Home / Browse projects / Pune, Maharashtra / Bellacasa Royale Tower N2
Bellacasa Royale Tower N2
RG-MH-53195 · RERA P52100047308 · 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
Nothing adverse is on this record. The buyer report still reads the filed documents themselves, and places this filing against the promoter's 1 other registration and every project registered within 2 km.
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Bellacasa Royale Tower N2 is a Residential / Group Housing project by Rachana Developer in Pune, Maharashtra, registered with MahaRERA as P52100047308 on 19 Oct 2022. Possession is promised by 31 Dec 2027. 80 of the 84 units on this registration are recorded sold or booked, and 5 of 11 construction stages are filed complete.
At a glance
Project
- NameBellacasa Royale Tower N2
- TypeResidential / Group Housing
- Location
- Sus Road
- Sus Pune
- Sus
- Mulshi
- Pune
- 411021
- Pincode411021
- MapView location on Google Maps (as filed on RERA)
- RERA no.P52100047308
- ReraGenie IDRG-MH-53195
Builder
- NameRachana Developer
- Entity typePartnership
- Other registrations1 more →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on19 Oct 2022
- Promised completion31 Dec 2027
- Revised completionNone
- Buildings1 building record
- Documents filed109 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 N2 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.
5 of 11 construction stages are filed complete. The stage furthest along is Internal walls, at 75%.
Wing N2 of Tower N1 N2: 67% 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 | 75% |
| Sanitary Fittings within the flats / premises | 40% |
| 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. | 55% |
| 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. | 65% |
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 | 30% |
| Water Supply | Yes | 50% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 50% |
| Storm Water Drains | Yes | 50% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| 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 | 100% |
| Fire protection and fire safety requirements | Yes | 50% |
| Electrical meter room, sub-station, receiving station | Yes | 50% |
| 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 ownership7
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 |
|---|---|---|
| KALURAM TUKARAM CHANDERE | Sus | Pune |
| KISHOR KAULRAM CHANDERE | 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 |
|---|---|---|---|
| Wing N2 of Tower N1 N2 | NA | Rs 33.29 cr | Rs 30.12 cr |
| - | NA | Rs 3.31 cr | Rs 2.29 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 | S P A K & 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 20 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 14 Jan 2026 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 19 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 filed109
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 109 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 N2.pdf | 27 Apr 2026 |
| Withdrawal Update Form 1File: Form 1 Tower N1 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 1File: Form 1 Tower N2 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: Form 2 Tower N1 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: Form 2 Tower N2 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 Tower N2 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 Tower N2 Q4.pdf | 20 Apr 2026 |
| Withdrawal Update Form 1File: Form 1 N2 Q3.pdf | 20 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 Engineers certi N2 Q3.pdf | 20 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 Tower N2 Q3 FY 202526.pdf | 20 Jan 2026 |
| Building plan approvalFile: N1 N2 Refuge Floor.pdf | 14 Jan 2026 |
| Building plan approvalFile: N1 N2 Elevation.pdf | 14 Jan 2026 |
| Building plan approvalFile: N1 N2 9th Floor.pdf | 14 Jan 2026 |
| Building plan approvalFile: N1 N2 1st to 21 st Floor.pdf | 14 Jan 2026 |
| Layout approvalFile: IOD Plan 2025.pdf | 17 Oct 2025 |
| Withdrawal Update Form 1File: Form 1 Tower N2 Q2.pdf | 17 Oct 2025 |
| Withdrawal Update Form 2File: Form 2 Wing N2.pdf | 17 Oct 2025 |
| Withdrawal Update Form 3File: Form 3 Q2 202526 Tower N2.pdf | 17 Oct 2025 |
| Form 5 (FY 2024-2025)File: Form 5 Tower N2 FY 2024-25.pdf | 20 Sep 2025 |
| Building plan approvalFile: N1 N2 Refuge area floor.pdf | 25 Aug 2025 |
| Building plan approvalFile: N1 N2 Elevation sec.pdf | 25 Aug 2025 |
| Building plan approvalFile: N1 N2 9th Floor.pdf | 25 Aug 2025 |
| Building plan approvalFile: N1-N2 1st to 21th Floor.pdf | 25 Aug 2025 |
| Withdrawal Update Form 1File: Form 1 Tower N2 Type N1 N2.pdf | 24 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 N2.pdf | 24 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Q1 Tower N2.pdf | 24 Jul 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: TOWER N 2.pdf | 19 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Wing N2 of Tower type N1 N2.pdf | 18 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Wing N2.pdf | 18 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: BC ROYAL TOWER N2001.pdf | 18 Apr 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: N2 QA.pdf | 18 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: From-3 N2 Tower.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Wing N2 of Tower N1N2 (Form 1).pdf | 15 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 N2.pdf | 15 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: BC TOWER-N2.pdf | 15 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: QAC N2.pdf | 15 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Rachana Developer_Tower N2_Form 3_23 11 2024.pdf | 6 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: TOWER N2.pdf | 14 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: TOWER N2001.pdf | 14 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: N2 From2 30 8 24.pdf | 14 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: N2 FROM-5.pdf | 14 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: QA cert N2 tower.pdf | 14 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: N2 FROM-5.pdf | 14 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Form 5 BC N2.pdf | 8 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: From-1 N2 Building.pdf | 22 Jul 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: QA - N2.pdf | 22 Jul 2024 |
| Details of encumbrances concerned to FinanceFile: Bella Casa_ Tower N2_ RERA_Legal and Litigation Encumbrance-RD.pdf | 19 Jul 2024 |
| Details of encumbrances concerned to FinanceFile: Bella Casa_ Tower N2_ RERA_Finance Encumbrance.pdf | 19 Jul 2024 |
| Details of encumbrances concerned to LegalFile: Bella Casa_ Tower N2_ RERA_Legal and Litigation Encumbrance-RD.pdf | 19 Jul 2024 |
| Details of encumbrances concerned to LegalFile: Bella Casa_ Tower N2_ RERA_Finance Encumbrance.pdf | 19 Jul 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Commencement Certificates.pdf | 19 Jul 2024 |
| Declaration about Commencement CertificateFile: Bella Casa_ Tower N2_ RERA_Declaration for Commencement-RD.pdf | 19 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 N2 Tower.pdf | 19 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Tower N2 Form-2 30 6 24.pdf | 19 Jul 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: N2 From-3.pdf | 19 Jul 2024 |
| Proforma of Allotment letterFile: 04_Allotment Letter- Final-N2 Building.pdf | 19 Jul 2024 |
| Proforma of Agreement for saleFile: 01_Final Draft-Bella Casa_N2_ Agreement.pdf | 19 Jul 2024 |
| Deviation Report with respect to Allotment letterFile: Bella Casa_ Tower N2_ RERA_Deviation for Allotment Letter.pdf | 19 Jul 2024 |
| Deviation Report with respect to model copy of AgreementFile: Bella Casa_ Tower N2_ RERA_Deviation for AFS-RD.pdf | 19 Jul 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Bella Casa_ Tower N2- RERA_ Annexure A- Disclousure of Interest in other real estate Organ | 8 Jul 2024 |
| Details of encumbrances concerned to FinanceFile: N2 Tower.pdf | 14 Jun 2024 |
| Details of encumbrances concerned to LegalFile: N2 Tower.pdf | 14 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Bellacasa Royla tower N 2.pdf | 26 Apr 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Bellacasa Tower N2.pdf | 26 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: BC-N2 FINANCIAL PROGRESS001_compressed.pdf | 26 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 N2 Tower.pdf | 23 Apr 2024 |
| Disclosure of sold/ booked inventoryFile: BELLA CASA ROYAL TOWER N2.pdf | 15 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: From-1 N2.pdf | 12 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FROM-1 Tower - N2.pdf | 31 Jan 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 N2 Tower.pdf | 20 Jan 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Tower N2.pdf | 20 Jan 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: TowerN-2 From-1.pdf | 22 Nov 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: N2 From -3.pdf | 6 Nov 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: From-2 N2 Building.pdf | 2 Oct 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: 3 - Form 3.pdf | 2 Oct 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 3 - Form 3.pdf | 2 Oct 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: N2 From 5.pdf | 26 Sep 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Tower N-2.pdf | 25 Aug 2023 |
| Disclosure of sold/ booked inventoryFile: N2 TOWER - INVENTORY DETAILS.pdf | 25 Aug 2023 |
| Disclosure of sold/ booked inventoryFile: BC N2 DISCLOSURE OF SOLDD.pdf | 23 May 2023 |
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Buyer report
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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 Bellacasa Royale Tower N2 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 N2?
The registered promoter entity is Rachana Developer, 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 N2?
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 N2?
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 N2?
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: S P A K & 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 N2?
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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