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Birch
By Luxora Infrastructure Private Limited
RG-MH-41922 · RERA P50500026118 · Last updated on MahaRERA portal: 11 Jun 2026
Source: official MahaRERA filing
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Red flags
- 1 extension taken
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
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.
See what the report covers Free either way: or have every new Nagpur registration emailed to you, free during the pilot beta.Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
Birch is a Residential / Group Housing project by Luxora Infrastructure Private Limited in Nagpur, Maharashtra, registered with MahaRERA as P50500026118 on 20 Aug 2020. Possession is promised by 31 Dec 2026. 49 of the 153 units on this registration are recorded sold or booked, and 2 of 11 construction stages are filed complete.
At a glance
Project
- NameBirch
- TypeResidential / Group Housing
- Location
- Kharsoli
- Mauza
- Pipla
- Nagpur (Rural)
- Nagpur
- 440034
- Pincode440034
- MapView location on Google Maps (as filed on RERA)
- RERA no.P50500026118
- ReraGenie IDRG-MH-41922
Builder
- NameLuxora Infrastructure Private Limited
- Entity typeCompany
- CINU70100MH2007PTC166943
- GSTIN27AABCL2854K2ZA
- DirectorsDeepak Mahadeo Vasandani, Tarun Hundalani
- Other registrations22 more →
- Completed8 of 23
- No longer live4 lapsed, de-registered or revoked
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on20 Aug 2020
- Promised completion31 Dec 2026
- Revised completionNone
- Buildings1 building record
- Documents filed144 files
Current status
Figures as on 11 Jun 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Birch | NA | 13 | 12 | 153 | 0 | 153 |
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 11 Jun 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.
2 of 11 construction stages are filed complete. The stage furthest along is Slabs of Super Structure, at 33%.
Birch: 21% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 0% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 2% |
| Slabs of Super Structure | 33% |
| 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 11 Jun 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 | 48% |
| Water Supply | Yes | 39% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 50% |
| Storm Water Drains | Yes | 41% |
| Landscaping & Tree Planting | Yes | 47% |
| Street Lighting | Yes | 42% |
| Community Buildings | Yes | 0% |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 0% |
| Solid Waste Management And Disposal | Yes | 0% |
| 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 | 33% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | Yes | 0% |
Parking filed408
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 |
|---|---|---|---|
| Birch | NA | Rs 23.64 cr | Rs 4.70 cr |
| - | NA | Rs 2.06 cr | Rs 78.87 lakh |
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 | STUDIO ELEVEN |
| Engineer | STUDIO ELEVEN |
| Engineer | Jeevan Ramkrishna Kute |
| Chartered Accountant | JAIN NIRMAL KUMAR & ASSOCIATES |
| Chartered Accountant | GAD & ASSOCIATES |
| Chartered Accountant | SUMIT SANTOSH AGRAWAL & ASSOCIATES |
| Chartered Accountant | Neha Joshi |
| Partner | Role in project |
|---|---|
| Luxora Infrastructure Private Limited | - |
Extensions applied for1
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterDue to the fact that a new 18m wide DP road was proposed by NMC in the Regional Plan which directly affected the project after the start of its construction, construction of the project was delayed until clarifications were successfully received on the same.
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 11 Nov 2020 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 1 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 1 Jul 2025 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 1 Jul 2025Confirm 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 2026
Documents filed144
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 144 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: QA_Cert_Birch_Mar_26.pdf | 11 Jun 2026 |
| Withdrawal Update Form 1File: Arch_Cert_Upload_Birch_Mar_26.pdf | 4 May 2026 |
| Withdrawal Update Form 2File: Engg_Cert_Upload_Birch_Mar_26.pdf | 4 May 2026 |
| Withdrawal Update Form 3File: CA_Cert_Upload_Birch_Mar_26.pdf | 4 May 2026 |
| Form 5 (FY 2024-2025)File: Birch Form 5(FY24-FY25).pdf | 27 Jan 2026 |
| Withdrawal Update Form 1File: Arch_Cert_Upload_Birch_Dec_25.pdf | 24 Jan 2026 |
| Withdrawal Update Form 2File: Engg_Cert_Birch_Dec_25.pdf | 24 Jan 2026 |
| Withdrawal Update Form 3File: CA_Cert_Birch_Dec_25.pdf | 24 Jan 2026 |
| Form 5 (FY 2024-2025)File: Birch Form 5(FY24-FY25).pdf | 12 Jan 2026 |
| Withdrawal Update Form 1File: Arch_Cert_Birch_Jun_25.pdf | 17 Nov 2025 |
| Withdrawal Update Form 1File: Arch_Cert_Birch_Upload_Sep_25.pdf | 17 Nov 2025 |
| Withdrawal Update Form 2File: Engg_Cert_Birch_Jun_25_Signed.pdf | 17 Nov 2025 |
| Withdrawal Update Form 2File: Engg_Cert_Birch_Upload_Sep_25.pdf | 17 Nov 2025 |
| Withdrawal Update Form 3File: CA_Cert_Birch_Jun_25.pdf | 17 Nov 2025 |
| Withdrawal Update Form 3File: CA_Cert_Birch_Sep_25.pdf | 17 Nov 2025 |
| Withdrawal Update Form 1File: Arch_Cert_Birch_Upload_Sep_25.pdf | 14 Nov 2025 |
| Withdrawal Update Form 2File: Engg_Cert_Birch_Upload_Sep_25.pdf | 14 Nov 2025 |
| Withdrawal Update Form 3File: CA_Cert_Birch_Sep_25.pdf | 14 Nov 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Jun_25.pdf | 23 Jul 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_Birch_Jun_25.pdf | 10 Jul 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Jun_25_Signed.pdf | 10 Jul 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: QA_Cert_Birch_Mar_25.pdf | 10 Jul 2025 |
| Layout approvalFile: PLAN-1.pdf | 1 Jul 2025 |
| Building plan approvalFile: PLAN-1.pdf | 1 Jul 2025 |
| Building plan approvalFile: PLAN-2.pdf | 1 Jul 2025 |
| Building plan approvalFile: PLAN-3.pdf | 1 Jul 2025 |
| Building plan approvalFile: PLAN-4.pdf | 1 Jul 2025 |
| Building plan approvalFile: PLAN-5.pdf | 1 Jul 2025 |
| Building plan approvalFile: PLAN-6.pdf | 1 Jul 2025 |
| Building plan approvalFile: PLAN-7.pdf | 1 Jul 2025 |
| Copy of Layout Approval (in case of layout)File: PLAN-1.pdf | 1 Jul 2025 |
| Commencement Certificates / NA Order for plotted developmentFile: PERMIT.pdf | 1 Jul 2025 |
| Commencement Certificates / NA Order for plotted developmentFile: PLAN-2.pdf | 1 Jul 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN-1.pdf | 1 Jul 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN-2.pdf | 1 Jul 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN-3.pdf | 1 Jul 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN-4.pdf | 1 Jul 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN-5.pdf | 1 Jul 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN-6.pdf | 1 Jul 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN-7.pdf | 1 Jul 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Mar_25.pdf | 6 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_Birch_Mar_2025.pdf | 15 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Mar_25.pdf | 15 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Dec_24.pdf | 3 Mar 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_Birch_Dec_24.pdf | 7 Feb 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Dec_24.pdf | 7 Feb 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Birch Form 5(FY23-FY24).pdf | 14 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Sep_24.pdf | 4 Dec 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cet_Birch_Jun_24.pdf | 16 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cet_Birch_Jun_24.pdf | 16 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_Birch_Sep_24.pdf | 31 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Sep_24.pdf | 31 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_Birch_Jun_24.pdf | 5 Aug 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Jun_24.pdf | 5 Aug 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Mar_24.pdf | 4 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Mar_24.pdf | 27 May 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_Birch_Mar_24.pdf | 15 May 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: QA_Cert_Birch_Mar_24.pdf | 15 May 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch Sep 2023.pdf | 28 Feb 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Dec_23.pdf | 28 Feb 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch Cert_BIRCH_Dec_23.pdf | 26 Feb 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Sep_23.pdf | 26 Feb 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg Birch_Dec_23.pdf | 26 Feb 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Jun_23.pdf | 20 Dec 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_BIRCH_Jun_23.pdf | 18 Dec 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Arch_Cert_Birch_Sep_23.pdf | 18 Dec 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Aspen_Jun_23.pdf | 18 Dec 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Sep_23.pdf | 18 Dec 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Jun_23.pdf | 18 Dec 2023 |
| OtherFile: DISCLOSURE_BIRCH_22_Aug_23.pdf | 22 Aug 2023 |
| Declaration in FORM BFile: Form B Birch_Revised.pdf | 14 Aug 2023 |
| Disclosure of sold/ booked inventoryFile: Sales and Stock Inventory_Birch_New.pdf | 14 Aug 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engg_Cert_Birch_Dec_22.pdf | 12 Aug 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: ENG Birch_Mar_23.pdf | 12 Aug 2023 |
| Deviation Report with respect to model copy of AgreementFile: Deviation for FSA_Birch-1-25.pdf | 20 Jul 2023 |
| Deviation Report with respect to model copy of AgreementFile: Deviation for FSA_Birch-26-40.pdf | 20 Jul 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_Cert_Birch_Mar_23.pdf | 19 Jul 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Birch Form 5 (FY22-FY23).pdf | 19 Jul 2023 |
| Proforma of Allotment letterFile: Allotment Letter - Value Homes General_TH_19_Jul_23.pdf | 19 Jul 2023 |
| Proforma of Agreement for saleFile: AFS_Flat_Generic to Birch.pdf | 19 Jul 2023 |
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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 22 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 144 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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- Plain words, conditions that have happened marked in red
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Builder: Luxora Infrastructure Private Limited
Luxora Infrastructure Private Limited has 23 registrations on MahaRERA, including Treeline 5 and Vista 3B. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Nagpur district page.
Frequently asked questions
What are my rights if Birch is delayed beyond 31 Dec 2026?
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 Birch?
The registered promoter entity is Luxora Infrastructure Private Limited, a company as per the filing. Its CIN U70100MH2007PTC166943 and GSTIN 27AABCL2854K2ZA 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 Birch?
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 Birch?
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 Birch?
The professionals named in the filing: Architect: STUDIO ELEVEN; Engineer: STUDIO ELEVEN; Engineer: Jeevan Ramkrishna Kute; Chartered Accountant: JAIN NIRMAL KUMAR & ASSOCIATES; Chartered Accountant: GAD & ASSOCIATES; Chartered Accountant: SUMIT SANTOSH AGRAWAL & 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 Birch?
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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