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25 Downtown-Wing 1-Emerald Palm
By TWENTY FIVE DOWNTOWN REALTY LIMITED
RG-MH-18421 · RERA P51900076617 · Last updated on MahaRERA portal: 18 May 2026
Source: official MahaRERA filing
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Red flags
- Litigation declared, 6 cases
- 2 complaints at MahaRERA
- Rs 250.00 crore secured on the land, in favour of OCM INDIA OPPORTUNITIES XB ALTERNATE INVESTMENT FUND I
Clear
- Completion date never moved
- Separate project account declared
- Allotment letter follows the model form
3 conditions are on this record. What each one means for someone buying here, and what the promoter's own filed documents say behind it, is what the buyer report adds.
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25 Downtown-Wing 1-Emerald Palm is a Residential / Group Housing project by TWENTY FIVE DOWNTOWN REALTY LIMITED in Mumbai City, Maharashtra, registered with MahaRERA as P51900076617 on 18 Jun 2024. Possession is promised by 31 Dec 2033. 46 of the 114 units on this registration are recorded sold or booked, and 0 of 11 construction stages are filed complete. 2 complaints are on record with the regulator.
At a glance
Project
- Name25 Downtown-Wing 1-Emerald Palm
- TypeResidential / Group Housing
- Location
- S K Rathod Marg
- Tardeo
- Mumbai City
- 400034
- Pincode400034
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51900076617
- ReraGenie IDRG-MH-18421
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on18 Jun 2024
- Promised completion31 Dec 2033
- Revised completionNone
- Buildings1 building record
- Documents filed123 files
Current status
Figures as on 18 May 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Wing - 1 | NA | 52 | 44 | 114 | 0 | 114 |
The full filing
Everything below is from the project's own MahaRERA filing, free to read. The Rs 499 buyer report reads the filed documents themselves and puts the findings in plain language.
Construction progress by building1
As on 18 May 2026, the date of the latest filing. The RERA activity checklist for each building, from the promoter's latest quarterly progress filing. These are the promoter's own figures, not an independent inspection.
0 of 11 construction stages are filed complete. The stage furthest along is Excavation, at 40%.
Wing - 1: 4% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 40% |
| Basement (if any) | 0% |
| Podiums (if any) | 0% |
| Plinth | 0% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 0% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 0% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 0% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 0% |
| Installation of Lifts, water pumps, Fire Fighting Fittings and Equipment as per CFO NOC, Electrical fittings, mechanical equipment, compliance to conditions ofenvironment/CRZ NOC, Finishing to entrance lobby/s, plinth protection. paving of areas appurtenant to Building/Wing, Compound Wall and all other requirements as may be required to complete project as per specifications in agreement of Sale. | 0% |
Progress on shared amenities15
As on 18 May 2026, the date of the latest filing. Lifts, roads, water and the other shared works, from the same quarterly filing, and reported by the promoter rather than inspected.
| Common facility | Proposed | Progress |
|---|---|---|
| Internal Roads & Footpaths | Yes | 0% |
| Water Supply | Yes | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | Yes | 0% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Community Buildings | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 0% |
| Solid Waste Management And Disposal | Yes | 0% |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 0% |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed180
Slots recorded per building wing in the filing. MahaRERA does not publish a two wheeler or four wheeler split, visitor parking, or the sanctioned allotment, so this is provision as filed and not a comparison against the approved plan.
Land and ownership
A declared charge means a lender has a claim over the project land. Ask the promoter for a no-objection certificate from the lender named above before you pay any amount.
Approvals and building plan
Project account and cost
70 percent of buyer money must sit in the project account. Account numbers are not published by MahaRERA, so check that your agreement for sale names a designated account for this project and pay into that account only.
| Building | Wing | Estimated | Incurred |
|---|---|---|---|
| Wing - 1 | NA | Rs 1,264.38 cr | Rs 29.13 cr |
| - | NA | Rs 70.38 cr | - |
Certifying professionals and partners4
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Citygold Management Service Private Limited |
| Engineer | Rajeevan Paramban |
| Chartered Accountant | Sanket R Shah and Associates |
| Chartered Accountant | JIGAR SANGANI |
| Partner | Role in project |
|---|---|
| TWENTY FIVE DOWNTOWN REALTY LIMITED | - |
Litigation declared6
| Case | Court | Status |
|---|---|---|
| 13562/2024 | Bombay High Court | Pending |
| 296/2023 | Delhi High Court | Pending |
| 392 and 395/2023 | Delhi High Court | Pending |
| 137/2024 | Delhi High Court | Pending |
| 138/2024 | NCLT Mumbai Branch | Pending |
| 1190 91/2023 | Delhi High Court | Order Passed |
Complaints filed with MahaRERA2
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC12500145 | Atul Srivastava | TWENTY FIVE DOWNTOWN REALTY LIMITED | 16/01/2025 |
| SM12600324 | Bhakti Achrekar | TWENTY FIVE DOWNTOWN REALTY LIMITED | 13/05/2026 |
The permission chain
The permissions a project needs, in the order they happen, matched to MahaRERA's own document slots. A slot on the file means the promoter uploaded a document there; it is not proof the permission was granted, and the filing carries no issue dates. An empty slot is not proof an approval is missing.
- Legal title reportOn the file
A lawyer's report on who owns the land and what is registered against it.
uploaded 19 Nov 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 30 May 2024 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 10 Jun 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 29 May 2024Confirm the Commencement Certificate covers the specific floor you are buying. - Occupancy CertificateNot due yet
The legal go-ahead to move in. It comes at the end, so its absence on a project still under construction is expected.
possession is promised for 31 Dec 2033
Documents filed123
As listed on the registration, named by the MahaRERA slot each file was filed under, with the promoter's own file name beneath; the newest 80 of 123 are shown. The files themselves are available at source: open this registration on the MahaRERA portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| Withdrawal Update Form 1File: FORM - I P51900076617 - 25DT - Wing - 01.pdf | 18 May 2026 |
| Withdrawal Update Form 2File: FORM - II Engineer Certificate T1 Emrald Palm.pdf | 18 May 2026 |
| Withdrawal Update Form 3File: FORM - III.pdf | 18 May 2026 |
| Withdrawal Update Form 1File: Form-1_T1.pdf | 25 Feb 2026 |
| Withdrawal Update Form 2File: Form-2_T1.pdf | 25 Feb 2026 |
| Withdrawal Update Form 3File: 25 Downtown T-1-FORM-3_comp.pdf | 25 Feb 2026 |
| Form 1File: Arch Certificate_Wing 1_Sept 2024.pdf | 17 Dec 2025 |
| Form 2File: Engg Certificate_Wing 1_Sept 2024.pdf | 17 Dec 2025 |
| Form 3File: CA Certificate_Wing 1_Sept 2024.pdf | 17 Dec 2025 |
| Disclosure of Sold and Booked InventoryFile: Disclsoure of sold_25 Downtown Wing 1_June 25.pdf | 17 Dec 2025 |
| Form 1File: Arch Certificate_25 Downtown T1_June 25.pdf | 17 Dec 2025 |
| Form 2File: Engg Certificate_25 Downtown_T1_June 25.pdf | 17 Dec 2025 |
| Form 3File: CA Form III_Wing-1_Emerald Palm_Form III_June 25.pdf | 17 Dec 2025 |
| Disclosure of Sold and Booked InventoryFile: Disclsoure of sold_25 Downtown Wing 1_June 25.pdf | 17 Dec 2025 |
| Form 1File: 25DT -T1-FORM.pdf | 12 Nov 2025 |
| Form 2File: 01 Engineer_Certificate_ T1 (Emrald Palm).pdf | 12 Nov 2025 |
| Form 3File: Form III (Sep 25) - Emreld Palm - 59 Flr.pdf | 12 Nov 2025 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of sold inventory format - Wing-1 - Emerald Palm - SEP (1).pdf | 12 Nov 2025 |
| Form 5 (FY 2024-2025)File: FORM-5 DT-T1.pdf | 1 Oct 2025 |
| Form 1File: Arch Certificate_25 Downtown T1_June 25.pdf | 16 Aug 2025 |
| Form 2File: Engg Certificate_25 Downtown_T1_June 25.pdf | 16 Aug 2025 |
| Form 3File: CA Form III_Wing-1_Emerald Palm_Form III_June 25.pdf | 16 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of sold inventory_T1_25 Downtown_June 25.pdf | 16 Aug 2025 |
| Form 1File: Arch Certificate - 25Downtown - Wing - 01_Mar 25.pdf | 27 May 2025 |
| Form 1File: Arch Certificate_Wing 1_Dec 2024.pdf | 27 May 2025 |
| Form 2File: Engg Certificate_Wing 1_Dec 2024.pdf | 27 May 2025 |
| Form 3File: CA Certificate_Wing 1_Dec 2024.pdf | 27 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: P51900076617 - 25DT - Wing - 01.pdf | 28 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA Certificate_Wing 1_Dec 2024.pdf | 29 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch Certificate_T1_Dec 24.pdf | 22 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA Form III_T1_Dec 24_compressed.pdf | 22 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form II-Tower 1.pdf | 22 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg Certificate_25 Downtown_Tower 1.pdf | 9 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg certificate_25 downtown T1_Sept 24.pdf | 9 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate_RERA_Wing_1.pdf | 6 Dec 2024 |
| Copy of the legal title reportFile: Title Report- November 18, 2024.pdf | 19 Nov 2024 |
| Copy of the legal title reportFile: Title Report- November 18, 2024.pdf | 19 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA form III-Emerald Palm_Sept 24.pdf | 13 Nov 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: CA form III-Emerald Palm_Sept 24.pdf | 13 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form III_25 Downtown-Wing 1_Emerald Palm-Sept 24.pdf | 12 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: TFDRL_Form III_Emrald Palm_Jun-24_compressed.pdf | 5 Aug 2024 |
| Building plan approvalFile: 25 DOWNTOWN 2419331_IOD_signed (1).pdf | 10 Jun 2024 |
| Building plan approvalFile: sheet -1.pdf | 10 Jun 2024 |
| Building plan approvalFile: Sheet - 4 and 5.pdf | 10 Jun 2024 |
| Building plan approvalFile: Sheet - 7.pdf | 10 Jun 2024 |
| Building plan approvalFile: Sheet - 8 and 13.pdf | 10 Jun 2024 |
| Building plan approvalFile: Sheet -14 and 20.pdf | 10 Jun 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 25 DOWNTOWN 2419331_IOD_signed (1).pdf | 10 Jun 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: sheet -1.pdf | 10 Jun 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sheet - 4 and 5.pdf | 10 Jun 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sheet - 7.pdf | 10 Jun 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sheet - 8 and 13.pdf | 10 Jun 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sheet -14 and 20.pdf | 10 Jun 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 25 Downtown_CA Form III.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti- Part 1.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti- Part 2.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 3.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 4.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 5-1.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 5-2.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 6.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 7-1.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 7-2.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 8-1.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 8-2.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 9.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040424 Bi Partite Agreement - MCGM kunte And Mangal shrusti-Part 10.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040324 Tripartite Agreement -The MCGM Tulsiwadi Society and Mangal Shruti- Part 2.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040324 Tripartite Agreement -The MCGM Tulsiwadi Society and Mangal Shruti-Part 1.pdf | 5 Jun 2024 |
| Other - LegalFile: 20040324 Tripartite Agreement -The MCGM Tulsiwadi Society and Mangal Shruti-Part 3.pdf | 5 Jun 2024 |
| Other - LegalFile: 28022017 Revised Bipartite Agreement - Between MCGM and Joyous Housing Ltd-Part 1.pdf | 5 Jun 2024 |
| Other - LegalFile: 28022017 Revised Bipartite Agreement - Between MCGM and Joyous Housing Ltd-Part 2.pdf | 5 Jun 2024 |
| Other - LegalFile: 28022017 Revised Bipartite Agreement - Between MCGM and Joyous Housing Ltd-Part 3.pdf | 5 Jun 2024 |
| Other - LegalFile: 28022017 Revised Bipartite Agreement - Between MCGM and Joyous Housing Ltd-Part 4.pdf | 5 Jun 2024 |
| Other - LegalFile: 28022017 Revised Bipartite Agreement - Between MCGM and Joyous Housing Ltd-Part 5.pdf | 5 Jun 2024 |
| Other - LegalFile: 28022017 Revised Bipartite Agreement - Between MCGM and Joyous Housing Ltd-Part 6.pdf | 5 Jun 2024 |
| Other - LegalFile: 28022017 Revised Bipartite Agreement - Between MCGM and Joyous Housing Ltd-Part 7.pdf | 5 Jun 2024 |
| Other - LegalFile: 27062019 Tri Partite Agagreement registered-Part 1.pdf | 5 Jun 2024 |
| Other - LegalFile: 27062019 Tri Partite Agagreement registered-Part 2.pdf | 5 Jun 2024 |
| Other - LegalFile: 27062019 Tri Partite Agagreement registered-Part 3.pdf | 5 Jun 2024 |
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Buyer report
Built from this project's filings on the day you order, in plain language.
- 3 conditions on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 5 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 123 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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- An email each time this filing moves: new sales, a moved possession date, an extension, a complaint, the occupancy certificate
- Plain words, conditions that have happened marked in red
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See every Mumbai City project, with the district possession charts
Builder: TWENTY FIVE DOWNTOWN REALTY LIMITED
TWENTY FIVE DOWNTOWN REALTY LIMITED has 6 registrations on MahaRERA, including 25 Downtown-Wing 1-Emerald Palm and 25 Downtown-Wing 2-Pearl Cove. Its filings disclose 5 earlier MahaRERA projects, none completed yet. Litigation is declared on 5 of its registrations. Read the full track record. See more projects on the Mumbai City district page.
Frequently asked questions
What are my rights if 25 Downtown-Wing 1-Emerald Palm is delayed beyond 31 Dec 2033?
Under section 18 of the RERA Act you may stay in the project and claim interest for every month of delay, or exit and claim a full refund with interest. In Maharashtra the rate is SBI's highest MCLR plus 2 percent, currently 10.90% per annum (June 2026). The free delay interest calculator on ReraGenie puts a rupee figure on any delay. Claims are filed as MahaRERA complaints with a Rs 5,000 fee.
How do I verify and contact the developer of 25 Downtown-Wing 1-Emerald Palm?
The registered promoter entity is TWENTY FIVE DOWNTOWN REALTY LIMITED, a company as per the filing. Neither this filing nor this promoter's other MahaRERA registrations disclose a CIN, LLPIN or GSTIN for this entity. Your agreement for sale must name this exact entity, not a group brand name. The promoter's registered address and contact details are on the project's MahaRERA listing (scan the QR code on any advertisement) and in its filed documents. The Rs 499 buyer report includes all of them as a single ZIP, foldered by type.
Is my payment protected in 25 Downtown-Wing 1-Emerald Palm?
Partly, by law. 70 percent of every buyer payment must go into the project's designated bank account, withdrawable only against architect, engineer and CA certificates as construction progresses; since July 2024 MahaRERA requires a three-account structure for collections. Separately, a promoter cannot take more than 10 percent of the price before signing a registered agreement for sale (section 13). Neither rule guarantees completion; they limit how far your money can travel from the project.
How do I read the complaint cases filed against 25 Downtown-Wing 1-Emerald Palm?
Each case number above is a complaint MahaRERA hears in public. On the MahaRERA website, open Complaint Details and search the CC number: the order PDFs, hearing dates and disposal status are free to download. Orders bind the promoter. Before booking, check whether past orders were complied with, not just whether complaints exist; an ignored order is a stronger warning than the complaint itself.
How current is the construction progress shown for 25 Downtown-Wing 1-Emerald Palm?
Promoters must file a quarterly progress report within 20 days of each quarter end, certified by the architect (Form 1), engineer (Form 2) and chartered accountant (Form 3). The figures above come from the latest filing, so they can trail the site by up to a quarter. A promoter who stops filing QPRs altogether invites penalties under section 61, and a stale filing date is itself a warning sign worth checking on the portal.
Who certifies construction progress at 25 Downtown-Wing 1-Emerald Palm?
The professionals named in the filing: Architect: Citygold Management Service Private Limited; Engineer: Rajeevan Paramban; Chartered Accountant: Sanket R Shah and Associates; Chartered Accountant: JIGAR SANGANI. Their Form 1 (architect), Form 2 (engineer) and Form 3 (chartered accountant) certificates are what unlock the promoter's withdrawals from the 70 percent account, so their names on record are part of the project's accountability chain.
What should I check before booking in 25 Downtown-Wing 1-Emerald Palm?
Four things this page cannot decide for you: that the carpet area in your agreement matches the filed carpet area (the model agreement allows only a 3 percent variation, with a refund right below that); that the agreement follows MahaRERA's model clauses with deviations highlighted; how the declared litigation on this registration affects your risk; whether construction progress keeps pace with sales in the coming quarters. The Rs 499 buyer report works through all of them from the filings.
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