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BARBET at L and T Realty Elixir Reserve
By Larsen & Toubro Ltd. (Realty Division)
RG-MH-31885 · RERA PR1180002500072 · Last updated on MahaRERA portal: 20 Apr 2026
Source: official MahaRERA filing
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Red flags
- Litigation declared, 2 cases
Clear
- No complaints on record
- Completion date never moved
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
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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BARBET at L and T Realty Elixir Reserve is a Residential / Group Housing project by Larsen & Toubro Ltd. (Realty Division) in Mumbai Suburban, Maharashtra, registered with MahaRERA as PR1180002500072 on 12 Jun 2025. Possession is promised by 31 Jul 2029. 27 of the 241 units on this registration are recorded sold or booked, and 1 of 11 construction stages are filed complete.
At a glance
Project
- NameBARBET at L and T Realty Elixir Reserve
- TypeResidential / Group Housing
- Location
- Saki VIhar Road
- Powai
- Paspoli
- Kurla
- Mumbai Suburban
- 400072
- Pincode400072
- MapView location on Google Maps (as filed on RERA)
- RERA no.PR1180002500072
- ReraGenie IDRG-MH-31885
Builder
- NameLarsen & Toubro Ltd. (Realty Division)
- Entity typeCompany
- CINL99999MH1946PLC004768
- GSTIN27AAACL0140P5ZF
- GSTIN is from this promoter's other MahaRERA registrations. This project's own filing does not repeat it.
- Chairman & Managing DirectorSekharipuram Narayanan Subrahmanyan
- President, Whole-time Director & CFORamamurthi Shankar Raman
- Whole-time Director & President (Energy)Subramanian Sudarsanam Sarma
- Whole time Director and Senior ExecutivesSudhindra Vasantrao Desai, Tharayil Madhava Das
- Whole-time Director & Senior ExecutiveAnil Vithal Parab
- Other registrations24 more →
- Completed7 of 25
- No longer live3 lapsed, de-registered or revoked
- Declared earlier projects30 →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on12 Jun 2025
- Promised completion31 Jul 2029
- Revised completionNone
- Buildings1 building record
- Documents filed42 files
Current status
Figures as on 20 Apr 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| T-6 | NA | 30 | 25 | 241 | 0 | 241 |
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 20 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.
1 of 11 construction stages are filed complete. The stage furthest along is Basement (if any), at 33%.
T-6: 12% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 33% |
| Podiums (if any) | 0% |
| Plinth | 0% |
| Stilt Floor | 0% |
| 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 20 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 | 0% |
| Water Supply | No | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | No | 0% |
| Storm Water Drains | No | 0% |
| Landscaping & Tree Planting | No | 0% |
| Street Lighting | No | 0% |
| Community Buildings | No | 0% |
| Treatment And Disposal Of Sewage And Sullage Water | No | 0% |
| Solid Waste Management And Disposal | No | 0% |
| Water conservation /Rain water harvesting | No | 0% |
| Energy managemcnt | No | 0% |
| Fire protection and fire safety requirements | No | 0% |
| Electrical meter room, sub-station, receiving station | No | 0% |
| Aggregate area of recreational Open Space | No | 0% |
| Open Parking | No | 0% |
Parking filed186
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 |
|---|---|---|---|
| T-6 | NA | Rs 100.00 cr | Rs 6.21 cr |
| - | NA | Rs 54.00 cr | Rs 23.68 cr |
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 | Sandeep Madhav Shikre |
| Engineer | Swapnil Joshi |
| Engineer | ANKUR JADHAV |
| Chartered Accountant | Urmit Shah |
| Chartered Accountant | M S K A & Associates |
| Partner | Role in project |
|---|---|
| Larsen & Toubro Ltd. (Realty Division) | - |
Litigation declared2
| Case | Court | Status |
|---|---|---|
| 9486/2019 | HIGH COURT OF JUDICATURE AT BOMBAY | Ongoing |
| 1541/2017 | HIGH COURT OF JUDICATURE AT BOMBAY | Ongoing |
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 reportNot on the file
A lawyer's report on who owns the land and what is registered against it.
- Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 28 Jul 2025 - 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 Jul 2025 - Commencement CertificateNot on the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
- 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 Jul 2029
Documents filed42
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 - Barbet.pdf | 20 Apr 2026 |
| Withdrawal Update Form 1File: Form 1 - Barbet.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: BP-50C26_20260418_180742.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: BP-50C26_20260418_180742.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 with Table C_Q4_FY 25-26_BARBET.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 with Table C_Q4_FY 25-26_BARBET.pdf | 20 Apr 2026 |
| Form 2A (FY 2025-2026)File: Form 2A ER March 26 BARBET.pdf | 19 Apr 2026 |
| Withdrawal Update Form 1File: Form1-T6-Barbet-signed.pdf | 20 Jan 2026 |
| Withdrawal Update Form 1File: Form1-T6-Barbet-signed.pdf | 20 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 BARBET ER Q3 2526-signed.pdf | 20 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 BARBET ER Q3 2526-signed.pdf | 20 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 with Table C_Q3_FY 25-26_BARBET.pdf | 20 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 with Table C_Q3_FY 25-26_BARBET.pdf | 20 Jan 2026 |
| Withdrawal Update Form 1File: Form-1-Barbet.pdf | 17 Oct 2025 |
| Withdrawal Update Form 2File: RERA Form 2 BARBET.pdf | 17 Oct 2025 |
| Withdrawal Update Form 3File: Form-3-Barbet.pdf | 17 Oct 2025 |
| Layout approvalFile: Amended Plan Approval.pdf | 28 Jul 2025 |
| Layout approvalFile: Block Layout Plan.pdf | 28 Jul 2025 |
| Building plan approvalFile: 1-Basement-3.pdf | 28 Jul 2025 |
| Building plan approvalFile: 2-Basement-2.pdf | 28 Jul 2025 |
| Building plan approvalFile: 3-Basement-1-Ground Floor.pdf | 28 Jul 2025 |
| Building plan approvalFile: 4-Upper Ground Floor-Podium-1.pdf | 28 Jul 2025 |
| Building plan approvalFile: 5-Stilt Floor.pdf | 28 Jul 2025 |
| Building plan approvalFile: 6-Floors-1-4,7-11,14-18,21-25.pdf | 28 Jul 2025 |
| Building plan approvalFile: 7-Floors-5,12,19.pdf | 28 Jul 2025 |
| Building plan approvalFile: 8-Floors-6,13,20.pdf | 28 Jul 2025 |
| Building plan approvalFile: 9-Section-F.pdf | 28 Jul 2025 |
| Withdrawal Update Form 1File: Form-1-Barbet.pdf | 22 Jul 2025 |
| Withdrawal Update Form 2File: Form-2-Barbet.pdf | 22 Jul 2025 |
| Withdrawal Update Form 3File: Form-3-Barbet.pdf | 22 Jul 2025 |
| Building plan approvalFile: 6-Floors-1-4,6-11,13-18,20-26.pdf | 7 Jun 2025 |
| Declaration and undertaking (Annexure A)File: Order 50 declaration T6.pdf | 13 May 2025 |
| Building plan approvalFile: 1-Basement-3.pdf | 8 May 2025 |
| Building plan approvalFile: 2-Basement-2.pdf | 8 May 2025 |
| Building plan approvalFile: 3-Basement-1-Ground Floor.pdf | 8 May 2025 |
| Building plan approvalFile: 4-Upper Ground Floor-Podium-1.pdf | 8 May 2025 |
| Building plan approvalFile: 5-Stilt Floor.pdf | 8 May 2025 |
| Building plan approvalFile: 7-Floors-5,12.pdf | 8 May 2025 |
| Building plan approvalFile: 8-Floors-19,Terrace.pdf | 8 May 2025 |
| Building plan approvalFile: 9-Section.pdf | 8 May 2025 |
| Building plan approvalFile: 10-Index.pdf | 8 May 2025 |
| Layout approvalFile: 1-BLOCK PLAN -T6.pdf | 8 May 2025 |
Promoter's earlier projects12
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 |
|---|---|---|---|---|---|---|
| Emerald Isle - T16P51800013504 | Kurla, Mumbai Suburban | 127 | Oct 2017 | Ongoing | Dec 2024Registered original: Dec 2023 | Not delivered |
| Test | Test | 1 | - | Ongoing | Nov 2024 | Not delivered |
| Emerald Isle - T15 | Saki Vihar Road Powai | 208 | - | Completed | Jun 2023 | Jun 2023 |
| Emerald Isle - T10 | Saki Vihar Road Powai | 203 | - | Completed | Jun 2023 | Jun 2023 |
| Emerald Isle - T9 | Saki Vihar Road Powai | 150 | - | Completed | Jun 2021 | Apr 2021 |
| Emerald Isle - T8 | Saki Vihar Road Powai | 72 | - | Completed | Dec 2018 | Dec 2018 |
| Emerald Isle - T7 | Saki Vihar Road Powai | 72 | - | Completed | Jun 2018 | Apr 2018 |
| Emerald Isle - T4, T5, T6 | Saki Vihar Road Powai | 371 | - | Completed | Jun 2018 | Sep 2017 |
| EMERALD ISLE TOWER 3 | LT Emerald Isle Near LT Business Park Saki Vihar Road Powai 400072 | 139 | - | Completed | Aug 2016 | Jul 2016 |
| EMERALD ISLE TOWER 2 | LT Emerald Isle Near LT Business Park Saki Vihar Road Powai 400072 | 93 | - | Completed | Aug 2016 | Jul 2016 |
| EMERALD ISLE TOWER 1 | LT Emerald Isle Near LT Business Park Saki Vihar Road Powai 400072 | 42 | - | Completed | Aug 2016 | Jul 2016 |
| Sanofi | Sanofi House No 117B Near L&T Business Park Saki Vihar Road Mumbai 400072 | 1 | - | Completed | Mar 2015 | Mar 2015 |
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How this compares with Mumbai Suburban
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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.
- 1 condition on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 24 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 42 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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- 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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See every Mumbai Suburban project, with the district possession charts
Builder: Larsen & Toubro Ltd. (Realty Division)
Larsen & Toubro Ltd. (Realty Division) has 25 registrations on MahaRERA, including Emerald Isle - T7 and Emerald Isle - T8. Its filings disclose 30 earlier MahaRERA projects: declares 19 of 19 past projects completed on time. Litigation is declared on 14 of its registrations. Read the full track record. See more projects on the Mumbai Suburban district page.
Frequently asked questions
What are my rights if BARBET at L and T Realty Elixir Reserve is delayed beyond 31 Jul 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 BARBET at L and T Realty Elixir Reserve?
The registered promoter entity is Larsen & Toubro Ltd. (Realty Division), a company as per the filing. Its CIN L99999MH1946PLC004768 and GSTIN 27AAACL0140P5ZF 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 BARBET at L and T Realty Elixir Reserve?
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 BARBET at L and T Realty Elixir Reserve?
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 BARBET at L and T Realty Elixir Reserve?
The professionals named in the filing: Architect: Sandeep Madhav Shikre; Engineer: Swapnil Joshi; Engineer: ANKUR JADHAV; Chartered Accountant: Urmit Shah; Chartered Accountant: M S K A & 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 BARBET at L and T Realty Elixir Reserve?
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; how the declared litigation on this registration affects your risk; 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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