Home / Browse projects / Pune, Maharashtra / BELLACASA ROYALE TOWER N1
BELLACASA ROYALE TOWER N1
RG-MH-53809 · RERA P52100047367 · Last updated on MahaRERA portal: 27 Apr 2026
Source: official MahaRERA filing
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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
- All 1 earlier projects delivered on promise
Nothing adverse is on this record. The buyer report still reads the filed documents themselves, and places this filing against every project registered within 2 km.
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BELLACASA ROYALE TOWER N1 is a Residential / Group Housing project by Rachana Life Spaces in Pune, Maharashtra, registered with MahaRERA as P52100047367 on 27 Oct 2022. Possession is promised by 31 Dec 2027. 81 of the 84 units on this registration are recorded sold or booked, and 8 of 11 construction stages are filed complete.
At a glance
Project
- NameBELLACASA ROYALE TOWER N1
- TypeResidential / Group Housing
- Location
- Sus Road
- Sus
- Mulshi
- Pune
- 411021
- Pincode411021
- MapView location on Google Maps (as filed on RERA)
- RERA no.P52100047367
- ReraGenie IDRG-MH-53809
Builder
- NameRachana Life Spaces
- Entity typePartnership
- PartnersNISHANT SUSHIL PATIL, VASUNDHARA SUSHIL PATIL
- Declared earlier projects1 →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on27 Oct 2022
- Promised completion31 Dec 2027
- Revised completionNone
- Buildings1 building record
- Documents filed122 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 |
|---|---|---|---|---|---|---|
| Wing N1 of Tower N1 N2 | NA | 25 | 21 | 84 | 0 | 84 |
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.
8 of 11 construction stages are filed complete. The stage furthest along is Installation of Lifts, at 90%.
Wing N1 of Tower N1 N2: 81% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 0% |
| Podiums (if any) | 100% |
| Plinth | 100% |
| Stilt Floor | 0% |
| 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. | 90% |
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 | 95% |
| Water Supply | Yes | 95% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 95% |
| Storm Water Drains | Yes | 95% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 100% |
| Community Buildings | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 100% |
| 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 | 80% |
| Electrical meter room, sub-station, receiving station | Yes | 80% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed168
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 ownership5
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 |
|---|---|---|
| ARCHANA SOMNATH DHANKUDE | Baner | Pune |
| DEEPAK SITARAM SASAR | Pashan | Pune |
| GANESH HANUMANT SUTAR | Sus | Pune |
| SMITA DEEPAK SASAR | Pashan | Pune |
| SUNANDA BHASKAR THUBE | Kothrud | 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 |
|---|---|---|---|
| Wing N1 of Tower N1 N2 | NA | Rs 33.29 cr | Rs 31.74 cr |
| - | NA | Rs 3.31 cr | Rs 3.01 cr |
Certifying professionals and partners6
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Vikas Arunkumar Achalkat |
| Engineer | Dhananjay Kisanrao Patil |
| Engineer | PRAFUL SHRIGIRIWAR |
| Engineer | JW Consultants LLP |
| Chartered Accountant | D V Joshi |
| Chartered Accountant | SPAK&CO |
| Partner | Role in project |
|---|---|
| Rachana Life Spaces | - |
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 19 Aug 2022 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 17 Oct 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 20 Jan 2026 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 5 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 31 Dec 2027
Documents filed122
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 122 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 2A Tower N1.pdf | 27 Apr 2026 |
| Withdrawal Update Form 1File: Form 1 Tower N1 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: Form 2 Tower N1 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 Tower N1 Q4.pdf | 20 Apr 2026 |
| Building plan approvalFile: N1 N2 1st to 21 st Floor.pdf | 20 Jan 2026 |
| Withdrawal Update Form 1File: Form 1 N1Q3.pdf | 20 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 Engineers certi N1 Q3.pdf | 20 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 Tower N1 Q3 FY 202526.pdf | 20 Jan 2026 |
| Building plan approvalFile: b2712ffc-59ee-41af-a723-bad324ba26d9.pdf | 14 Jan 2026 |
| Building plan approvalFile: N1and N2 1st to 21th Floor.pdf | 14 Jan 2026 |
| Building plan approvalFile: N1 N2 Refuge area floor.pdf | 14 Jan 2026 |
| Building plan approvalFile: N1 N2 Elevation sec.pdf | 14 Jan 2026 |
| Layout approvalFile: IOD Plan 2025.pdf | 17 Oct 2025 |
| Withdrawal Update Form 1File: Form 1 Tower N1 Q2.pdf | 17 Oct 2025 |
| Withdrawal Update Form 2File: Form 2 Wing N 1.pdf | 17 Oct 2025 |
| Withdrawal Update Form 3File: Form 3 Q2 202526 Tower N1.pdf | 17 Oct 2025 |
| Form 5 (FY 2024-2025)File: Form 5 Tower N1 FY 2024-25.pdf | 20 Sep 2025 |
| Building plan approvalFile: N1-N2 1st to 21th Floor.pdf | 25 Aug 2025 |
| Building plan approvalFile: N1 N2 Refuge area floor.pdf | 25 Aug 2025 |
| Building plan approvalFile: N1 N2 Elevation sec.pdf | 25 Aug 2025 |
| Withdrawal Update Form 1File: Form 1 Tower N1 Type N1 N2.pdf | 29 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 N1.pdf | 29 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Q1 tower N1.pdf | 29 Jul 2025 |
| Withdrawal Update Form 1File: Form 1 Tower N1 Type N1 N2.pdf | 24 Jul 2025 |
| Withdrawal Update Form 1File: Form 1 Tower N1 Type N1 N2.pdf | 24 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 N1.pdf | 24 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 N1.pdf | 24 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Q1 tower N1.pdf | 24 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Q1 tower N1.pdf | 24 Jul 2025 |
| Withdrawal Update Form 1File: Form 1 Tower N1 Type N1 N2.pdf | 23 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 N1.pdf | 23 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Q1 tower N1.pdf | 23 Jul 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: TOWER N1 (2).pdf | 19 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Wing N1 of Tower type N1 N2.pdf | 18 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Wing N1.pdf | 18 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: BC ROYAL TOWER N1001.pdf | 18 Apr 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: N1 QA.pdf | 18 Apr 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: N1 QA.pdf | 18 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: From-3 N1 Tower.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Wing N1 of Tower N1 N2 (Form 1).pdf | 17 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2.pdf | 15 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: BC TOWER-N1.pdf | 15 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: QAC N1.pdf | 15 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Rachana Developer_Tower N1_Form 3_23 11 2024.pdf | 27 Nov 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From 2 N1 30 09 24.pdf | 27 Nov 2024 |
| Disclosure of sold/ booked inventoryFile: BELLACASA ROYAL TOWER N1''001 30 9 23.pdf | 15 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: BC TOWER N1 30 SEP 2024001.pdf | 15 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: BC ROYAL N1 DEC-2023001 30 12 23.pdf | 15 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: BC TOWER N1 JUNE-2024001 30 6 24.pdf | 15 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: TOWER N1.pdf | 14 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: TOWER N1001.pdf | 14 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 N1.pdf | 14 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: QA cert N1.pdf | 14 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: From2A N1 30 09 23.pdf | 14 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: N1 From-5.pdf | 14 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Form 5 Tower N1.pdf | 8 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: From-1.pdf | 22 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: N1 Tower From-2.pdf | 22 Jul 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: From-2A.pdf | 22 Jul 2024 |
| Proforma of Agreement for saleFile: 01_Final Draft-Agreement_N1 building.pdf | 18 Jul 2024 |
| Proforma of Allotment letterFile: 04_Allotment Letter- Final-N1 Building.pdf | 18 Jul 2024 |
| Deviation Report with respect to Allotment letterFile: Bella Casa_ Tower N1_ RERA_Deviation of Allotment Letter.pdf | 18 Jul 2024 |
| Deviation Report with respect to model copy of AgreementFile: Bella Casa_ Tower N1_ RERA_Deviation of AFS.pdf | 18 Jul 2024 |
| Details of encumbrances concerned to FinanceFile: Bella Casa_ Tower N1_ RERA_Legal and Litigation Encumbrance-RLS.pdf | 5 Jul 2024 |
| Details of encumbrances concerned to LegalFile: Bella Casa_ Tower N1_ RERA_Legal and Litigation Encumbrance-RLS.pdf | 5 Jul 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Commencement Certificates.pdf | 5 Jul 2024 |
| Declaration about Commencement CertificateFile: Bella Casa_ Tower N1_ RERA_Declaration for Commencemenet-RLS.pdf | 5 Jul 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Bella Casa_ Tower N1_ RERA_ Form 3_ Accounts.pdf | 5 Jul 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Bella Casa_ Tower N1_ RERA_ Disclousure of Interest in other real estate org-RLS.pdf | 5 Jul 2024 |
| Details of encumbrances concerned to FinanceFile: N1 Building.pdf | 14 Jun 2024 |
| Details of encumbrances concerned to LegalFile: N1 Building.pdf | 14 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Bellacasa Tower royal N1.pdf | 26 Apr 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Bellacasa Tower N1.pdf | 26 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: BC-N1 FINANCIAL PROGRESS001_compressed.pdf | 26 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 Tower N1.pdf | 23 Apr 2024 |
| Disclosure of sold/ booked inventoryFile: BELLA CASA ROYAL TOWER N1.pdf | 15 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: From-1 N1.pdf | 12 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: From-1 Tower - N1.pdf | 31 Jan 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 Tower N1.pdf | 20 Jan 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: From-3 N1.pdf | 20 Jan 2024 |
Promoter's earlier projects1
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 | Status | Promised | Delivered |
|---|---|---|---|---|---|
| Bella Casa Ph-II | SUS | 229 | Completed | Dec 2020 | Oct 2017 |
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Buyer report
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- All 122 filed documents as one ZIP, foldered, with a manifest
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Builder: Rachana Life Spaces
Rachana Life Spaces has 1 registration on MahaRERA, including BELLACASA ROYALE TOWER N1. Its filings disclose 1 earlier MahaRERA project: declares 1 of 1 past projects completed on time. Read the full track record. See more projects on the Pune district page.
Frequently asked questions
What are my rights if BELLACASA ROYALE TOWER N1 is delayed beyond 31 Dec 2027?
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 BELLACASA ROYALE TOWER N1?
The registered promoter entity is Rachana Life Spaces, 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 BELLACASA ROYALE TOWER N1?
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 BELLACASA ROYALE TOWER N1?
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 BELLACASA ROYALE TOWER N1?
The professionals named in the filing: Architect: Vikas Arunkumar Achalkat; Engineer: Dhananjay Kisanrao Patil; Engineer: PRAFUL SHRIGIRIWAR; Engineer: JW Consultants LLP; Chartered Accountant: D V Joshi; Chartered Accountant: SPAK&CO. 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 BELLACASA ROYALE TOWER N1?
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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