On MahaRERA's register, Badlapur is almost as big a market as Dombivli: 963 published projects in its pincode against 998 in Dombivli's. Anyone reading the Kalyan Dombivli property market as two towns is reading about half of it. The 3,953 projects filed in Kalyan, Ambarnath and Ulhasnagar talukas, about 7 percent of everything registered in Maharashtra, run from Dombivli's older wards to new towers in Kalyan East and out along the line to Titwala and Badlapur, and each of those nodes has a record of its own.
Key takeaways
- As updated on 3 October 2026, Kalyan, Ambarnath and Ulhasnagar talukas hold 3,953 published MahaRERA projects: 998 in Dombivli's pincodes, 963 in Badlapur's, 716 in Kalyan West and Shahad, 567 in Ambernath's and 291 in Kalyan East.
- Ambernath and Badlapur have the highest Completed shares, 48.3 and 47.0 percent, and the lowest sold shares in what is still being built, 15.2 and 22.0 percent of filed units.
- Kalyan East is the youngest node: 47.1 percent of its projects were registered in 2023 or later, against 35.4 percent across the belt.
- Titwala's projects revise their dates most often: 34.2 percent now promise possession later than first filed and 35.2 percent carry an extension, against 22.7 and 24.2 percent across the belt.
- 65 of the belt's 68 revoked registrations are in Dombivli's pincodes, and 49 of those 65 were registered in 2021.
The question this data answers
A buyer looking beyond Thane is usually choosing a station before a project: Dombivli or Kalyan for the shorter commute, Ambernath or Badlapur for more space, or somewhere further out. Brokers answer with prices, and MahaRERA files none. What the register can answer is the part a price list leaves out: how much is being built at each node, how the node's projects have ended, how often their dates have moved, how much of what is under construction has found buyers, and which body signs the permissions. Those answers differ from one node to the next, sometimes sharply.
Where the projects are
Source: ReraGenie analysis of 3,953 published MahaRERA registrations, as updated on 3 October 2026; nodes are groups of filed pincodes
The 2011 Census counted 12,47,327 people in the Kalyan-Dombivli Municipal Corporation, 5,06,098 in Ulhasnagar, 2,53,475 in Ambernath and 1,74,226 in Kulgaon-Badlapur. Badlapur, the smallest of the four in 2011, now has almost as many registered projects as Dombivli, and Ambernath has more than three times as many as Ulhasnagar, which had twice its population. The register is recording where the belt is growing rather than where it already lived.
Dombivli's count includes the villages along the Kalyan-Shil road, such as Khoni, Nilje and Usarghar, which file Dombivli's pincodes. Kalyan West and Shahad includes Chikanghar, Gandhare and the Ambivli side, and Kalyan East includes Katemanivali, Tisgaon and Chinchpada. The district-wide picture, Thane city and Mira-Bhayandar included, is in the Thane property market in the register.
How they have ended
| Node | Projects | Active | Completed | Lapsed | Later date than first filed | An extension |
|---|---|---|---|---|---|---|
| Dombivli | 998 | 40.6% | 30.3% | 21.2% | 22.6% | 22.8% |
| Badlapur | 963 | 30.1% | 47.0% | 22.7% | 19.1% | 21.1% |
| Kalyan West and Shahad | 716 | 41.9% | 32.5% | 25.0% | 27.8% | 28.8% |
| Ambernath | 567 | 32.3% | 48.3% | 19.0% | 20.6% | 23.8% |
| Kalyan East | 291 | 55.7% | 22.7% | 21.3% | 19.9% | 22.0% |
| Titwala | 193 | 39.4% | 33.7% | 26.4% | 34.2% | 35.2% |
| Ulhasnagar | 167 | 29.3% | 32.9% | 35.9% | 20.4% | 22.2% |
| All three talukas | 3,953 | 37.7% | 37.0% | 23.1% | 22.7% | 24.2% |
| Maharashtra | 56,068 | 35.4% | 38.7% | 24.8% | 22.6% | 23.8% |
Taken together, the belt looks much like the state. Node by node it does not. Ambernath and Badlapur have closed nearly half their projects as Completed, more than any other node. Ulhasnagar has the highest Lapsed share, 35.9 percent; a Lapsed status is not the same as an abandoned building, as lapsed, revoked and deregistered projects explains, since many lapsed projects were built and never closed on the register. Titwala stands out on dates: a third of its projects now promise possession later than they first did, a reading set out project by project in MahaRERA's possession delay data and what an extension record says.
What is being built now
Source: ReraGenie analysis of 1,252 Active projects in the three talukas that file unit counts, as updated on 3 October 2026
Across the belt, Active projects that file unit counts hold 1,64,131 units, of which 28.6 percent are sold or booked, against 38.1 percent statewide. Dombivli sits near the state's share; Ambernath and Badlapur sit well below it. Their pipelines are being refilled faster than they are selling: Ambernath registered 67 projects in 2025, second in the belt only to Dombivli's 105, and Badlapur 62. Kalyan East, with 47.1 percent of its projects registered since 2023, is the youngest node, and Titwala the oldest, with 25.9 percent. Across the three talukas, 354 projects were registered in 2025, 8.2 percent of the state's 4,319, and 229 in 2026 to 3 October.
Projects here are larger than the state's: the median project that files unit counts has 70 units across the belt against 60 statewide, rising to 95 in Kalyan West and 103 in Titwala. A large project spreads its sales over more years, which is one reason a sold share should be read beside the project's age.
Unit counts are filed on 39.1 percent of the belt's projects overall, though on 84.1 percent of those still Active. A sold share is a reading of the projects that file, not of every flat in a node, and MahaRERA files no prices at all.
Who signs the permissions
The belt is one market to a commuter and several to a planner. In the filings that name a sanctioning body, Dombivli and Kalyan projects mostly name the Kalyan-Dombivli Municipal Corporation, Ulhasnagar's name the Ulhasnagar Municipal Corporation, Ambernath's name the Ambernath municipal body (157 of the 198 that name one) and Badlapur's the Kulgaon-Badlapur municipal body (276 of 325). Near Dombivli the picture splits: of the 418 Dombivli projects naming a body, 34 name MMRDA and 57 the state's town planning department, in villages such as Usarghar, Gharivli, Khoni and Hedutane. The body is named on only about four in ten projects in these talukas, so each count here is out of those that name one.
The body matters because it is the only office that can confirm a permission is genuine. The belt learned that the hard way. When KDMC checked the building permissions 65 Dombivli developers had filed with MahaRERA, it found it had never issued them, and in November 2024 the Bombay High Court ordered those buildings demolished, the case checking a permission at its source tells in full. The register shows 65 of the belt's 68 revoked registrations in Dombivli's pincodes, 49 of them registered in 2021. It does not record why each was revoked; MahaRERA's order behind each one does.
If you are shortlisting here, ReraGenie's free Thane district page lists every registration in the district and shows which bodies sanction building there, so you know which office to ask before you visit a sales office.
The towns beyond
Past Ambernath and Badlapur the register thins out. Vangani files 29 projects, more than half of them registered since 2023. In Raigad district, Karjat and Khalapur talukas, which take in Neral, Karjat and Khopoli, file 1,193, with a Lapsed share of 32.3 percent and an extension on 29.3 percent, both above the belt's. Connectivity is the promise these towns are sold on. MMRDA expects the first phase of Metro Line 5, 12.2 km with seven stations from Kapurbawdi in Thane to Dhamankar Naka in Bhiwandi, to open by December 2026, with the stretch on to Kalyan to follow, as reported in 2026. A project's own possession date, not a line's opening date, is the one a buyer can hold a promoter to.
An analogy: the team score and the scorecard
A team's total tells you the side batted well; only the scorecard tells you who scored, who got out early and who is still at the crease. The belt's 3,953 projects are the team score. The node table is the scorecard, and the project's own filing is the innings you are actually buying into.
Neha looks down the line
After she cancelled her first booking, Neha (illustrative, as our stories always are) spent two weekends further up the Central line, in Dombivli and Badlapur, where brokers told her the same budget would buy a larger flat. Before the second visit she read the register for both. Dombivli showed her the 65 revoked registrations and the permission case behind them, so she asked each sales office for the commencement certificate's number and the body that issued it. Badlapur showed her a node where nearly half the projects had completed and the newer ones had sold barely a fifth of their filed units. Names and numbers in this story are illustrative.
In the end the commute decided it, and she booked in Mulund. The register did not choose for her. It told her which questions to ask in each town, and that the answers would differ from one station to the next.
What this means for you
- Read the node, not the brand. "Kalyan-Dombivli" on a brochure covers several markets with different records. The pincode and village in the filing tell you which one you are in.
- Use the status mix as history, not a verdict. A node's Completed or Lapsed share says how its projects have closed on the register, not how the one you book will.
- Read unsold stock as time, not as a bargain. Where a node's Active projects have sold a fifth of their units or less, a buyer is rarely rushed. Check how long the project you like has been selling before reading anything more into it.
- Confirm permissions with the body named. In this belt that body can be a corporation, a municipal council, MMRDA or the town planning department, and only the issuer can confirm a certificate.
What the report adds for one project
The Rs 499 buyer report reads one project in its local context: the projects within 2 km of it and how each has ended, its construction pace against other recent projects in the district, its possession story from the first promised date to the current one, and the promoter's other registrations and how they closed. To hear about new registrations in Thane district as they appear, set district alerts for it, free during the pilot beta.
Methodology and sources
- ReraGenie analysis of 56,068 published MahaRERA registrations, 3,953 of them filed in Kalyan, Ambarnath and Ulhasnagar talukas of Thane district and 1,193 in Karjat and Khalapur talukas of Raigad district, as updated on 3 October 2026.
- Nodes group filed pincodes: Dombivli 421201 to 421204 and 400612; Kalyan West and Shahad 421301, 421102 and 421103; Kalyan East 421306; Titwala 421605 and 421302; Ambernath 421501, 421502, 421505 and 421506; Badlapur 421503 without Vangani; Ulhasnagar 421001 to 421005. Pincodes are as filed, so the grouping is approximate at the edges.
- Sold or booked shares count units in Active projects that file the building table. "Later date than first filed" compares the first filed completion date with the current one; extensions are those granted on application, excluding the common extension of 7 August 2026.
- Sanctioning bodies are read from the filing's own field, which about four in ten projects in these talukas fill; spellings of the same body are counted together.
- Census of India 2011: populations of the Kalyan-Dombivli and Ulhasnagar municipal corporations and the Ambernath and Kulgaon-Badlapur municipal councils.
- Metro Line 5: MMRDA's timeline for the Kapurbawdi to Dhamankar Naka phase, as reported by the Free Press Journal in 2026.
- The Dombivli permissions case: Bombay High Court order of November 2024, as set out in this blog's article on checking a permission at its source.
Evaluating a project right now?
The ReraGenie buyer report reads every filing for one project and sets out the red flags, the checks that came back clear and what to verify before you book, each fact with its filing date. Rs 499, one time.
See the buyer report