Home / Browse projects / Thane, Maharashtra / CHARMS CITY B AND C WING
CHARMS CITY B AND C WING
RG-MH-97953 · RERA P51700049561 · Last updated on MahaRERA portal: 13 Dec 2025
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
- 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 the promoter's 7 other registrations and every project registered within 2 km.
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CHARMS CITY B AND C WING is a Residential / Group Housing project by Charms Developers in Thane, Maharashtra, registered with MahaRERA as P51700049561 on 15 Feb 2023. Possession is promised by 31 Dec 2028. 30 of the 103 units on this registration are recorded sold or booked, and 9 of 22 construction stages are filed complete.
At a glance
Project
- NameCHARMS CITY B AND C WING
- TypeResidential / Group Housing
- Location
- MAUJE MANDA
- KALYAN WEST
- Manda
- Kalyan
- Thane
- 421605
- Pincode421605
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51700049561
- ReraGenie IDRG-MH-97953
Builder
- NameCharms Developers
- Entity typePartnership
- PartnersJohn Mathew, Dhiraj Govind Patel, Sanjay Dhondu Borgaonkar, Bharat Pralhad Shah, Bharat Govind Vasani, Rajendra Devram Patel, Pradeep Purushottam Velani, Vishram Murji Gori, Deepak Shivji Patel, Gangaram Rajaram Sheganti, Bhavesh Popatlal Velani, Vishram Lalji Patel and 1 more
- Other registrations7 more →
- Completed2 of 8
- No longer live3 lapsed, de-registered or revoked
- Declared earlier projects1 →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on15 Feb 2023
- Promised completion31 Dec 2028
- Revised completionNone
- Buildings2 building records
- Documents filed104 files
Current status
Figures as on 13 Dec 2025, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| B WING | NA | 8 | 8 | 47 | 0 | 47 |
| C WING | NA | 8 | 8 | 56 | 0 | 56 |
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 building2
As on 13 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.
9 of 22 construction stages are filed complete across 2 buildings. The stage furthest along is Slabs of Super Structure, at 70%.
B WING50%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 100% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 50% |
| 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% |
C WING43%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 70% |
| 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 13 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 | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | Yes | 0% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | No | Not applicable |
| Community Buildings | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 0% |
| Solid Waste Management And Disposal | No | Not applicable |
| 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% |
Parking filed23
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.
| Building | Closed/Covered | Total |
|---|---|---|
| B WING | 3 | 3 |
| C WING | 20 | 20 |
Land and ownership
MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
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 |
|---|---|---|---|
| C WING | NA | Rs 10.03 cr | Rs 5.32 cr |
| B WING | NA | Rs 6.69 cr | Rs 4.28 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 | VARGHESE JOHN |
| Engineer | Ajay Mahale |
| Engineer | NITHYA THOMAS |
| Chartered Accountant | MEDHA JVELANI |
| Chartered Accountant | HARISH OMPRAKASH GUPTA |
| Partner | Role in project |
|---|---|
| Charms Developers | - |
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 24 Jan 2023 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 22 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 22 Dec 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 27 Jan 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 Dec 2028
Documents filed104
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 104 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 |
|---|---|
| Withdrawal Update Form 1File: Charms Developers 28, 2024 4-44 PM.pdf | 13 Dec 2025 |
| Withdrawal Update Form 1File: Charms Developers 28, 2024 4-44 PM.pdf | 13 Dec 2025 |
| Withdrawal Update Form 2File: charms developer city Bu0026C wing form 2.pdf | 13 Dec 2025 |
| Withdrawal Update Form 2File: charms developer city Bu0026C wing form 2.pdf | 13 Dec 2025 |
| Withdrawal Update Form 3File: City B u0026 C June 25 Form 3.pdf | 13 Dec 2025 |
| Withdrawal Update Form 3File: City B u0026 C June 25 Form 3.pdf | 13 Dec 2025 |
| Form 1File: Architect Certificate.pdf | 15 Aug 2025 |
| Form 2File: Engineer Form 2 B & C Wing September 2023 Signed.pdf | 15 Aug 2025 |
| Form 3File: Form 3 September 23.pdf | 15 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: LIST OF INVENTORY September 24.pdf | 15 Aug 2025 |
| Form 1File: Architect Certificate.pdf | 15 Aug 2025 |
| Form 2File: Engineer Form 2 B & C Wing September 2023 Signed.pdf | 15 Aug 2025 |
| Form 3File: Form 3 September 23.pdf | 15 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: LIST OF INVENTORY June 24.pdf | 15 Aug 2025 |
| Form 3File: 2_Final_Form 3 Charms City B and C Wing (1).pdf | 15 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: LIST OF INVENTORY March 24.pdf | 15 Aug 2025 |
| Form 1File: Architect Certificate.pdf | 15 Aug 2025 |
| Form 2File: Engineer Certificate Charms City.pdf | 15 Aug 2025 |
| Form 2File: Engineer Certificate Charms City.pdf | 15 Aug 2025 |
| Form 1File: Architect Certificate Charms City B & C Wing Final.pdf | 15 Aug 2025 |
| Form 3File: Form 3 Charms City B and C Wing.pdf | 15 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: LIST OF INVENTORY June 24.pdf | 15 Aug 2025 |
| Form 3File: Form 3_CA Certificate Charms City Phase I B & C Wing RERA_31 (2).pdf | 14 Aug 2025 |
| Form 1File: Architect Certificate.pdf | 14 Aug 2025 |
| Form 2File: Engineer Form 2 March 2025.pdf | 14 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Inventory March 2025.pdf | 14 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Inventory Dec 2024.pdf | 14 Aug 2025 |
| Form 2File: Engineer Form 2 Dec 2024.pdf | 14 Aug 2025 |
| Form 1File: Architect Certificate.pdf | 14 Aug 2025 |
| Form 3File: Form 3_CA Certificate Charms City Phase I B & C Wing RERA_31 (3).pdf | 14 Aug 2025 |
| Form 1File: Architect Certificate.pdf | 14 Aug 2025 |
| Form 2File: Engineer Form 2 Sep 24.pdf | 14 Aug 2025 |
| Form 3File: Form3September24.pdf | 14 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: LIST OF INVENTORY September 24.pdf | 14 Aug 2025 |
| Form 1File: Architect Certificate.pdf | 14 Aug 2025 |
| Form 2File: Engineer Form 2 June 24.pdf | 14 Aug 2025 |
| Form 3File: Form 3 June 2024.pdf | 14 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: LIST OF INVENTORY June 24.pdf | 14 Aug 2025 |
| Form 1File: Architect Certificate.pdf | 14 Aug 2025 |
| Form 2File: Engineer Form 2 March 24.pdf | 14 Aug 2025 |
| Form 3File: Form 3 March 2024.pdf | 14 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: LIST OF INVENTORY March 24.pdf | 14 Aug 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: FORM 5 Charms City 23-24.pdf | 25 Mar 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 March 2024_compressed.pdf | 2 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 June 2024_compressed.pdf | 2 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 September 24_compressed.pdf | 2 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Form 2 March 24.pdf | 2 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Form 2 June 24.pdf | 2 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Form 2 Sep 24.pdf | 2 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: LIST OF INVENTORY March 24.pdf | 2 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: LIST OF INVENTORY June 24.pdf | 2 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: LIST OF INVENTORY September 24.pdf | 2 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Engineer Certificate for Quality Assurance Dec 23.pdf | 2 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Engineer Certificate for Quality Assurance Mar 24.pdf | 2 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Engineer Certificate for Quality Assurance June 24.pdf | 2 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Engineer Certificate for Quality Assurance Sep 24.pdf | 2 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Engineer Certificate for Quality Assurance Dec 24.pdf | 2 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Charms Developers 28, 2024 4-44 PM.pdf | 13 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Certificate Dec.pdf | 13 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Dec 2023.pdf | 13 Mar 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: FORM 5 Charms City B and C Wing.pdf | 2 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate.pdf | 22 Oct 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Certificate for Quality Assurance Sept 23 Signed.pdf | 22 Oct 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Engineer Certificate for Quality Assurance Sept 23 Signed.pdf | 22 Oct 2023 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Inventory.pdf | 22 Oct 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3.pdf | 22 Oct 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate Signed.pdf | 12 Aug 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3.pdf | 12 Aug 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate.pdf | 10 Aug 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Form 2 June 2023 Signed.pdf | 10 Aug 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Quality Assurance Certificate June 23.pdf | 10 Aug 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Charms City B and C Wing March 2023.pdf | 10 Aug 2023 |
| Commencement Certificates / NA Order for plotted developmentFile: cc supporting letter.pdf | 27 Jan 2023 |
| Copy of the legal title reportFile: TITLE REPORT FINAL.pdf | 24 Jan 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Annexure A_1-6.pdf | 4 Jan 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Annexure A_7-11.pdf | 4 Jan 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Annexure A_12-end.pdf | 4 Jan 2023 |
| Proforma of Agreement for saleFile: FINAL AGRREEMENT FOR SALE.pdf | 29 Dec 2022 |
| Building plan approvalFile: 1 Building Plan Approval _ NA Order for plotted development.pdf | 22 Dec 2022 |
| Building plan approvalFile: 2 Building Plan Approval _ NA Order for plotted development.pdf | 22 Dec 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 | Registered | Status | Promised | Delivered |
|---|---|---|---|---|---|
| CHARMS HEIGHTS PHASE-II A1-A2P51700002670 | Titwala, Thane | Aug 2017 | Completed | Mar 2021Registered original: Mar 2019 | May 2018 |
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How this compares with Thane
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Buyer report
Built from this project's filings on the day you order, in plain language.
- Red flags and clear checks, the possession story, sanctions and sales, land and title, who you are dealing with
- Joined against the promoter's 7 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 104 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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- An email each time this filing moves: new sales, a moved possession date, an extension, a complaint, the occupancy certificate
- Plain words, conditions that have happened marked in red
- A summary of everything that changed when the 90 days end
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Builder: Charms Developers
Charms Developers has 8 registrations on MahaRERA, including CHARMS HEIGHTS PHASE-II A1-A2 and CHARMS HEIGHTS PHASE-III B2-B3. 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 Thane district page.
Frequently asked questions
What are my rights if CHARMS CITY B AND C WING is delayed beyond 31 Dec 2028?
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 CHARMS CITY B AND C WING?
The registered promoter entity is Charms Developers, 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 CHARMS CITY B AND C WING?
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 CHARMS CITY B AND C WING?
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 CHARMS CITY B AND C WING?
The professionals named in the filing: Architect: VARGHESE JOHN; Engineer: Ajay Mahale; Engineer: NITHYA THOMAS; Chartered Accountant: MEDHA JVELANI; Chartered Accountant: HARISH OMPRAKASH GUPTA. 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 CHARMS CITY B AND C WING?
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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