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BALAJI EXOTICA-PHASE 1
By BALAJI WORLD
RG-MH-71845 · RERA P51700015155 · Last updated on MahaRERA portal: 20 Sep 2022
Source: official MahaRERA filing
Red flags
- 1 complaint at MahaRERA
Clear
- No litigation declared
- Completion date never moved
- Separate project account declared
- Allotment letter follows the model form
- Recorded completed on MahaRERA
1 condition is 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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BALAJI EXOTICA-PHASE 1 is a Residential / Group Housing project by BALAJI WORLD in Thane, Maharashtra, registered with MahaRERA as P51700015155 on 2 Feb 2018. The registration is recorded completed; possession was promised by 30 Dec 2022. 1 complaint is on record with the regulator.
At a glance
Project
- NameBALAJI EXOTICA-PHASE 1
- TypeResidential / Group Housing
- Location
- MANGESHI HALL
- CHIKANGHAR
- Kalyan
- Thane
- 421301
- Pincode421301
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51700015155
- ReraGenie IDRG-MH-71845
Builder
- NameBALAJI WORLD
- Entity typePartnership
- PartnersSAGAR GUL PANJWANI, GUL JAIRAMDAS PANJWANI, SANTOSH JAIRAMDAS PANJWANI
- Other registrations3 more →
- Completed3 of 4
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on2 Feb 2018
- Promised completion30 Dec 2022
- Revised completionNone
- Buildings2 building records
- Documents filed51 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| BUILDING A | NA | 16 | 0 | 0 | 0 | 0 |
| BUILDING B | NA | 16 | 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 building2
As on 20 Sep 2022, 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.
20 of 22 construction stages are filed complete across 2 buildings. The stage furthest along is Podiums (if any), at 0%.
BUILDING A91%
| 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 | 100% |
| Sanitary Fittings within the flats / premises | 100% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 100% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 100% |
| 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. | 100% |
BUILDING B91%
| 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 | 100% |
| Sanitary Fittings within the flats / premises | 100% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 100% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 100% |
| 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. | 100% |
Progress on shared amenities15
As on 20 Sep 2022, 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 | 100% |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 100% |
| Storm Water Drains | Yes | 100% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 100% |
| 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 | 100% |
| Energy managemcnt | Yes | 100% |
| Fire protection and fire safety requirements | Yes | 100% |
| Electrical meter room, sub-station, receiving station | Yes | 100% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed26
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.
| Building | Closed/Covered | Total |
|---|---|---|
| BUILDING A | 25 | 25 |
| BUILDING B | 1 | 1 |
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 |
|---|---|---|
| ashish developers | Chikanghar | Thane |
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 partners3
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | ANIL R. NIRGUDE |
| Engineer | A R KHASNIS |
| Chartered Accountant | SUNNY BHAGIA |
| Partner | Role in project |
|---|---|
| BALAJI WORLD | - |
Complaints filed with MahaRERA1
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC006000000195791 | JANCY REJI THROUGHPOWER OF ATTORNEY HOLDER SHAJI YOHANNAN | BALAJI WORLD | 29/01/2021 |
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 Jan 2018 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 27 Jan 2018 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 28 Mar 2019 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 28 Mar 2019Confirm the Commencement Certificate covers the specific floor you are buying. - Occupancy CertificateOn 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.
uploaded 15 Jul 2021
Documents filed51
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 |
|---|---|
| Status of Formation of Legal Entity (Society/Co Op etc.)File: Society Registration Certificate.pdf | 20 Sep 2022 |
| Architect’s Certificate on Completion of Project (Form 4)File: Form 4 (Phase I).pdf | 7 Aug 2021 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form-1 certicate phase-I_Mar21.pdf | 31 Jul 2021 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form-2 certificate phase-I_Mar21.pdf | 31 Jul 2021 |
| Certificates of CA (Form 3)File: FORM3 MAR 2021 PhI.pdf | 31 Jul 2021 |
| Occupancy Certificate/ Completion Certificate/ Architect's certificate of completion for plotted developmentFile: Original OC Copy Phase I.pdf | 15 Jul 2021 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form1_31122020.pdf | 1 Mar 2021 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form2_31122020.pdf | 1 Mar 2021 |
| Certificates of CA (Form 3)File: Form3_Dec2020.pdf | 1 Mar 2021 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: Form 2A.pdf | 28 Feb 2021 |
| Certificates of CA (Form 3)File: form-3 ab march 20.pdf | 8 Oct 2020 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: form 5 ab.pdf | 8 Oct 2020 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: ARICHITECT CERTIFICATE 312119.pdf | 18 Feb 2020 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: ENGINEER CERTIFICATE 311219.pdf | 18 Feb 2020 |
| Certificates of CA (Form 3)File: FORM-3 A B 311219.pdf | 18 Feb 2020 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: ARCHITECT CERTIFICATE AS ON 30-9-19.pdf | 23 Dec 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer's Certificate.pdf | 23 Dec 2019 |
| Certificates of CA (Form 3)File: balaji world form-3 as on 30919.pdf | 23 Dec 2019 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: balaji world.pdf | 23 Dec 2019 |
| Certificates of CA (Form 5)File: balaji world.pdf | 30 Sep 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: architect certificate march19_compressed.pdf | 1 Aug 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: ARCHITEC CERTIFICATE JUNE19.pdf | 1 Aug 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer's Certificate march 19_compressed.pdf | 1 Aug 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer's Certificate_compressed.pdf | 1 Aug 2019 |
| Certificates of CA (Form 3)File: FORM-3 RERA ALAJI WORLD 31-03-19_compressed.pdf | 29 Jul 2019 |
| Certificates of CA (Form 3)File: FORM-3 RERA BALAJI WORLD JUNE 2019_compressed.pdf | 29 Jul 2019 |
| Proforma of Allotment letterFile: Allotment Letter-2BHK.pdf | 2 Apr 2019 |
| Proforma of Allotment letterFile: Revised Draft agreement.pdf | 2 Apr 2019 |
| Proforma of Allotment letterFile: Allotment Letter-1BHK.pdf | 2 Apr 2019 |
| Building plan approvalFile: 1.PDF | 28 Mar 2019 |
| Building Plan Approval (IOD)File: 1.PDF | 28 Mar 2019 |
| Commencement Certificates / NA Order for plotted developmentFile: revised commencement certificate Dt-20019_compressed.pdf | 28 Mar 2019 |
| OtherFile: 1.PDF | 22 Mar 2019 |
| OtherFile: revised commencement certificate Dt-20019_compressed.pdf | 22 Mar 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: MAHA RERA AC04019_compressed.pdf | 12 Mar 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: MahaRERA Certificate .pdf | 12 Mar 2019 |
| Certificates of CA (Form 3)File: FORM-3 BALAJI WORLD AS ON 30-09-2018-ilovepdf-compressed.pdf | 11 Jan 2019 |
| Certificates of CA (Form 5)File: REPORT ON STATEMENT OF ACCOUNTS.pdf | 15 Oct 2018 |
| Layout approvalFile: LAYOUT.pdf | 27 Jan 2018 |
| Building plan approvalFile: PLAN.pdf | 27 Jan 2018 |
| PAN CardFile: pan card.pdf | 27 Jan 2018 |
| Copy of the legal title reportFile: Search Report.pdf | 27 Jan 2018 |
| Details of encumbrancesFile: emcumbrance.pdf | 27 Jan 2018 |
| Copy of Layout Approval (in case of layout)File: LAYOUT.pdf | 27 Jan 2018 |
| Building Plan Approval (IOD)File: PLAN.pdf | 27 Jan 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: Commencement copy.pdf | 27 Jan 2018 |
| Declaration in FORM BFile: FORM-B-KALAYAN.pdf | 27 Jan 2018 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: arc certi.pdf | 27 Jan 2018 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: ENGINEER.pdf | 27 Jan 2018 |
| Certificates of CA (Form 3)File: CA CERTIFICATE.pdf | 27 Jan 2018 |
| Proforma of Allotment letterFile: agreement to sale n allotment letter.pdf | 27 Jan 2018 |
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Buyer report
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- 1 condition on this project's record read and explained, with the clear checks alongside
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- All 51 filed documents as one ZIP, foldered, with a manifest
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Filed coordinates, straight-line distance. 276 registered projects within 2 km.
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Builder: BALAJI WORLD
BALAJI WORLD has 4 registrations on MahaRERA, including BALAJI EXOTICA-PHASE 1 and BALAJI EXOTICA PHASE-II. Its filings disclose no earlier MahaRERA projects. Litigation is declared on 1 of its registrations. Read the full track record. See more projects on the Thane district page.
Frequently asked questions
What are my rights if BALAJI EXOTICA-PHASE 1 is delayed beyond 30 Dec 2022?
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 BALAJI EXOTICA-PHASE 1?
The registered promoter entity is BALAJI WORLD, 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 BALAJI EXOTICA-PHASE 1?
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 BALAJI EXOTICA-PHASE 1?
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 BALAJI EXOTICA-PHASE 1?
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 BALAJI EXOTICA-PHASE 1?
The professionals named in the filing: Architect: ANIL R. NIRGUDE; Engineer: A R KHASNIS; Chartered Accountant: SUNNY BHAGIA. 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 BALAJI EXOTICA-PHASE 1?
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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