities and the commute: what you will live with, much of it found nowhere else. MahaRERA files no sale price, no carpet area for a flat, no BHK and no distances, so that half has to come from written quotes, which the real cost of buying a flat helps put on one basis.
The filing comparison reads what each promoter has filed with the regulator: construction done, units sold or booked, moved dates and why, complaints, court cases and declared charges. A sales office has little reason to volunteer most of it. It says nothing about whether you will like living there.
A shortlist needs both, which is why the nine-stage guide to buying a flat in Maharashtra puts the filing check before any money moves.
Why raw percentages mislead
A project registered thirty months ago has had thirty months to build and sell; one registered a year ago has had twelve. Comparing totals rewards age, not pace. Events behave the same way: across all 4,952 Active Pune district projects of any registration year, 24.2 percent carry an extension and 12.7 percent a complaint, far more than among young projects, because older ones have had longer to collect them.
So divide by months on the register, and set each project against projects of a similar age. As updated on 7 October 2026, Pune district held 2,894 Active projects registered from 1 January 2024. Their construction progress, the average of the filed activity checklist with each activity capped at 100 percent, had a median of 1.23 percentage points a month (filed on 2,750). Their bookings, units filed as sold or booked as a share of filed units, had a median of 0.36 percent a month (filed on 2,638). A few fast projects pull the averages up, so the median is the fair benchmark.
The shortlist, side by side
Projects A, B and C are illustrative, with values invented to show the arithmetic. The last column is the real Pune cohort.
| Filed measure | Project A (illustrative) | Project B (illustrative) | Project C (illustrative) | Pune cohort (2,894) |
|---|---|---|---|---|
| Months on the register | 30 | 12 | 20 | Registered 2024 or later |
| Work reported complete | 42 percent | 30 percent | 14 percent | Compared per month |
| Construction progress per month | 1.4 points | 2.5 points | 0.7 points | Median 1.23; middle half 0.18 to 2.12 (2,750 filing) |
| Units sold or booked, of filed units | 48 percent | 18 percent | Not filed | Compared per month |
| Bookings per month | 1.6 percent | 1.5 percent | Not filed | Median 0.36 percent; middle half 0 to 1.64 (2,638 filing) |
| Extensions granted | 1 | 0 | 0 | 5.8 percent (167) |
| Possession date later than first promised | By 9 months | No | No | 9.9 percent (287) |
| Complaints before MahaRERA | 1 | 0 | 0 | 6.7 percent (195) |
| Litigation declared | None | None | 1 case | 10.0 percent (289) |
| Declared charge on the land | Yes, lender named | Answered: none | Not answered | 17.6 percent of 2,442 answering (431) |
Cohort column: ReraGenie analysis of published MahaRERA registrations, Pune district, Active, registered 1 January 2024 to 7 October 2026, as updated on 7 October 2026.
Read it one row at a time, not as a score. On raw percentages A is furthest along; per month B is building fastest, above the cohort's middle half, with A a little above the median and C below it. A and B are booking at nearly the same monthly pace, though A's raw share is more than two and a half times B's. C files no unit counts, which describes C's filing, not C. A's extension sends you to the promoter's stated reason, C's case to what it concerns, and C's unanswered charge question is never evidence that the land is free of a charge.
What the market adds to a shortlist
More buyers face this comparison than a few years ago. ANAROCK's Homebuyer Sentiment Survey for H1 2025, about 8,250 respondents across 14 cities, put the ratio of demand for ready homes to new launches at 16:29, against 20:25 in H1 2024 and 46:18 in H1 2020. Choosing a new launch means choosing between promises; under-construction or ready-to-move prices the wait, and the filing is how the promises are compared.
Supply has also outrun sales lately. ANAROCK's figures for July to September 2026 put new supply across the seven largest cities at about 1,14,320 homes, up 18 percent on a year earlier, against sales of about 1,00,220, up 3 percent; Pune sold 15,690 homes, 6 percent fewer than a year before. In that market, projects on one shortlist can sell at very different speeds, which is what the bookings row shows.
Source: ReraGenie analysis of published MahaRERA registrations, Pune district, Active, registered 1 January 2024 to 7 October 2026, as updated on 7 October 2026
These are base rates, not thresholds: what matters is what a project's filing says about the event. The last bar has its own denominator, because only projects that answered the charge question can be counted either way.
An analogy: the odometer and the speedometer
Percent complete is an odometer. A car showing 60,000 kilometres has gone further than one showing 15,000, which says nothing about which is faster. Progress per month is closer to average speed so far. Neither says how the car will drive tomorrow: MahaRERA keeps only the current filing, so a per-month figure is an average since registration, not a trend.
The framework: six questions for your shortlist
- How fast is each project building for its age? Set progress per month against the cohort median, then read the building-wise rows as reading quarterly progress filings explains, since an average can hide one tower far behind.
- How fast is it selling, and is the figure filed? A slow bookings pace is not a verdict: a project may be newly launched or priced above its neighbours. It is a question for the sales office, and so is a missing unit count.
- Has the date moved, and why? An extension is granted on the promoter's own application, and the filing records the stated reason. MahaRERA's possession delay data and what an extension record says put both against the whole register.
- Is anyone complaining, or in court? Complaints carry case numbers, and litigation the promoter declares is often over land; checking a builder's litigation history reads both.
- Does the land carry a declared charge? A declared charge names the lender, so ask for that lender's no-objection for your flat before signing. An unanswered question is not a clean answer, as what declared charges show explains.
- Who is the promoter, and how did its other projects end? Three projects may be two promoters. Checking a builder's track record and who is behind the company cover the record and the people.
A blank is not a zero. A field the promoter has not filed, whether a unit count or an answer to the charge question, says something about the filing and nothing yet about the project. Treat every blank as a question for that sales office, ask it in writing, and keep the answer.
Every MahaRERA project has a free ReraGenie page with its possession timeline, extensions and the promoter's stated reason, complaints with case numbers, progress by building and declared charges where filed. Look up each project on your shortlist before your next sales-office visit.
What Priya and Arjun took to the sales offices
Each sales office got a different list. For the project furthest along on raw percentages: the extension's stated reason, whether their agreement would carry the new date, the complaint on record and the lender's no-objection for their flat. For the youngest, which carried no event, only the construction schedule its pace would have to keep. For the third: the missing unit counts, the declared case and a written answer on any charge. Their booking came out of that shortlist only after the answers arrived in writing.
What the comparison matrix and the buyer report show
ReraGenie's Project Comparison Matrix, Rs 699, does this for 2 to 6 projects you pick, side by side from their filings:
- Each measure positioned against the district cohort, same district, Active, registered 2024 or later, with the number of projects behind every median stated.
- Per-month pace only where both inputs are filed. A gap shows as "not filed", and the report says that describes the filing, not the project.
- Only what separates the shortlist. Rows identical across your projects collapse into one line.
It does not rank the projects, recommend one or show a price, because RERA files none. Once you are down to one project, the Rs 499 buyer report reads its filing and selected filed documents: the possession story from first promised date to current one, construction pace against the district, and land and title as five questions, including whether the land is mortgaged and what the legal title report concludes.
The one-line summary
To compare flats before buying, divide progress and bookings by months on the register, set each against projects of the same district and age, treat every event and blank as a question, and take price and carpet area from written quotes, because the filing holds neither.
Methodology and sources
- Pune cohort: ReraGenie analysis of published MahaRERA registrations, Pune district, status Active, registered 1 January 2024 to 7 October 2026 (2,894 projects), as updated on 7 October 2026. Months are whole months from registration to that date; medians are quoted because both pace measures are skewed. Comparison figures for all 4,952 Active Pune district projects of any year: 1,196 with an extension, 627 with a complaint.
- ANAROCK, Homebuyer Sentiment Survey H1 2025 (about 8,250 respondents, 14 cities).
- ANAROCK, residential market figures for July to September 2026, reported in late September 2026.
- Law: Real Estate (Regulation and Development) Act, 2016, section 6.
- Projects A, B and C are illustrative.
This article is educational and not legal advice. For a dispute, consult a lawyer who practices before your state's RERA.
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