Home / Browse projects / Palghar, Maharashtra / Aishani Royale
Aishani Royale
By Eskcays Estatess Private Limited
RG-MH-18402 · RERA P99000076873 · Last updated on MahaRERA portal: 23 May 2026
Source: official MahaRERA filing
Or get an email each time it changes, with the project watch
Red flags
- No red flags in this filing
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
Nothing adverse is on this record. The buyer report still reads the filed documents themselves, and places this filing against the promoter's 2 other registrations and every project registered within 2 km.
See what the report covers Free either way: or have every new Palghar 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.
Aishani Royale is a Residential / Group Housing project by Eskcays Estatess Private Limited in Palghar, Maharashtra, registered with MahaRERA as P99000076873 on 3 Jul 2024. Possession is promised by 30 Dec 2028. 6 of the 20 units on this registration are recorded sold or booked, and 5 of 11 construction stages are filed complete.
At a glance
Project
- NameAishani Royale
- TypeResidential / Group Housing
- Location
- Palghar
- 401404
- Pincode401404
- MapView location on Google Maps (as filed on RERA)
- RERA no.P99000076873
- ReraGenie IDRG-MH-18402
Builder
- NameEskcays Estatess Private Limited
- Entity typeCompany
- Managing DirectorKirtikumar Hemraj Bafna
- Other registrations2 more →
- Past their filed date1
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on3 Jul 2024
- Promised completion30 Dec 2028
- Revised completionNone
- Buildings1 building record
- Documents filed71 files
Current status
Figures as on 23 May 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Aishani Royale | NA | 6 | 6 | 20 | 0 | 20 |
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 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.
5 of 11 construction stages are filed complete. The stage furthest along is Staircases, at 75%.
Aishani Royale: 57% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 100% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 50% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 75% |
| 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 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 | 50% |
| Storm Water Drains | Yes | 0% |
| Landscaping & Tree Planting | No | Not applicable |
| Street Lighting | Yes | 0% |
| 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 | 0% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | No | Not applicable |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | Yes | 0% |
Parking filed5
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 ownership1
MahaRERA does not publish landowner contact details. 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.
| Landowner | Village | District |
|---|---|---|
| Neeta Prakash Lulla And Vanshita DInesh Lulla | Palghar | Palghar |
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 |
|---|---|---|---|
| Aishani Royale | NA | Rs 1.39 cr | Rs 83.53 lakh |
| - | NA | Rs 9.28 lakh | - |
Certifying professionals and partners5
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Chirag Bafna |
| Engineer | MRUDULA KALE |
| Chartered Accountant | B R Kotecha & Co |
| Chartered Accountant | SIDDHARTH BHUPENDRA GOGARI |
| Chartered Accountant | EESHA Bafna |
| Partner | Role in project |
|---|---|
| Eskcays Estatess Private Limited | - |
Complaints filed with MahaRERA
No complaints on record against this registration.
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 27 May 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 25 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 25 May 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 25 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 30 Dec 2028
Documents filed71
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 |
|---|---|
| Withdrawal Update Form 1File: Form 1_ARCH_Q4_2025-26_Aishani Royale (2).pdf | 23 May 2026 |
| Withdrawal Update Form 2File: Form 2_Q4_2025-26_Eng Certificate_Aishani Royale (1).pdf | 23 May 2026 |
| Withdrawal Update Form 3File: Form 3_CA_Q4_2025-26_Aishani Royale Dt 23_05_2026.pdf | 23 May 2026 |
| Form 2A (FY 2024-2025)File: EEPL-AISHANI ROYALE.pdf | 14 Feb 2026 |
| Form 1File: Form 1_ARCH_Q3_2025-26_Aishani Royale.pdf | 22 Jan 2026 |
| Form 2File: Form 2_Q3_2025-26_Eng Certificate_Aishani Royale.pdf | 22 Jan 2026 |
| Form 3File: Form 3_Q3_2025-26_CA_Aishani Royale_22012026.pdf | 22 Jan 2026 |
| Disclosure of Sold and Booked InventoryFile: Sold Inventory_Q3_FY2025-26_Aishani Royale_170126.pdf | 22 Jan 2026 |
| Form 1File: Form 1_ARCH_Q2_2025-26_Aishani Royale.pdf | 29 Nov 2025 |
| Form 2File: Form 2_Q2_2025-26_Eng Certificate_Aishani Royale.pdf | 29 Nov 2025 |
| Form 3File: Form 3_Q2_2025-26_Aishani Royale_01112025.pdf | 29 Nov 2025 |
| Disclosure of Sold and Booked InventoryFile: SOLD INVENTORY Q2_FY_2025-26_AISHANI ROYALE.pdf | 29 Nov 2025 |
| Form 5 (FY 2024-2025)File: FORM 5 FY 2024-25 EEPL AISHANI.pdf | 27 Sep 2025 |
| Form 1File: FORM 1_ARCH_Q4_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 2File: FORM 2_ENG_Q4_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 3File: FORM 3_CA_Q4_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: SOLD INVENTORY_Q4_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 1File: FORM 1_ARCH_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 2File: FORM 2_ENG_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 3File: FORM 3_CA_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: SOLD INVENTORY_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 1File: FORM 1_ARCH_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 2File: FORM 2_ENG_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 3File: FORM 3_CA_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: SOLD INVENTORY_Q3_FY2024-25_Aishani.pdf | 24 Aug 2025 |
| Form 1File: Form 1_Q1_2025-26_Aishani Royale.pdf | 3 Aug 2025 |
| Form 2File: Form 2_Q1_2025-26_Eng Certificate_Aishani Royale.pdf | 3 Aug 2025 |
| Form 3File: Form 3_Q1_2025-26_Aishani Royale_27072025.pdf | 3 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: SOLD INVENTORY Q1_FY_2025-26_AISHANI ROYALE.pdf | 3 Aug 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Q4 FY_24-25 Aishani Royale.pdf | 26 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form2 Q4_FY_24-25 Eng Certificate Aishani Royale 200425.pdf | 20 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: SOLD INVENTORY Q3_FY_2024-25 AISHANI ROYALE.pdf | 20 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form3_CACertificate_BK_Aishani Royale_Q4_2024-25_05042025.pdf | 19 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM 2 Engineer cert Q3 2425 AISHANI 06012025.pdf | 25 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate Aishani Royale Q32425.pdf | 14 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form3_CACertificate_BK_Aishani Royale_Q3_2024-25_120125 signed.pdf | 14 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Q3 SOLD INVENTORY AISHANI ROYALE .pdf | 14 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM Q1 AISHANI 1RERA.pdf | 29 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM 1 AISHANI Q2 2024 (1).pdf | 29 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form3_CACertificate_BK_Aishani Royale_Q2_FY24-25_26_10_24 signed.pdf | 29 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM 2 Engineer cert q2 AISHANI pdf.pdf | 29 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: SOLD INVENTORY AISHANI Q2.pdf | 29 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: FORM 5 FY 2023 24 - AISHANI ROYALE - Sign.pdf | 28 Oct 2024 |
| Other - LegalFile: SCANNED LDA OF NEETA LULLA 15 1-10pg_comp.pdf | 18 Jun 2024 |
| Other - LegalFile: SCANNED LDA OF NEETA LULLA 15 11-21pg_comp.pdf | 18 Jun 2024 |
| Other - LegalFile: SCANNED LDA OF NEETA LULLA 15 22-32pg_comp.pdf | 18 Jun 2024 |
| Other - LegalFile: SCANNED LDA OF NEETA LULLA 15 33-43pg_comp.pdf | 18 Jun 2024 |
| Other - LegalFile: SCANNED LDA OF NEETA LULLA 15 44-54pg_comp.pdf | 18 Jun 2024 |
| Other - LegalFile: SCANNED LDA OF NEETA LULLA 15 55-65pg_comp.pdf | 18 Jun 2024 |
| Other - TechnicalFile: Annexure A.pdf | 6 Jun 2024 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: CLatest_Declaration about separate bank account for real estate projects - aishani royale | 1 Jun 2024 |
| PAN CardFile: EEPL_Pan Card_compressed.pdf | 31 May 2024 |
| Copy of the legal title reportFile: legal title report - Aishani royale.pdf | 27 May 2024 |
| Declaration in FORM BFile: Form B Affidavit Cus Declaration Eskcays Estatess PVT LTD.pdf | 27 May 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: aishami ENGINEERS CERTIFICATE FORM - 2 3rd qt.pdf | 27 May 2024 |
| CERSAI detailsFile: Cersai Declaration for aishani royale.pdf | 27 May 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3_signed.pdf | 27 May 2024 |
| Details of encumbrances concerned to FinanceFile: Merged_declaration for no encumbrance finance - aishani royale.pdf | 26 May 2024 |
| Details of encumbrances concerned to LegalFile: Merged_declaration for no encumbrance finance - aishani royale.pdf | 26 May 2024 |
| Declaration about Commencement CertificateFile: declaration about commencement certificate - aishsni royale.pdf | 26 May 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: disclosure of interest in other real estate organizations - aishani royale.pdf | 26 May 2024 |
| Proforma of Agreement for saleFile: AFS.pdf | 26 May 2024 |
| Proforma of Allotment letterFile: Format of model allotment letter.pdf | 26 May 2024 |
| Deviation Report with respect to Allotment letterFile: declaration for no deviation from model from of allotment letter - aishani royale.pdf | 26 May 2024 |
| Deviation Report with respect to model copy of AgreementFile: declaration for no deviation from AFS - aishani royale.pdf | 26 May 2024 |
| Layout approvalFile: Ashani Mansion_Passing DWG_Sign VALID.pdf | 25 May 2024 |
| Building plan approvalFile: Ashani Mansion_Passing DWG_Sign VALID.pdf | 25 May 2024 |
| Copy of Layout Approval (in case of layout)File: Ashani Mansion_Passing DWG_Sign VALID.pdf | 25 May 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Ashani Mansion_Passing DWG_Sign VALID.pdf | 25 May 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: AISHANI Royale Commencement Certificate Dt 24_05_24.pdf | 25 May 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 comp.pdf | 25 May 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 Palghar
Computed across the 3,200+ Palghar projects on ReraGenie, from their own filings.
Free monthly report: Vasai-Virar and Palghar 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.
- Red flags and clear checks, the possession story, sanctions and sales, land and title, who you are dealing with
- Joined against the promoter's 2 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 71 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 Aishani Royale 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 Palghar3,200+ in Palghar
Filed coordinates, straight-line distance. 280 registered projects within 2 km.
Veena Samrajya-Sector-VIII
Veena Developers
Prithvi Anand Kuber Complex Phase 2
Prithvi Anand Housing and Land Developers
INFINIA PHASE 1
URBAN LAND SOLUTIONS
AV SMART CITY PHASE 1
ADITYA REALTORS
PRITHVI ANAND KUBER COMPLEX
Prithvi Anand Housing and Land Developers
OSTWAL IMPERIAL
SHREE OSTWAL BUILDERS LTD
See every Palghar project, with the district possession charts
Builder: Eskcays Estatess Private Limited
Eskcays Estatess Private Limited has 3 registrations on MahaRERA, including OSIAN ROYALE and Aishani Royale. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Palghar district page.
Frequently asked questions
What are my rights if Aishani Royale is delayed beyond 30 Dec 2028?
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 Aishani Royale?
The registered promoter entity is Eskcays Estatess Private 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 Aishani Royale?
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 current is the construction progress shown for Aishani Royale?
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 Aishani Royale?
The professionals named in the filing: Architect: Chirag Bafna; Engineer: MRUDULA KALE; Chartered Accountant: B R Kotecha & Co; Chartered Accountant: SIDDHARTH BHUPENDRA GOGARI; Chartered Accountant: EESHA Bafna. 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 Aishani Royale?
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