Home / Browse projects / Pune, Maharashtra / Bella Casa Royale Tower/Type O
Bella Casa Royale Tower/Type O
RG-MH-19219 · RERA P52100078291 · Last updated on MahaRERA portal: 27 Apr 2026
Source: official MahaRERA filing
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Red flags
- Rs 80.00 crore secured on the land, in favour of Aditya Birla Finance Limited
- The declared charge does not appear in the CERSAI report on the filing
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.
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Bella Casa Royale Tower/Type O is a Residential / Group Housing project by Rachana Developer in Pune, Maharashtra, registered with MahaRERA as P52100078291 on 4 Dec 2024. Possession is promised by 30 Jun 2029. 34 of the 186 units on this registration are recorded sold or booked, and 3 of 11 construction stages are filed complete.
At a glance
Project
- NameBella Casa Royale Tower/Type O
- TypeResidential / Group Housing
- Location
- Sus
- Mulshi
- Pune
- 411021
- Pincode411021
- MapView location on Google Maps (as filed on RERA)
- RERA no.P52100078291
- ReraGenie IDRG-MH-19219
Builder
- NameRachana Developer
- Entity typeOthers
- Authorised SignatoriesVINAY PUNDLIK KALBHOR, NITIN NARAYAN BHANAGAY
- Other registrations1 more →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on4 Dec 2024
- Promised completion30 Jun 2029
- Revised completionNone
- Buildings1 building record
- Documents filed83 files
Current status
Figures as on 27 Apr 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Tower/Type O | NA | 36 | 36 | 186 | 0 | 186 |
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 27 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.
3 of 11 construction stages are filed complete. The stage furthest along is Basement (if any), at 90%.
Tower/Type O: 49% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 90% |
| Podiums (if any) | 100% |
| Plinth | 100% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 60% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 5% |
| Sanitary Fittings within the flats / premises | 32% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 30% |
| 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. | 20% |
Progress on shared amenities15
As on 27 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 | Yes | 0% |
| Water Supply | Yes | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 75% |
| Storm Water Drains | Yes | 75% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Community Buildings | Yes | 100% |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 90% |
| Solid Waste Management And Disposal | Yes | 100% |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 0% |
| Electrical meter room, sub-station, receiving station | Yes | 30% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed372
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 ownership7
MahaRERA does not publish landowner contact details. A declared charge means a lender has a claim over the project land. Ask the promoter for a no-objection certificate from the lender named above before you pay any amount.
| Landowner | Village | District |
|---|---|---|
| Kaluram Tukaram Chandere | Sus | Pune |
| KISHOR KAULRAM CHANDE | Sus | Pune |
| Vimal Kaluram Chandere | Sus | Pune |
| Rupali Dinesh Gade | Sus | Pune |
| Deepali Sandeep Borde | Sus | Pune |
| Anusaya Dnyaneshwar Nawale | Sus | Pune |
| Nirmala Daulat Kawade | Sus | Pune |
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 |
|---|---|---|---|
| Tower/Type O | NA | Rs 99.38 cr | Rs 30.36 cr |
| - | NA | Rs 5.27 cr | Rs 1.05 cr |
Certifying professionals and partners7
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Vikas Achalkar & Associates |
| Architect | VIKAS ARUNKUMAR ACHALKAR |
| Engineer | JW Consultants LLP |
| Engineer | Praful Shrigiriwar |
| Engineer | Dhananjay K Patil |
| Chartered Accountant | D V Joshi |
| Chartered Accountant | Spak & Co |
| Partner | Role in project |
|---|---|
| Rachana Developer | - |
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 17 Jul 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 16 Jan 2026 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 17 Oct 2025 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 17 Jul 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 Jun 2029
Documents filed83
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 83 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 |
|---|---|
| Form 2A (FY 2025-2026)File: Form 2 A Tower O.pdf | 27 Apr 2026 |
| Withdrawal Update Form 1File: Form 1 Tower O Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: Form 2 Tower O Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 Tower O Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 1File: Form1 Tower O Q3.pdf | 20 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 Tower O Q3.pdf | 20 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 Tower O Q3 FY 202526.pdf | 20 Jan 2026 |
| Layout approvalFile: 01 Layout_rotated area change.pdf | 16 Jan 2026 |
| Layout approvalFile: Section-O.pdf | 16 Jan 2026 |
| Layout approvalFile: O Tower Refuge floor.pdf | 16 Jan 2026 |
| Layout approvalFile: O Tower Floor plan TYPICAL FLOOR.pdf | 16 Jan 2026 |
| Layout approvalFile: IOD Plan 2025.pdf | 17 Oct 2025 |
| Withdrawal Update Form 1File: Form 1 Tower O Q2.pdf | 17 Oct 2025 |
| Withdrawal Update Form 2File: Form 2 Tower O.pdf | 17 Oct 2025 |
| Withdrawal Update Form 3File: Form 3 Q2 202526 Tower O.pdf | 17 Oct 2025 |
| Form 5 (FY 2024-2025)File: Form 5 Tower O FY 2024-25.pdf | 20 Sep 2025 |
| Withdrawal Update Form 1File: Form 1 Tower O Type O.pdf | 24 Jul 2025 |
| Withdrawal Update Form 1File: Form 1 Tower O Type O.pdf | 24 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 Tower O.pdf | 24 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 Tower O.pdf | 24 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Tower O.pdf | 24 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Tower O.pdf | 24 Jul 2025 |
| Withdrawal Update Form 1File: Form 1 Tower O Type O.pdf | 23 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 Tower O.pdf | 23 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Tower O.pdf | 23 Jul 2025 |
| Form 3File: Form 3 Tower O compressed.pdf | 26 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Tower O.pdf | 18 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Tower O.pdf | 18 Apr 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: O tower QA.pdf | 18 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: BC ROYAL TOWER O001.pdf | 18 Apr 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: QAC O tower.pdf | 17 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: QAC O tower.pdf | 17 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Tower O.pdf | 16 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: O Tower (Form 1).pdf | 16 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: BC TOWER-O001.pdf | 16 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Tower O.pdf | 16 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: O Tower (Form 1).pdf | 16 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: BC TOWER-O001.pdf | 16 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: O Tower (Form 1).pdf | 15 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: O Tower (Form 1).pdf | 15 Jan 2025 |
| Other - FinanceFile: Bella CAsa_ O bldg RERA_ Disclousure about title search report- Vithabai Chandere- 25 11 2 | 27 Nov 2024 |
| Other - TechnicalFile: Bella CAsa_ O bldg RERA_ Disclousure about title search report- Vithabai Chandere- 25 11 2 | 27 Nov 2024 |
| CERSAI detailsFile: Bella Casa_ O bldg CERSAI Report - 16 11 2024.pdf | 16 Nov 2024 |
| Other - TechnicalFile: Bella Casa-RERA- O bldg- declaration cum undertaking about area -16 11 2024-.pdf | 16 Nov 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: 1 Disclosure of Interest in Other Real Estate Organizations (1) (1).pdf | 16 Nov 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: vinay final revised.pdf | 16 Nov 2024 |
| Letter from the bank regarding the opening of RERA Designated Bank Accounts (Format B)File: O tower bank.pdf | 16 Nov 2024 |
| Other - TechnicalFile: BC-RERA- O bldg- Declaration about layout sanction-06 11 2024 (2).pdf | 8 Nov 2024 |
| CERSAI detailsFile: CERSAI.pdf | 25 Oct 2024 |
| Declaration in FORM BFile: Bella Casa_ O bldg RERA_ Declaration cum Undertaking for Tower O - Notary.pdf | 24 Oct 2024 |
| CERSAI detailsFile: CERSAI_Search_Report_Security_Interest_Id_Based_Search_22_10_2024_19_19_10_382.pdf | 24 Oct 2024 |
| Letter from the bank regarding the opening of RERA Designated Bank Accounts (Format B)File: Bella Casa_ Annexure A Declaration cum Undertaking_ O Tower_ Landowners with Promoter.pdf | 23 Oct 2024 |
| Layout approvalFile: 01 Layout_rotated area change.pdf | 22 Oct 2024 |
| Copy of Layout Approval (in case of layout)File: 01 Layout_rotated area change.pdf | 22 Oct 2024 |
| Other - LegalFile: 422 Vithabai Chandere - Ms RD-Confirmation Deed.pdf | 22 Oct 2024 |
| Declaration about all RERA Designated Bank Accounts (Format A)File: Bella Casa_ Annexure A Declaration cum Undertaking_ O Tower_ Landowners with Promoter.pdf | 21 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Tower O (Form-1) 11 10 24.pdf | 11 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: RD Form - 3.pdf | 11 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From 2 11 09 2024.pdf | 11 Oct 2024 |
| Disclosure for secured/unsecured finance availed for the projectFile: ilovepdf_merged.pdf | 11 Oct 2024 |
| Declaration about all RERA Designated Bank Accounts (Format A)File: Bank Details Format A Promotor 25 10 2024.pdf | 9 Oct 2024 |
| Letter from the bank regarding the opening of RERA Designated Bank Accounts (Format B)File: BC Royal Tower- O (Format B) 8 10 2024.pdf | 8 Oct 2024 |
| Layout approvalFile: Section-O.pdf | 7 Oct 2024 |
| Layout approvalFile: O Tower Refuge floor.pdf | 7 Oct 2024 |
| Layout approvalFile: O Tower Floor plan TYPICAL FLOOR.pdf | 7 Oct 2024 |
| Details of encumbrances concerned to FinanceFile: Bella Casa_ O bldg RERA_ Finance Encumbrance - Developer.pdf | 7 Oct 2024 |
| Details of encumbrances concerned to FinanceFile: Bella Casa_ O bldg RERA_ Legal and Litigation Encumbrance - Developer.pdf | 7 Oct 2024 |
| Copy of Layout Approval (in case of layout)File: O Tower Floor plan TYPICAL FLOOR.pdf | 7 Oct 2024 |
| Copy of Layout Approval (in case of layout)File: O Tower Refuge floor.pdf | 7 Oct 2024 |
| Copy of Layout Approval (in case of layout)File: Section-O.pdf | 7 Oct 2024 |
| Details of encumbrances concerned to LegalFile: Bella Casa_ O bldg RERA_ Finance Encumbrance - Developer.pdf | 7 Oct 2024 |
| Details of encumbrances concerned to LegalFile: Bella Casa_ O bldg RERA_ Legal and Litigation Encumbrance - Developer.pdf | 7 Oct 2024 |
| Proforma of Allotment letterFile: Allotment Letter- Final-O Building 25 10 2024.pdf | 19 Jul 2024 |
| Proforma of Agreement for saleFile: 01_Final Draft-Tower O_ Agreement _ 03-07-2024 - DRAFT AS PER NEW FORMAT RERA AFTER 25 11 | 19 Jul 2024 |
| Building plan approvalFile: NA order 2016.pdf | 17 Jul 2024 |
| PAN CardFile: 1 PAN Card.pdf | 17 Jul 2024 |
| Copy of the legal title reportFile: Titel report.pdf | 17 Jul 2024 |
| Declaration in FORM BFile: Bella Casa O bldg RERA_ Form B Promoter Affidavit cum Declaration Notary.pdf | 17 Jul 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Commencement Certificates.pdf | 17 Jul 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: NA order 2016.pdf | 17 Jul 2024 |
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Buyer report
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- All 83 filed documents as one ZIP, foldered, with a manifest
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Builder: Rachana Developer
Rachana Developer has 2 registrations on MahaRERA, including Bellacasa Royale Tower N2 and Bella Casa Royale Tower/Type O. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Pune district page.
Frequently asked questions
What are my rights if Bella Casa Royale Tower/Type O is delayed beyond 30 Jun 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 Bella Casa Royale Tower/Type O?
The registered promoter entity is Rachana Developer, an others 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 Bella Casa Royale Tower/Type O?
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 Bella Casa Royale Tower/Type O?
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 Bella Casa Royale Tower/Type O?
The professionals named in the filing: Architect: Vikas Achalkar & Associates; Architect: VIKAS ARUNKUMAR ACHALKAR; Engineer: JW Consultants LLP; Engineer: Praful Shrigiriwar; Engineer: Dhananjay K Patil; Chartered Accountant: D V Joshi. 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 Bella Casa Royale Tower/Type O?
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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