Home / Browse projects / Mumbai Suburban, Maharashtra / AVISA BY S RAHEJA
AVISA BY S RAHEJA
RG-MH-41161 · RERA P51800047928 · Last updated on MahaRERA portal: 22 Mar 2025
Source: official MahaRERA filing
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Red flags
- Registration lapsed
- Possession 12 months past the filed date
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- Separate project account declared
- Allotment letter follows the model form
2 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.
AVISA BY S RAHEJA is a Residential / Group Housing project by S. RAHEJA LOFTS LLP in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800047928 on 1 Dec 2022. Possession was promised by 31 Oct 2025 and is now 12 months past that date.
At a glance
Project
- NameAVISA BY S RAHEJA
- TypeResidential / Group Housing
- Location
- PERRY CROSS ROAD
- BANDRA WEST MUMBAI
- Andheri
- Mumbai Suburban
- 400050
- Pincode400050
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51800047928
- ReraGenie IDRG-MH-41161
Builder
- NameS. RAHEJA LOFTS LLP
- Entity typeOthers
- GSTIN27AEOFS6962F1ZF
- Named personsRAMKRISHNA RAHEJA, SHYAM G RAHEJA
- Declared earlier projects9 →
Key dates
Key facts
Registration and timeline
- StatusRegistration lapsed
- Registered on1 Dec 2022
- Promised completion31 Oct 2025
- Revised completionNone
- Buildings1 building record
- Documents filed50 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| AVISA | NA | 29 | 0 | 0 | 0 | 0 |
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 22 Mar 2025, 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.
6 of 11 construction stages are filed complete. The stage furthest along is External plumbing and external plaster, at 65%.
AVISA: 69% 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 | 50% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 45% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 65% |
| 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 22 Mar 2025, 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 | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | Yes | 0% |
| 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 | Yes | 0% |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | No | Not applicable |
| 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 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 ownership1
MahaRERA does not publish landowner contact details. MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
| Landowner | Village | District |
|---|---|---|
| LALIT PRAKASH COOPERATIVE HOUSING SOCIETY LIMITED | Andheri | 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.
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 | J T WATNANI |
| Architect | RUSHIKESH PHADKAR |
| Engineer | J W CONSULTANTS |
| Chartered Accountant | A N J & CO AMIT NARESH JAIN |
| Chartered Accountant | PRAKASH B. SHETH |
| Partner | Role in project |
|---|---|
| S. RAHEJA LOFTS LLP | - |
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 21 Oct 2022 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 21 Oct 2022 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 21 Oct 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 21 Oct 2022Confirm the Commencement Certificate covers the specific floor you are buying. - Occupancy CertificateNot on the file
The legal go-ahead to move in. It comes at the end, so its absence on a project still under construction is expected.
Documents filed50
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 |
|---|---|
| Disclosure of sold/ booked inventoryFile: Avisa sold unsold 20th March 2025.pdf | 22 Mar 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 avisa 19th March 2025.pdf | 20 Mar 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: form 3 avisa 17th March 2025.pdf | 20 Mar 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 avisa 17th March 2025.pdf | 20 Mar 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 dated 7th Jan 2025 Avisa.pdf | 9 Jan 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Form 5 - Avisa 31st March 2024.pdf | 27 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Engineer Certificate - AVISA - Dec 12, 2024 (2).pdf | 16 Dec 2024 |
| Disclosure of sold/ booked inventoryFile: Avisa Sold unsold Nov 2024.pdf | 28 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 S Raheja Lofts LLP.pdf | 26 Nov 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2A - AVISA.pdf | 15 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate 8th Oct 2024.pdf | 17 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 Engineer Certificate AVISA 7th Aug 2024.pdf | 12 Aug 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA Certificate - Avisa 15th July 2024.pdf | 24 Jul 2024 |
| Disclosure of sold/ booked inventoryFile: Avisa - Sold unsold - July 2024.pdf | 11 Jul 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate 7th July 2024.pdf | 10 Jul 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Form 1 - Avisa 7th April 2024.pdf | 11 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Certificate - Form 2 - Avisa.pdf | 18 Jan 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2 A Engineer Quality Assurance Certificate 2022-2023.pdf | 18 Jan 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate - Form 1 - AVISA - 12 JANUARY 2024.pdf | 16 Jan 2024 |
| Disclosure of sold/ booked inventoryFile: Avisa - Sold unsold.pdf | 9 Jan 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Avisa.pdf | 9 Jan 2024 |
| Disclosure of sold/ booked inventoryFile: AVISA - SOLD UNSOLD - 15th Aug 2023.pdf | 23 Oct 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Revised Form 5 - Avisa 31st March 2023.pdf | 17 Oct 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Form 5 - Audit Report - S Raheja Lofts LLP - AVISA.pdf | 12 Oct 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 Engineers Certificate 12th August 2023.pdf | 28 Aug 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - CA Certificate 11th August 2023.pdf | 28 Aug 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Architect Certificate 24th August 2023.pdf | 25 Aug 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: Avisa Rera Form 2 A Cert 6TH March 2023.pdf | 12 Apr 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Avisa 13th February 2023.pdf | 15 Feb 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: New Form -2 Engineers Certificate AVISA Lalit Prakash 01February2023.pdf | 7 Feb 2023 |
| Proforma of Allotment letterFile: Allotment Letter - Avisa (1)_compressed.pdf | 16 Nov 2022 |
| Layout approvalFile: Avisa_compressed.pdf | 21 Oct 2022 |
| Layout approvalFile: Lalit Prakash - IOD.pdf | 21 Oct 2022 |
| Building plan approvalFile: Lalit Prakash - IOD Drawings Plans.pdf | 21 Oct 2022 |
| PAN CardFile: Lofts - EPAN.pdf | 21 Oct 2022 |
| Copy of the legal title reportFile: Legal Title Report - Avisa.pdf | 21 Oct 2022 |
| Details of encumbrances concerned to FinanceFile: No Emcumbrance Certificate - Legal - Avisa.pdf | 21 Oct 2022 |
| Details of encumbrances concerned to LegalFile: No Emcumbrance Certificate - Legal - Avisa.pdf | 21 Oct 2022 |
| Copy of Layout Approval (in case of layout)File: Lalit Prakash - IOD.pdf | 21 Oct 2022 |
| Copy of Layout Approval (in case of layout)File: Avisa_compressed.pdf | 21 Oct 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: Lalit Prakash - IOD Drawings Plans.pdf | 21 Oct 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: Lalit Prakash - Commencement Certificate.pdf | 21 Oct 2022 |
| Declaration about Commencement CertificateFile: Declaration About Commencement Certificate - Avisa.pdf | 21 Oct 2022 |
| Declaration in FORM BFile: Affidavit Cum Declaration - Avisa.pdf | 21 Oct 2022 |
| CERSAI detailsFile: CERSAI_Search_Report_200250429068_For_Asset_Based_Search_21_10_2022_17_49_06_281.pdf | 21 Oct 2022 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA Certificate - Avisa_compressed.pdf | 21 Oct 2022 |
| Proforma of Agreement for saleFile: RERA Agreement.pdf | 21 Oct 2022 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Declaration About Separate Bank Account - Avisa.pdf | 21 Oct 2022 |
| Deviation Report with respect to Allotment letterFile: Deviation Report - Avisa.pdf | 21 Oct 2022 |
| Deviation Report with respect to model copy of AgreementFile: Deviation Report - Lalit Prakash.pdf | 21 Oct 2022 |
Promoter's earlier projects9
As disclosed by the promoter in this filing. Where a row names its RERA number, the project links to its own page and the location and registration date are read from that registration.
| Project | Location | Flats | Registered | Status | Promised | Delivered |
|---|---|---|---|---|---|---|
| NEW LIGHTP51800024620 | KHAR WEST MUMBAI, Mumbai Suburban | 72 | Feb 2020 | Certificate Signed | Dec 2025 | Dec 2022 |
| HINDUJA HOSPITAL S-2 | HINDUJA HOSPITAL MAHIM WEST MUMBAI | - | - | Completed | Dec 2018 | Dec 2018 |
| SDS RAHEJA RESIDENCY | 21-31 DARIYA ASHRAM PANCHKOSHI ROAD PANDEYPUR VARANASI | 140 | - | Completed | Jan 2018 | Late, Mar 2018 |
| SHREE POOJA VII | MODEL TOWN SOC GULMOHAR CROSS ROAD NO.7 JVPD SCHEME VILE PARLE WEST MUMBAI | 6 | - | Completed | Nov 2017 | Late, Feb 2018 |
| SANTACRUZ SAPPHIRE | PLOT NO 194 TPS IV JUNCTION OF EAST AVENUE AND MAIN AVENUE SANTACRUZ WEST MUMBAI | 22 | - | Completed | Apr 2017 | Late, Jul 2017 |
| NATRAJ MADHU PARK | PLOT NO 260 11TH ROAD OPP. MADHU PARK KHAR WEST MUMBAI | 18 | - | Completed | Oct 2016 | Aug 2016 |
| GURUKRIPA KALINA NAPHANAGAR CHSL | OPP CANARA BANK KALINA SANTACRUZ EAST MUMBAI | 35 | - | Completed | Oct 2016 | Oct 2016 |
| HARI BHUVAN | KHAR PALI ROAD KHAR WEST MUMBAI | 9 | - | Completed | Aug 2015 | Late, Sep 2015 |
| RAHEJA PRIME | VILLAGE TEMBHODE OPP TEMBHODE BUS STOP SATPATI ROAD PALGHAR WEST | 48 | - | Completed | Jan 2014 | Late, Apr 2014 |
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Buyer report
Built from this project's filings on the day you order, in plain language.
- 2 conditions on this project's record read and explained, with the clear checks alongside
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- All 50 filed documents as one ZIP, foldered, with a manifest
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Builder: S. RAHEJA LOFTS LLP
S. RAHEJA LOFTS LLP has 1 registration on MahaRERA, including AVISA BY S RAHEJA. Its filings disclose 9 earlier MahaRERA projects: declares 4 of 9 past projects completed on time. Read the full track record. See more projects on the Mumbai Suburban district page.
Frequently asked questions
What does it mean that AVISA BY S RAHEJA shows as registration lapsed on MahaRERA?
A registration runs until the completion date the promoter declared. If the project is neither completed nor extended by then it lapses, and a de-registration or revocation ends it by order. In every case the promoter may no longer legally advertise, market or sell in the project, and the Authority can act under section 7 against a defaulting promoter. What it does not do is cancel an agreement for sale you have already signed, or extinguish your section 18 right to delay interest or refund; those run from your agreement, not from the registration. Get the current position from the promoter in writing, verify it on the MahaRERA portal, and take legal advice before paying any further instalment.
What are my rights if AVISA BY S RAHEJA is delayed beyond 31 Oct 2025?
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 AVISA BY S RAHEJA?
The registered promoter entity is S. RAHEJA LOFTS LLP, an others as per the filing. Its GSTIN 27AEOFS6962F1ZF 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 AVISA BY S RAHEJA?
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 AVISA BY S RAHEJA?
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 AVISA BY S RAHEJA?
The professionals named in the filing: Architect: J T WATNANI; Architect: RUSHIKESH PHADKAR; Engineer: J W CONSULTANTS; Chartered Accountant: A N J & CO AMIT NARESH JAIN; Chartered Accountant: PRAKASH B. SHETH. 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 AVISA BY S RAHEJA?
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.
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