Home / Browse projects / Mumbai Suburban, Maharashtra / 78 LAKE TOWN
78 LAKE TOWN
By ANIRDESH DEVELOPERS PRIVATE LIMITED
RG-MH-17579 · RERA P51800055387 · Last updated on MahaRERA portal: 23 Jun 2026
Source: official MahaRERA filing
Or get an email each time it changes, with the project watch
Red flags
- 2 complaints at MahaRERA
- Rs 70.00 crore secured on the land, in favour of RBL Bank Limited
- The declared charge does not appear in the CERSAI report on the filing
Clear
- No litigation declared
- 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.
See what the report covers Free either way: or have every new Mumbai Suburban registration emailed to you, free during the pilot beta.Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
78 LAKE TOWN is a Residential / Group Housing project by ANIRDESH DEVELOPERS PRIVATE LIMITED in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800055387 on 22 Mar 2024. Possession is promised by 1 Feb 2029. 343 of the 437 units on this registration are recorded sold or booked, and 1 of 11 construction stages are filed complete. 2 complaints are on record with the regulator.
At a glance
Project
- Name78 LAKE TOWN
- TypeResidential / Group Housing
- Location
- JAMIL NAGAR
- BHANDUP WEST MUMBAI
- Kanjurmarg
- Kurla
- Mumbai Suburban
- 400053
- Pincode400053
- RERA no.P51800055387
- ReraGenie IDRG-MH-17579
Builder
- NameANIRDESH DEVELOPERS PRIVATE LIMITED
- Entity typeCompany
- CINU70200MH2019PTC331121
- GSTIN27AASCA7788A1Z7
- DirectorYash B Ajmera
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on22 Mar 2024
- Promised completion1 Feb 2029
- Revised completionNone
- Buildings1 building record
- Documents filed80 files
Current status
Figures as on 23 Jun 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Building No 1 D E Wing | NA | 32 | 29 | 436 | 1 | 437 |
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 23 Jun 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.
1 of 11 construction stages are filed complete. The stage furthest along is Excavation, at 75%.
Building No 1 D E Wing: 33% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 75% |
| Basement (if any) | 100% |
| Podiums (if any) | 50% |
| Plinth | 75% |
| Stilt Floor | 60% |
| 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 23 Jun 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 | Yes | 0% |
| Open Parking | Yes | 0% |
Parking filed155
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 ownership3
MahaRERA does not publish landowner contact details. 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.
| Landowner | Village | District |
|---|---|---|
| ANIRDESH DEVELOPERS PRIVATE LIMITED | Andheri | Mumbai Suburban |
| Moongipa Developers Private Limited | Andheri | Mumbai Suburban |
| OYSTER LIVING LLP | Borivali | Mumbai Suburban |
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 |
|---|---|---|---|
| Building No 1 D E Wing | NA | Rs 177.27 cr | Rs 55.36 cr |
Certifying professionals and partners7
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | PRASHANT SUTARIA |
| Architect | Design Crest |
| Engineer | SANTOSH PANDIT |
| Engineer | Yogesh Jayanta Patil |
| Chartered Accountant | B S M S AND COMPANY |
| Chartered Accountant | PANKAJ DARKAR & ASSOCIATES |
| Chartered Accountant | V. PAREKH & ASSOCIATES |
| Partner | Role in project |
|---|---|
| ANIRDESH DEVELOPERS PRIVATE LIMITED | - |
Complaints filed with MahaRERA2
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC12401227 | Jitesh Adiani | ANIRDESH DEVELOPERS PRIVATE LIMITED | 24/12/2024 |
| SM12600393 | Bhakti Achrekar | ANIRDESH DEVELOPERS PRIVATE LIMITED | 29/05/2026 |
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 23 Jan 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 8 Feb 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 23 Jan 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 2 Mar 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 1 Feb 2029
Documents filed80
As listed on the registration, named by the MahaRERA slot each file was filed under, with the promoter's own file name beneath. 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 |
|---|---|
| Form 2A (FY 2025-2026)File: 78 Lake town form 2A.pdf | 23 Jun 2026 |
| Withdrawal Update Form 1File: final form 1.pdf | 30 Apr 2026 |
| Withdrawal Update Form 2File: final Form 2.pdf | 30 Apr 2026 |
| Withdrawal Update Form 3File: form 3.pdf | 30 Apr 2026 |
| Withdrawal Update Form 1File: final form 1.pdf | 21 Jan 2026 |
| Withdrawal Update Form 2File: final form 2.pdf | 21 Jan 2026 |
| Withdrawal Update Form 3File: Form 3.pdf | 21 Jan 2026 |
| Withdrawal Update Form 1File: Signed Copy of Form 1.pdf | 14 Nov 2025 |
| Withdrawal Update Form 2File: signed form 2.pdf | 14 Nov 2025 |
| Withdrawal Update Form 3File: Form 3.pdf | 14 Nov 2025 |
| Form 5 (FY 2024-2025)File: Form 5.pdf | 19 Sep 2025 |
| Form 1File: Form 1 Architech certificate.pdf | 6 Aug 2025 |
| Form 2File: Form 2.pdf | 6 Aug 2025 |
| Form 3File: FORM 3 Anirdesh Q1 FY 2025-2026 78 Lake Town Signed.pdf | 6 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: sold unsold Singed.pdf | 6 Aug 2025 |
| Form 2A (FY 2024-2025)File: 78 LAKE TOWN.pdf | 25 Jun 2025 |
| Form 1File: Form1 Architect Certificate.pdf | 21 May 2025 |
| Form 2File: Form1 Architect Certificate.pdf | 21 May 2025 |
| Form 3File: Form 2.pdf | 21 May 2025 |
| Disclosure of Sold and Booked InventoryFile: 78 Lake Town Form 3 Q4 FY 2024-2025 Signed.pdf | 21 May 2025 |
| Form 1File: Form1 Architect Certificate.pdf | 5 May 2025 |
| Form 2 | 29 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 Architect Certificate.pdf | 25 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold RERA (31-03-2025).pdf | 23 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: sold unsold signed_compressed.pdf | 23 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: ADPL-RERA Revised Certificate- Bhandup FORM 3 Q3 24-25_Signed.pdf | 11 Feb 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: form 2.pdf | 1 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: sold unsold.pdf | 28 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate form 1.pdf | 17 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: sold unsold signed.pdf | 14 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 78 Lake Town Form 3 Q2 FY 2024-2025 Signed.pdf | 13 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1.pdf | 6 Nov 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Rera Form Q2.pdf | 24 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3.pdf | 14 Aug 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: form 2.pdf | 7 Aug 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Annexure A (Form1) Architect Certificate - 2.PDF | 29 Jul 2024 |
| Disclosure of sold/ booked inventoryFile: sold unsold.pdf | 29 Jul 2024 |
| Other - TechnicalFile: declaration of name- Moongipa.pdf | 28 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1.pdf | 21 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 21 Jun 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3 Bhandup RERA FY 2023-2024 Q4 Signed.pdf | 21 Jun 2024 |
| Other - LegalFile: New declaration.pdf | 27 May 2024 |
| Other - TechnicalFile: New declaration.pdf | 27 May 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: final form 3.pdf | 19 Mar 2024 |
| Other - TechnicalFile: Declaration of plan.pdf | 12 Mar 2024 |
| Other - LegalFile: loi SRA BHANDUP_compressed.pdf | 6 Mar 2024 |
| Other - TechnicalFile: CC Verification.pdf | 6 Mar 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: SRA Bhandup CC.pdf | 2 Mar 2024 |
| Declaration about Commencement CertificateFile: CC Declaration.pdf | 2 Mar 2024 |
| Proforma of Agreement for saleFile: AFS RERA New.pdf | 2 Mar 2024 |
| Deviation Report with respect to model copy of AgreementFile: Deviation AFS New.pdf | 2 Mar 2024 |
| Other - LegalFile: Declaration DA.pdf | 16 Feb 2024 |
| Layout approvalFile: Approved IOA plan_Part1 Highlighted.pdf | 8 Feb 2024 |
| Copy of Layout Approval (in case of layout)File: Approved IOA plan_Part1 Highlighted.pdf | 8 Feb 2024 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Separate Bank Account Details new.pdf | 8 Feb 2024 |
| Details of encumbrances concerned to FinanceFile: Financial Encumbrance.pdf | 6 Feb 2024 |
| Details of encumbrances concerned to LegalFile: Financial Encumbrance.pdf | 6 Feb 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of Real Estate Interest PDF.pdf | 31 Jan 2024 |
| Building plan approvalFile: Approved IOA plan_Part7.pdf | 23 Jan 2024 |
| Building plan approvalFile: Approved IOA plan_Part8.pdf | 23 Jan 2024 |
| Building plan approvalFile: Approved IOA plan_Part9.pdf | 23 Jan 2024 |
| Building plan approvalFile: Approved IOA plan_Part10.pdf | 23 Jan 2024 |
| Building plan approvalFile: Approved IOA plan_Part11.pdf | 23 Jan 2024 |
| Building plan approvalFile: Approved IOA plan_Part12.pdf | 23 Jan 2024 |
| Building plan approvalFile: Approved IOA plan_Part13.pdf | 23 Jan 2024 |
| PAN CardFile: PAN Anirdesh.pdf | 23 Jan 2024 |
| Copy of the legal title reportFile: Legal Title Report -RERA_compressed.pdf | 23 Jan 2024 |
| Details of encumbrances concerned to FinanceFile: Legal Encumbrance.pdf | 23 Jan 2024 |
| Details of encumbrances concerned to LegalFile: Legal Encumbrance.pdf | 23 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Approved IOA plan_Part7.pdf | 23 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Approved IOA plan_Part8.pdf | 23 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Approved IOA plan_Part9.pdf | 23 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Approved IOA plan_Part10.pdf | 23 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Approved IOA plan_Part11.pdf | 23 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Approved IOA plan_Part12.pdf | 23 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Approved IOA plan_Part13.pdf | 23 Jan 2024 |
| Declaration in FORM BFile: Affidavit cum declaration Form B.pdf | 23 Jan 2024 |
| CERSAI detailsFile: CERSAI declaration.pdf | 23 Jan 2024 |
| Proforma of Allotment letterFile: Allotment Letter 78 LAKE.pdf | 23 Jan 2024 |
| Deviation Report with respect to Allotment letterFile: Deviation Report.pdf | 23 Jan 2024 |
Comparing a few projects?
You have opened several on ReraGenie. A free account keeps them in one list with their booking and possession figures, and puts two to six of them side by side.
How this compares with Mumbai Suburban
Computed across the 6,700+ Mumbai Suburban projects on ReraGenie, from their own filings.
Free monthly report: Mumbai on MahaRERA, month by month. What registered each month, this city against the other six, the possession pipeline and the pincode micro-markets, from these same filings.
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
- All 80 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
Only want to be told when something changes?
- 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
- A summary of everything that changed when the 90 days end
Keep 78 LAKE TOWN on your shortlist
Saving puts this project on your dashboard with its booking and possession figures, ready to place side by side with up to five others. A free account also gets our weekly market digest by email.
Other projects near BHANDUP WEST MUMBAI6,700+ in Mumbai Suburban
LIVSMART KURLA
D. K. REALTY (INDIA) PVT. LTD.
MOONGIPA ARCADE
MOONGIPA REALTY PRIVATE LIMITED
LINKBAY RESIDENCES PHASE I
PORTSMOUTH BUILDCON PRIVATE LIMITED
Purva Estrella
Puravankara Ltd
Transcon Triumph Tower 2
Transcon Triumph Phase 2 Private Limited
Sunbeam Heights
Sun Beam High Tech Developers Private Limi
See every Mumbai Suburban project, with the district possession charts
Builder: ANIRDESH DEVELOPERS PRIVATE LIMITED
ANIRDESH DEVELOPERS PRIVATE LIMITED has 1 registration on MahaRERA, including 78 LAKE TOWN. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Mumbai Suburban district page.
Frequently asked questions
What are my rights if 78 LAKE TOWN is delayed beyond 1 Feb 2029?
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 78 LAKE TOWN?
The registered promoter entity is ANIRDESH DEVELOPERS PRIVATE LIMITED, a company as per the filing. Its CIN U70200MH2019PTC331121 and GSTIN 27AASCA7788A1Z7 can be cross-checked on the MCA and GST portals. 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 78 LAKE TOWN?
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 78 LAKE TOWN?
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 78 LAKE TOWN?
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 78 LAKE TOWN?
The professionals named in the filing: Architect: PRASHANT SUTARIA; Architect: Design Crest; Engineer: SANTOSH PANDIT; Engineer: Yogesh Jayanta Patil; Chartered Accountant: B S M S AND COMPANY; Chartered Accountant: PANKAJ DARKAR & ASSOCIATES. 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 78 LAKE TOWN?
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; the promoter's record on their other projects, not just this one; whether construction progress keeps pace with sales in the coming quarters. The Rs 499 buyer report works through all of them from the filings.
Get the buyer report · Rs 499 See a real one first
Studying this micro-market rather than buying a flat? The developer project analysis, Rs 2,999, maps every registration within 5 km from filed coordinates, reads what this market absorbs, prices the parcel and takes the promoter's whole book apart. See a complete sample.
Spotted something wrong on this page, or want to tell us what would make it more useful? Every page here is built from what the promoter filed on MahaRERA, and we read every report.
Report an error Share feedback