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AAYESHA PALACE
RG-MH-21801 · RERA P51900023852 · Last updated on MahaRERA portal: 30 Apr 2026
Source: official MahaRERA filing
Or get an email each time it changes, with the project watch
Red flags
- 2 complaints at MahaRERA
- Completion date moved by 48 months
- 3 extensions taken
Clear
- No litigation declared
- No encumbrance on the project land
- 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: .Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
AAYESHA PALACE is a Residential / Group Housing project by ZOEB ENTERPRISES in PAREL, 400012, registered with MahaRERA as P51900023852 on 7 Jan 2020. Possession is promised by 31 Dec 2027. The completion date has moved by 48 months from the original filing. 13 of the 162 units on this registration are recorded sold or booked, and 7 of 11 construction stages are filed complete. 2 complaints are on record with the regulator.
At a glance
Project
- NameAAYESHA PALACE
- TypeResidential / Group Housing
- Location
- ADAM MISTRY LANE
- PAREL
- 400012
- Pincode400012
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51900023852
- ReraGenie IDRG-MH-21801
Builder
- NameZOEB ENTERPRISES
- Entity typePartnership
- PartnerRUBINA MOHD ASLAM ANSARI
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on7 Jan 2020
- Promised completion31 Dec 2027
- Revised completionRevised to 31 Dec 2027 (originally 30 Dec 2023)
- Buildings1 building record
- Documents filed185 files
Current status
Figures as on 30 Apr 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| AAYESHA PALACE | NA | 23 | 23 | 162 | 0 | 162 |
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 30 Apr 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.
7 of 11 construction stages are filed complete. The stage furthest along is Sanitary Fittings within the flats / premises, at 95%.
AAYESHA PALACE: 98% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 100% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 100% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 100% |
| Sanitary Fittings within the flats / premises | 95% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 95% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 95% |
| 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. | 95% |
Progress on shared amenities15
As on 30 Apr 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 | No | Not applicable |
| Water Supply | Yes | 50% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 50% |
| Storm Water Drains | Yes | 100% |
| Landscaping & Tree Planting | No | Not applicable |
| Street Lighting | No | Not applicable |
| Community Buildings | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | No | Not applicable |
| Solid Waste Management And Disposal | No | Not applicable |
| Water conservation /Rain water harvesting | Yes | 90% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 0% |
| Electrical meter room, sub-station, receiving station | Yes | 50% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed1
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
Declared none is the promoter's own declaration to the regulator, not a title search. A search at the sub-registrar is what confirms it.
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 |
|---|---|---|---|
| AAYESHA PALACE | NA | Rs 27.00 cr | Rs 26.09 cr |
Certifying professionals and partners6
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | QURESHI AND ASSOCIATES |
| Engineer | ZZ CONSULTANT |
| Engineer | Mohammed Monis Ansari |
| Chartered Accountant | SHAFI AHMED SIDDIQUI |
| Chartered Accountant | MEHJABEEN NADEEM BAMNE |
| Chartered Accountant | ABDUL HALIM SIDDIQUI |
| Partner | Role in project |
|---|---|
| ZOEB ENTERPRISES | - |
Extensions applied for3
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterProject CC for Approved number of Floors from 17th to 22nd on 13-11-2022. Therefore, the time for Constructing the additional 5 Floors is taking time. There is delay on part of MCGM to issue CC on time.
Reason as filed by the promoterDear Sir/Ma’am, I, Mr. Mohammed Alam Abdul Majid Ansari, hereby declare the following with respect to the project “AAYESHA PALACE” bearing registration number P51900023852 registered under MahaRERA 1. Status of Work Completed: We are pleased to inform you that we have completed the full RCC (Reinforced Cement Concrete) work for the building. Currently, we are undertaking the finishing work, which includes plastering, flooring, electrical fittings, and other essential internal and external works. 2. Expected Timeline for Completion: We are committed to completing all balance works and applying
Reason as filed by the promoterDear Sir/Ma’am, I, Mr. Mohammed Alam Abdul Majid Ansari, hereby declare the following with respect to the project “AAYESHA PALACE” bearing registration number P51900023852 registered under MahaRERA 1. Status of Work Completed: We are pleased to inform you that we have completed the 100% RCC (Reinforced Cement Concrete) work for the building. Currently, we are undertaking the finishing work, which includes plastering, flooring, electrical fittings, and other essential internal and external works. 2. Expected Timeline for Completion: We are committed to completing all balance works and applying
Complaints filed with MahaRERA2
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC006000000192528 | SHAKEEL AHMED MOHAMMED YUNUS | ZOEB ENTERPRISES | 10/02/2020 |
| CC006000000397480 | Chirag Gohil | AAYESHA PALACE (Zoeb Enterprises) | 13/09/2023 |
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 6 Jan 2020 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 17 Nov 2023 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 25 Dec 2019 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 15 Oct 2023Confirm 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 2027
Documents filed185
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 185 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 1 Q4.pdf | 30 Apr 2026 |
| Withdrawal Update Form 2File: Form 2 Q4.pdf | 30 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 25-26 Q3_11zon.pdf | 30 Apr 2026 |
| Form 2A (FY 2025-2026)File: Form 2A.pdf | 30 Apr 2026 |
| Form 1File: Form 1 Q4 - 19-20.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q4 - 19-20.pdf | 25 Feb 2026 |
| Form 3File: Form 3 19-20 Q4.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 19-20 Q4.pdf | 25 Feb 2026 |
| OthersFile: Form 2A 19-20.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q1 - 20-21.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q1 - 20-21.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q1 - 20-21.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 20-21 Q1.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q2 - 20-21.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q2 - 20-21.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q2 - 20-21.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 20-21 Q2.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q3 - 20-21.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q3 - 20-21.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q3 - 20-21.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 20-21 Q3.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q4 - 20-21.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q4 - 20-21.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q4 - 20-21.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 20-21 Q4.pdf | 25 Feb 2026 |
| OthersFile: Form 2A 20-21.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q1 - 21-22.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q1 - 21-22.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q1 - 21-22.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 21-22 Q1.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q2 - 21-22.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q2 - 21-22.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q2 - 21-22.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 21-22 Q2.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q3 - 21-22.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q3 - 21-22.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q3 - 21-22.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 21-22 Q3.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q4 - 21-22.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q4 - 21-22.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q4 - 21-22.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 21-22 Q4.pdf | 25 Feb 2026 |
| OthersFile: Form 2A 21-22.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q1 - 22-23.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q1 - 22-23.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q1 - 22-23.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 22-23 Q1.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q2 - 22-23.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q2 - 22-23.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q2 - 22-23.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 22-23 Q2.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q3 - 22-23.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q3 - 22-23.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q3 - 22-23.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 22-23 Q3.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q4 - 22-23.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q4 - 22-23.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q4 - 22-23.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 22-23 Q4.pdf | 25 Feb 2026 |
| OthersFile: Form 2A 22-23.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q1 - 23-24.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q1 - 23-24.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q1 - 23-24.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 23-24 Q1.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q2 - 23-24.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q2 - 23-24.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q2 - 23-24.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 23-24 Q2.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q3 - 23-24.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q3 - 23-24.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q3 - 23-24.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 23-24 Q3.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q4 - 23-24.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q4 - 23-24.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q4 - 23-24.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold 23-24 Q4.pdf | 25 Feb 2026 |
| OthersFile: Form 2A 23-24.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Q1 - 24-25.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Q1 - 24-25.pdf | 25 Feb 2026 |
| Form 3File: Form 3 Q1 - 24-25.pdf | 25 Feb 2026 |
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Buyer report
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- 3 conditions on this project's record read and explained, with the clear checks alongside
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- All 185 filed documents as one ZIP, foldered, with a manifest
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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
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Filed coordinates, straight-line distance. 53 registered projects within 2 km.
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Builder: ZOEB ENTERPRISES
ZOEB ENTERPRISES has 1 registration on MahaRERA, including AAYESHA PALACE. Its filings disclose no earlier MahaRERA projects. Read the full track record.
Frequently asked questions
What are my rights if AAYESHA PALACE is delayed beyond 31 Dec 2027?
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 AAYESHA PALACE?
The registered promoter entity is ZOEB ENTERPRISES, a partnership 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 AAYESHA PALACE?
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 AAYESHA PALACE?
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 AAYESHA PALACE?
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 AAYESHA PALACE?
The professionals named in the filing: Architect: QURESHI AND ASSOCIATES; Engineer: ZZ CONSULTANT; Engineer: Mohammed Monis Ansari; Chartered Accountant: SHAFI AHMED SIDDIQUI; Chartered Accountant: MEHJABEEN NADEEM BAMNE; Chartered Accountant: ABDUL HALIM SIDDIQUI. 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 AAYESHA PALACE?
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; why the completion date was revised and what the new timeline depends on. The Rs 499 buyer report works through all of them from the filings.
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