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Bellwether Heights
By ORIENT AVIATIONS PRIVATE LIMITED
RG-MH-43376 · RERA P51900034148 · Last updated on MahaRERA portal: 16 Dec 2025
Source: official MahaRERA filing
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
- Recorded completed on MahaRERA
- All 1 earlier projects delivered on promise
Nothing adverse is on this record. The buyer report still reads the filed documents themselves.
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Bellwether Heights is a Residential / Group Housing project by ORIENT AVIATIONS PRIVATE LIMITED in Mumbai City, Maharashtra, registered with MahaRERA as P51900034148 on 24 Mar 2022. The registration is recorded completed; possession was promised by 30 Sep 2025. 14 of the 25 units on this registration are recorded sold or booked, and 11 of 11 construction stages are filed complete.
At a glance
Project
- NameBellwether Heights
- TypeResidential / Group Housing
- Location
- K A SUBRAMANIAM ROAD
- MATUNGA
- Mumbai City
- 400019
- Pincode400019
- RERA no.P51900034148
- ReraGenie IDRG-MH-43376
Builder
- NameORIENT AVIATIONS PRIVATE LIMITED
- Entity typeCompany
- ChairpersonKARAN SHAH
- Declared earlier projects1 →
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on24 Mar 2022
- Promised completion30 Sep 2025
- Revised completionNone
- Buildings1 building record
- Documents filed65 files
Current status
Figures as on 16 Dec 2025, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Bellwether Heights | NA | 25 | 20 | 25 | 0 | 25 |
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 16 Dec 2025, 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.
11 of 11 construction stages are filed complete.
Bellwether Heights: 100% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 100% |
| 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 16 Dec 2025, 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 | Not applicable |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 100% |
| Storm Water Drains | Yes | 100% |
| Landscaping & Tree Planting | No | Not applicable |
| Street Lighting | No | Not applicable |
| 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 | No | Not applicable |
| Energy managemcnt | No | Not applicable |
| 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 filed37
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 |
|---|---|---|---|
| Bellwether Heights | NA | Rs 30.35 cr | Rs 27.17 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 | ONE ARCHITECTURAL CONSULTANT |
| Engineer | Mr. Sandeep Samel, |
| Engineer | SURESH BABU |
| Chartered Accountant | A |
| Chartered Accountant | NIKHIL MANIAR & ASSOCIATES |
| Partner | Role in project |
|---|---|
| ORIENT AVIATIONS PRIVATE LIMITED | - |
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 Mar 2022 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 2 Dec 2022 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 2 Dec 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 2 Dec 2022Confirm the Commencement Certificate covers the specific floor you are buying. - Occupancy CertificateNot on 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.
Documents filed65
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: Annexure 1 Architect -19-11-2025.pdf | 16 Dec 2025 |
| Withdrawal Update Form 2File: engineer certificate.pdf | 16 Dec 2025 |
| Withdrawal Update Form 3File: FORM 3 COMPRESS .pdf | 16 Dec 2025 |
| Withdrawal Update Form 1File: architecture rera mig (1).pdf | 12 Dec 2025 |
| Withdrawal Update Form 2File: engg rera mig docs (1).pdf | 12 Dec 2025 |
| Withdrawal Update Form 3File: form 3- june25.pdf | 12 Dec 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Leela kunj architecutre cert.pdf | 1 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form 1.pdf | 14 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3_ca.pdf | 6 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM 2.pdf | 6 Dec 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: FORM 2A 23-24.pdf | 6 Dec 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: FORM5 23-24.pdf | 6 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form 1.pdf | 8 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer form 2 Dec 2023.pdf | 12 Jun 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA form 3 Dec 2023.pdf | 12 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form 1.pdf | 30 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 Engineer Certificate 23 Q3.pdf | 14 Feb 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 CA Certificate 23 Q3.pdf | 14 Feb 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 Engineer Certificate Dec 23.pdf | 31 Jan 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2a engineer Certificate on Quality Assurance 2022 2023.pdf | 31 Jan 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Ca Certificate june 23.pdf | 31 Jan 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect form 1.pdf | 5 Jan 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Orient_CA form 5.pdf | 23 Nov 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect certificate_30 09 2023_compressed.pdf | 12 Oct 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: engg certificate.pdf | 27 Jul 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: ca certificate.pdf | 27 Jul 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: architect form 1.pdf | 25 Jul 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form 1 03 22.pdf | 2 May 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form 1 06 22.pdf | 2 May 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 06 22.pdf | 2 May 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 09 22.pdf | 2 May 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 12 22.pdf | 2 May 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: FORM 2A 21-22.pdf | 2 May 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: form 3 06 22.pdf | 2 May 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: form 3 09 22.pdf | 2 May 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: form 3 12 22.pdf | 2 May 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: form 5 21-22.pdf | 2 May 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM 1.pdf | 12 Apr 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form 1 march.pdf | 15 Feb 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form 1 june.pdf | 15 Feb 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: ARCHITECTS CERTIFICATE.pdf | 17 Jan 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_certificate.pdf | 6 Dec 2022 |
| Building plan approvalFile: Amended approval letter 26-9-22.pdf | 2 Dec 2022 |
| Layout approvalFile: Amended Approval Drawing 26-9-22.pdf | 2 Dec 2022 |
| Copy of Layout Approval (in case of layout)File: Amended Approval Drawing 26-9-22.pdf | 2 Dec 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: Amended approval letter 26-9-22.pdf | 2 Dec 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: Full CC 19-10-22 upto 17 part as per amended 26-9-22.pdf | 2 Dec 2022 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: architect_rera.pdf | 3 Nov 2022 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineercertificate_rera.pdf | 3 Nov 2022 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA FORM 3.pdf | 22 Mar 2022 |
| Copy of the legal title reportFile: TITLE REPORT 17322 (2).pdf | 17 Mar 2022 |
| Declaration in FORM BFile: FORM B (13).pdf | 17 Mar 2022 |
| Proforma of Allotment letterFile: Allotment Letter.pdf | 17 Mar 2022 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: ENGINEERS CERTIFICATE.pdf | 5 Mar 2022 |
| CERSAI detailsFile: CERSAI DECLARATION (2).pdf | 4 Mar 2022 |
| Proforma of Allotment letterFile: Agreement for Sale cum Assignment.pdf | 4 Mar 2022 |
| Layout approvalFile: IOD DRAWING(1).pdf | 1 Mar 2022 |
| Building plan approvalFile: IOD 2306732_IOD_signed.pdf | 1 Mar 2022 |
| PAN CardFile: PAN CARD_ORIENT.pdf | 1 Mar 2022 |
| Details of encumbrancesFile: NO ENCUMBRANCE.pdf | 1 Mar 2022 |
| Copy of Layout Approval (in case of layout)File: IOD DRAWING(1).pdf | 1 Mar 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: IOD 2306732_IOD_signed.pdf | 1 Mar 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: 2313348_FirstCC_signed.pdf | 1 Mar 2022 |
| Declaration about Commencement CertificateFile: cc declaration.pdf | 1 Mar 2022 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: architect certificate.pdf | 1 Mar 2022 |
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 |
|---|---|---|---|---|---|
| THE PALAZZO | BORIVALI WEST | 87 | Completed | Feb 2017 | Feb 2017 |
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Builder: ORIENT AVIATIONS PRIVATE LIMITED
ORIENT AVIATIONS PRIVATE LIMITED has 1 registration on MahaRERA, including Bellwether Heights. 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 Mumbai City district page.
Frequently asked questions
What are my rights if Bellwether Heights is delayed beyond 30 Sep 2025?
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 Bellwether Heights?
The registered promoter entity is ORIENT AVIATIONS PRIVATE LIMITED, a company 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 Bellwether Heights?
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 Bellwether Heights?
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 Bellwether Heights?
The professionals named in the filing: Architect: ONE ARCHITECTURAL CONSULTANT; Engineer: Mr. Sandeep Samel,; Engineer: SURESH BABU; Chartered Accountant: A; Chartered Accountant: NIKHIL MANIAR & 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 Bellwether Heights?
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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