Home / Browse projects / Thane, Maharashtra / CHARMS CITY PHASE II
CHARMS CITY PHASE II
RG-MH-20304 · RERA P51700005462 · Last updated on MahaRERA portal: 28 Aug 2026
Source: official MahaRERA filing
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Red flags
- Completion date moved by 56 months
- 3 extensions taken
Clear
- No litigation declared
- No complaints on record
- Separate project account declared
- Allotment letter follows the model form
2 conditions are 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.
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CHARMS CITY PHASE II is a Others project by GURUKRIPA LANDHOLDING LLP in Thane, Maharashtra, registered with MahaRERA as P51700005462 on 11 Aug 2017. Possession is promised by 31 Mar 2027. The completion date has moved by 56 months from the original filing. 125 of the 189 units on this registration are recorded sold or booked, and 8 of 11 construction stages are filed complete.
At a glance
Project
- NameCHARMS CITY PHASE II
- TypeOthers
- Location
- Titwala
- Manda
- Kalyan
- Thane
- 421605
- Pincode421605
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51700005462
- ReraGenie IDRG-MH-20304
Builder
- NameGURUKRIPA LANDHOLDING LLP
- Entity typePartnership
- PartnersKIRORIMAL KUNDNANI, GOPAL LALWANI, MANOJ LALWANI, BIPIN KATIRA, JAIRAJ MOHINANI, JOHN MATHEW, DHIRAJ GOVIND PATEL, SANJAY BORGAONKAR, POPATLAL MANJI VELANI, PRADEEP PURSHOTTAM VELANI, BHARAT GOVIND VASANI, VISHRAM LALJI PATEL and 2 more
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on11 Aug 2017
- Promised completion31 Mar 2027
- Revised completionRevised to 31 Mar 2027 (originally 31 Jul 2022)
- Buildings1 building record
- Documents filed104 files
Current status
Figures as on 28 Aug 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| City Phase II | NA | 16 | 16 | 180 | 9 | 189 |
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 28 Aug 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.
8 of 11 construction stages are filed complete. The stage furthest along is Sanitary Fittings within the flats / premises, at 90%.
City Phase II: 88% average across the applicable activities
| 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 | 100% |
| Sanitary Fittings within the flats / premises | 90% |
| 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. | 75% |
Progress on shared amenities15
As on 28 Aug 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 | 88% |
| Water Supply | Yes | 75% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 75% |
| Storm Water Drains | Yes | 80% |
| Landscaping & Tree Planting | Yes | 75% |
| Street Lighting | Yes | 75% |
| 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 | Yes | 80% |
| Energy managemcnt | Yes | 50% |
| Fire protection and fire safety requirements | Yes | 50% |
| Electrical meter room, sub-station, receiving station | Yes | 90% |
| Aggregate area of recreational Open Space | Yes | 85% |
| Open Parking | Yes | 85% |
Parking filed57
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
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 |
|---|---|---|---|
| City Phase II | NA | Rs 25.50 cr | Rs 24.23 cr |
| - | NA | Rs 1.40 cr | Rs 1.19 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 | D CON CONSULTANT |
| Architect | DECON CONSULTANTS |
| Engineer | AJAY MAHALE AND ASSOCIATES |
| Engineer | Mayank Patel |
| Chartered Accountant | C K Patil and Co |
| Partner | Role in project |
|---|---|
| GURUKRIPA LANDHOLDING LLP | - |
Extensions applied for3
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterDear Sir, We request to grant extension for completion of the Project by 31st July , 2023 with the occupation certificate and accordingly we are applying for extension of time. Building has been completed upto 60% which are registered as Charms City Phase II of the real estate project CHARMS CITY PHASE II. We would like to convey that due to force majeure events, certain unavoidable circumstances and lastly due to the prevailing pandemic Covid-19, the completion of the Project has been delayed. There has been delay from the contractor due to shortage and highly interrupted supply of constructi
Reason as filed by the promoterDUE TO COVID-19 AND PERMISSION DELAY THE PROJECT WAS NOT ABLE TO GET COMPLETED ON TIME. WE WOULD LIKE TO REQUEST YOU TO FURTHER GRANT US EXTENSION TILL 31/12/2025
Reason as filed by the promoterDear Sir, We request you to kindly grant an extension for the completion of the Project up to 31st March, 2027 along with the Occupation Certificate, and accordingly, we are applying for an extension of time. The construction work has been completed up to 95% in respect of the registered real estate project Charms City Phase II. We would like to convey that due to force majeure events, certain unavoidable circumstances and lastly due to the prevailing pandemic COVID-19, the completion of the Project has been delayed. There has been delay from the contractor due to shortage and highly interrupt
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 Jul 2017 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 28 Jul 2017 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 28 Sep 2021 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 28 Sep 2021Confirm 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 2027
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 City 2 Form1 31March26.pdf | 28 Aug 2026 |
| Withdrawal Update Form 1File: Charms City 2 Form 1 30June26.pdf | 28 Aug 2026 |
| Withdrawal Update Form 2File: Charms City 2 Form 2 31March26.pdf | 28 Aug 2026 |
| Withdrawal Update Form 2File: Charms City 2 Form 2 30June26.pdf | 28 Aug 2026 |
| Withdrawal Update Form 3File: Charms City 2 Form 3 31March26.pdf | 28 Aug 2026 |
| Withdrawal Update Form 3File: Charms City 2 Form 3 30June26.pdf | 28 Aug 2026 |
| Form 5 (FY 2023-2024)File: Form 5 23-24.pdf | 27 Jul 2026 |
| Form 2A (FY 2017-2018)File: form 2A -18.pdf | 24 Jul 2026 |
| Form 2A (FY 2018-2019)File: form 2A-19.pdf | 24 Jul 2026 |
| Form 2A (FY 2019-2020)File: form 2A-20.pdf | 24 Jul 2026 |
| Form 2A (FY 2020-2021)File: form 2A -21.pdf | 24 Jul 2026 |
| Form 2A (FY 2021-2022)File: form 2A -22.pdf | 24 Jul 2026 |
| Form 2A (FY 2022-2023)File: form 2A -23.pdf | 24 Jul 2026 |
| Form 2A (FY 2023-2024)File: form 2A-24.pdf | 24 Jul 2026 |
| Form 2A (FY 2024-2025)File: form 2A-25.pdf | 24 Jul 2026 |
| Form 2A (FY 2025-2026)File: form 2A -2026.pdf | 24 Jul 2026 |
| Form 5 (FY 2024-2025)File: Form 5 24-25.pdf | 24 Jul 2026 |
| Withdrawal Update Form 1File: Form 1 Gurukripa landholding LLP 30 June 26.pdf | 2 Jul 2026 |
| Withdrawal Update Form 2File: Form 2 Gurukripa landholding LLP 30 June 26.pdf | 2 Jul 2026 |
| Withdrawal Update Form 3File: Form 3 gurukripa landholding LLP 30 June 26.pdf | 2 Jul 2026 |
| Withdrawal Update Form 1File: Gurukripa0001.pdf | 24 Jun 2026 |
| Withdrawal Update Form 2File: Gurukripa engineers certificate .pdf | 24 Jun 2026 |
| Withdrawal Update Form 3File: Form 3 Gurukripa Landholding LLP 30-09-25.pdf | 24 Jun 2026 |
| Withdrawal Update Form 1File: Gurukripa0001.pdf | 12 Jan 2026 |
| Withdrawal Update Form 2File: Gurukripa engineers certificate .pdf | 12 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 Gurukripa Landholding LLP 30-09-25.pdf | 12 Jan 2026 |
| Withdrawal Update Form 1File: Gurukripa0001.pdf | 21 Nov 2025 |
| Withdrawal Update Form 2File: Gurukripa engineers certificate .pdf | 21 Nov 2025 |
| Withdrawal Update Form 3File: Form 3 Gurukripa Landholding LLP 30-09-25.pdf | 21 Nov 2025 |
| Withdrawal Update Form 1File: Gurukripa landholding llp Form 1 300625.pdf | 25 Jul 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Gurukripa landholdings.pdf | 25 Jul 2025 |
| Withdrawal Update Form 3File: Form 3_Charms City Phase II_March 2023 Signed.pdf | 25 Jul 2025 |
| Certificates of CA (Form 3)File: G K Form 3_31032025_compressed.pdf | 22 May 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Certificate Mar 25 City Ph 2.pdf | 22 May 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate December 23.pdf | 29 Apr 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate March 24.pdf | 29 Apr 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate June 24.pdf | 29 Apr 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate September 24.pdf | 29 Apr 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate December 24.pdf | 29 Apr 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: GURUKRIPA DECON CONSULTANT_0001.pdf | 29 Apr 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate September 23.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Gurukripa From 3 September2023.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Gurukripa From 3 December2024compressed.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Gurukripa From 3 September 2024.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Gurukripa From 3 JUNE2024compressed.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Gurukripa From 3 March2024.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Gurukripa From 3 December2023compressed.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Gurukripa From 3 March2023compressed.pdf | 29 Apr 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Form 2 Sep 23.pdf | 29 Apr 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Form 2 Dec 24.pdf | 29 Apr 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Form 2 September 24.pdf | 29 Apr 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Form 2 June 24.pdf | 29 Apr 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Form 2 March 24.pdf | 29 Apr 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Architect Certificate December 23.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated July 23.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated Sept 23.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated Dec 23.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated Mar 24.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated June 24.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated Sept 24.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated Dec 24.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Sheet Updated Mar 25.pdf | 29 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold City Phase 2.pdf | 26 Aug 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: Form 2A City Phase II 19-20 Signed.pdf | 9 Aug 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2A City Phase II 22-23 Signed.pdf | 9 Aug 2023 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold City Phase II.pdf | 9 Aug 2023 |
| Certificates of CA (Form 3)File: Form 3_Charms City Phase II_March 2023 Signed.pdf | 9 Aug 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: City Phase II Form 5.pdf | 21 Jul 2023 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Certificate March 2022_11zon.pdf | 19 Apr 2023 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Statement For RERA Charms City Phase II March 2022.pdf | 19 Apr 2023 |
| Certificates of CA (Form 3)File: Form 3_Charms City Phase II Signed_11zon.pdf | 19 Apr 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: Form 5_11zon.pdf | 19 Apr 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: Form 5_11zon.pdf | 19 Apr 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: Quality Assurance Certificate City Phase II.pdf | 13 Apr 2023 |
| Declaration about Commencement CertificateFile: Declaration for Commencement Certificate City Phase II.pdf | 23 Aug 2022 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate City Phase 2 July 22_compressed.pdf | 23 Aug 2022 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Certificate City Ph II June 22.pdf | 23 Aug 2022 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: Quality Assurance Certificate Charms City Phase II.pdf | 23 Aug 2022 |
| CERSAI detailsFile: CERSAI Certificate City Phase II.pdf | 23 Aug 2022 |
| Disclosure of sold/ booked inventoryFile: Sold-Unsold Inventory City Phase II July 22_compressed.pdf | 23 Aug 2022 |
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Buyer report
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Project watch
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- Plain words, conditions that have happened marked in red
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Builder: GURUKRIPA LANDHOLDING LLP
GURUKRIPA LANDHOLDING LLP has 1 registration on MahaRERA, including CHARMS CITY PHASE II. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Thane district page.
Frequently asked questions
What are my rights if CHARMS CITY PHASE II is delayed beyond 31 Mar 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 CHARMS CITY PHASE II?
The registered promoter entity is GURUKRIPA LANDHOLDING LLP, 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 PHASE II?
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 PHASE II?
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 PHASE II?
The professionals named in the filing: Architect: D CON CONSULTANT; Architect: DECON CONSULTANTS; Engineer: AJAY MAHALE AND ASSOCIATES; Engineer: Mayank Patel; Chartered Accountant: C K Patil and 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 CHARMS CITY PHASE II?
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; why the completion date was revised and what the new timeline depends on. The Rs 499 buyer report works through all of them from the filings.
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