Home / Browse projects / Birla Niyaara Phase-2
Birla Niyaara Phase-2
By Aditya Birla Real Estate Limited
RG-MH-07240 · RERA P51900054455 · Last updated on MahaRERA portal: 29 Jun 2026
Source: official MahaRERA filing
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Red flags
- Rs 750.00 crore secured on the land, in favour of ICICI Bank Limited
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- 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: .Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
Birla Niyaara Phase-2 is a Residential / Group Housing project by Aditya Birla Real Estate Limited in Worli, 400030, registered with MahaRERA as P51900054455 on 25 Jan 2024. Possession is promised by 31 Mar 2029. 109 of the 148 units on this registration are recorded sold or booked, and 3 of 11 construction stages are filed complete.
At a glance
Project
- NameBirla Niyaara Phase-2
- TypeResidential / Group Housing
- Location
- Pandurang Budhkar Marg
- Worli
- 400030
- Pincode400030
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51900054455
- ReraGenie IDRG-MH-07240
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on25 Jan 2024
- Promised completion31 Mar 2029
- Revised completionNone
- Buildings1 building record
- Documents filed93 files
Current status
Figures as on 29 Jun 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Birla Niyaara Wing-TB | NA | 48 | 44 | 148 | 0 | 148 |
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 29 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.
3 of 11 construction stages are filed complete. The stage furthest along is Podiums (if any), at 85%.
Birla Niyaara Wing-TB: 35% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 85% |
| Plinth | 100% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 0% |
| 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 29 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 | 0% |
| Water Supply | Yes | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | Yes | 0% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Community Buildings | No | Not applicable |
| 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 | 0% |
| Aggregate area of recreational Open Space | Yes | 0% |
| Open Parking | Yes | 0% |
Land and ownership1
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 |
|---|---|---|
| Birla Estates Private Limited | - | Mumbai City |
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 |
|---|---|---|---|
| Birla Niyaara Wing-TB | NA | Rs 974.65 cr | Rs 235.69 cr |
| - | NA | Rs 50.99 cr | Rs 24.91 lakh |
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 | Umeshchandra K Powar |
| Architect | PB Associates |
| Engineer | Vinyasa Consultants |
| Engineer | Kishor Bodhke |
| Chartered Accountant | Anil R Gupta & Co |
| Chartered Accountant | S R B C & CO LLP |
| Partner | Role in project |
|---|---|
| Aditya Birla Real Estate 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 7 Dec 2023 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 18 Dec 2023 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 18 Dec 2023 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 7 Dec 2023Confirm 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 Mar 2029
Documents filed93
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 93 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 Birla Niyaara Phase-II FY 2025-26.pdf | 29 Jun 2026 |
| Withdrawal Update Form 1File: Form 1 - Birla Niyara Phase 2 as on March 2026.pdf | 19 Apr 2026 |
| Withdrawal Update Form 2File: Form 2 - Birla Niyara Phase 2 as on March 2026.pdf | 19 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 - Birla Niyara Phase 2 as on March 2026.pdf | 19 Apr 2026 |
| Withdrawal Update Form 1File: Form 1 - Birla Niyaara Phase 2 as on Dec 2025.pdf | 20 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 - Birla Niyaara Phase 2 as on Dec 2025.pdf | 20 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 - Birla Niyaara - Phase 2 - Certificate - Dec 25 - Signed.pdf | 20 Jan 2026 |
| Withdrawal Update Form 1File: Form 1 - Birla Niyaara Phase 2 as on Sep 2025.pdf | 20 Oct 2025 |
| Withdrawal Update Form 2File: Form 2 - Birla Niyaara Phase 2 as on Sep 2025.pdf | 20 Oct 2025 |
| Withdrawal Update Form 3File: Form 3 - Birla Niyaara Phase 2 as on Sep 2025.pdf | 20 Oct 2025 |
| Form 2A (FY 2024-2025)File: Form 2A Niyaara Phase 2.pdf | 30 Sep 2025 |
| Form 5 (FY 2024-2025)File: Birla Niyaara Phase II Form 5 2425.pdf | 25 Sep 2025 |
| Form 1File: Form 1 Mar 24.pdf | 11 Jul 2025 |
| Form 2File: Form 2 Mar 24.pdf | 11 Jul 2025 |
| Form 3File: Form 3 Mar 24.pdf | 11 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold units Mar 24.pdf | 11 Jul 2025 |
| Form 1File: Form 1 Jun 24.pdf | 11 Jul 2025 |
| Form 2File: Form 2 Jun 24.pdf | 11 Jul 2025 |
| Form 3File: Form 3 Jun 24.pdf | 11 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Units Jun 24.pdf | 11 Jul 2025 |
| Form 1File: Form 1 Sep 24.pdf | 11 Jul 2025 |
| Form 2File: Form 2 Sep 24.pdf | 11 Jul 2025 |
| Form 3File: Form 3 Sep 24.pdf | 11 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Units Sep 24.pdf | 11 Jul 2025 |
| Form 1File: Form 1-Architect Certificate- Tower B.pdf | 11 Jul 2025 |
| Form 2File: Form 2 -Engineer's Certificate-Tower B.pdf | 11 Jul 2025 |
| Form 3File: Form 3 - Birla Niyaara - Phase 2 - Certificate - Dec 24 - Signed-.pdf | 11 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Birla Niyaara Phase 2 FY25 Q3 - Sold_Booked Inventory.pdf | 11 Jul 2025 |
| Form 1File: Niyara Ph 2 Form 1 Arct Q4.pdf | 11 Jul 2025 |
| Form 2File: Niyaara Ph 2 Form 2 Engr Q4.pdf | 11 Jul 2025 |
| Form 3File: Niyara Ph 2 Form 3 CA Q4.pdf | 11 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Birla Niyaara Ph 2 FY25 Q4 - Sold_Booked Inventory.pdf | 11 Jul 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1-Architect Certificate- Tower B.pdf | 19 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Niyara Ph 2 Form 1 Arct Q4.pdf | 19 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Birla Niyaara - Phase 2 - Certificate - Dec 24 - Signed-.pdf | 19 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Niyara Ph 2 Form 3 Certi Worli Mar 25 Signed certificate.pdf | 19 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 -Engineer's Certificate-Tower B.pdf | 19 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Niyaara Ph 2 Form 2 Engr Q4.pdf | 19 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Birla Niyaara Phase 2 FY25 Q3 - Sold_Booked Inventory.pdf | 19 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Birla Niyaara Ph 2 FY25 Q4 - Sold_Booked Inventory.pdf | 19 Apr 2025 |
| Declaration about Commencement CertificateFile: Birla Niyaara Ph 2 Declaration -Signed.pdf | 7 Mar 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Birla Niyaara Phase2 Form5Mar24.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: CTIL_N2_Sep_24_Form-1.pdf | 28 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: CTIL_N2_Sep_24_Form-2.pdf | 28 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: CTIL_N2_Sep_24_Sold (2).pdf | 28 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CTIL_N2_Sep_24_Form-3.pdf | 20 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Niyaara PH-2 - Form-2 Jun 2024.pdf | 8 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Niyaara PH-2 - Form-2 Mar 2024.pdf | 7 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Ph 2 - Form 2A 2023-24.pdf | 7 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: 202406_Ar.pdf | 1 Aug 2024 |
| Disclosure of sold/ booked inventoryFile: 202406_Sold.pdf | 1 Aug 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 202406_Sold.pdf | 1 Aug 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 202406_CA.pdf | 1 Aug 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: 202403_Ar.pdf | 29 Apr 2024 |
| Disclosure of sold/ booked inventoryFile: 202403_Sold.pdf | 29 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 202403_CA.pdf | 29 Apr 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: 17_OREO KTJ_revised.pdf | 12 Jan 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: 17_OREO_NCJ_revised.pdf | 12 Jan 2024 |
| Proforma of Agreement for saleFile: 14_AfS_revised.pdf | 12 Jan 2024 |
| Deviation Report with respect to model copy of AgreementFile: 14A_AfS Deviation revised-1.pdf | 12 Jan 2024 |
| Other - TechnicalFile: 19_Technical Declaration revised.pdf | 12 Jan 2024 |
| Layout approvalFile: 4_IoD_1.pdf | 18 Dec 2023 |
| Layout approvalFile: 4_IoD_2.pdf | 18 Dec 2023 |
| Layout approvalFile: 4_IoD_3.pdf | 18 Dec 2023 |
| Layout approvalFile: 4_IoD_4.pdf | 18 Dec 2023 |
| Layout approvalFile: 4_IoD_5-1.pdf | 18 Dec 2023 |
| Layout approvalFile: 4_IoD_6.pdf | 18 Dec 2023 |
| Layout approvalFile: 4_IoD_7.pdf | 18 Dec 2023 |
| Building plan approvalFile: 5_IoD.pdf | 18 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: 4_IoD_1.pdf | 18 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: 4_IoD_2.pdf | 18 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: 4_IoD_3.pdf | 18 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: 4_IoD_4.pdf | 18 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: 4_IoD_5-1.pdf | 18 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: 4_IoD_6.pdf | 18 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: 4_IoD_7.pdf | 18 Dec 2023 |
| Building Plan Approval / NA Order for plotted developmentFile: 5_IoD.pdf | 18 Dec 2023 |
| Deviation Report with respect to Allotment letterFile: 13A_Allotment Deviation.pdf | 18 Dec 2023 |
| PAN CardFile: 1 PAN Card.pdf | 7 Dec 2023 |
| Copy of the legal title reportFile: 2_Title Report.pdf | 7 Dec 2023 |
Promoter's earlier projects3
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 | Registered | Status | Promised | Delivered |
|---|---|---|---|---|---|---|
| Birla Vanya - Phase 1P51700019178 | Shahad, Thane | 1 | Jan 2019 | Ongoing | Jun 2025 | Not delivered |
| Birla Centurion | Birla Centurion Pandurang Budhkar Marg Century Mills Compound Mumbai 400030 | 18 | - | Completed | Dec 2015 | Dec 2015 |
| Birla Aurora | Birla Aurora Dr Annie Besant Road Worli Mumbai | 22 | - | Completed | Apr 2014 | Apr 2014 |
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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 1 other registration and every project registered within 2 km, which the RERA portal never shows together
- All 93 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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Filed coordinates, straight-line distance. 8 registered projects within 2 km.
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Builder: Aditya Birla Real Estate Limited
Aditya Birla Real Estate Limited has 2 registrations on MahaRERA, including Birla Niyaara Phase-1 and Birla Niyaara Phase-2. Its filings disclose 3 earlier MahaRERA projects: declares 2 of 2 past projects completed on time. Read the full track record.
Frequently asked questions
What are my rights if Birla Niyaara Phase-2 is delayed beyond 31 Mar 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 Birla Niyaara Phase-2?
The registered promoter entity is Aditya Birla Real Estate Limited, a company as per the filing. Its CIN L17120MH1897PLC000163 and GSTIN 27AAACC2659Q1Z6 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 Birla Niyaara Phase-2?
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 Birla Niyaara Phase-2?
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 Birla Niyaara Phase-2?
The professionals named in the filing: Architect: Umeshchandra K Powar; Architect: PB Associates; Engineer: Vinyasa Consultants; Engineer: Kishor Bodhke; Chartered Accountant: Anil R Gupta & Co; Chartered Accountant: S R B C & CO LLP. 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 Birla Niyaara Phase-2?
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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