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H and M Royal
RG-MH-44022 · RERA P51900011158 · Last updated on MahaRERA portal: 26 May 2025
Source: official MahaRERA filing
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Red flags
- Registration lapsed
- Possession 10 months past the filed date
- Completion date moved by 83 months
- 3 extensions taken
Clear
- No litigation declared
- No complaints on record
- Separate project account declared
- Allotment letter follows the model form
4 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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H and M Royal is a Residential / Group Housing project by Blackplinth Developers LLP in Mumbai City, Maharashtra, registered with MahaRERA as P51900011158 on 31 Aug 2017. Possession was promised by 31 Dec 2025 and is now 10 months past that date. The completion date has moved by 83 months from the original filing.
At a glance
Project
- NameH and M Royal
- TypeResidential / Group Housing
- Location
- Dr Ambedkar MArg
- Sion
- Ward FNorth
- Mumbai City
- 400022
- Pincode400022
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51900011158
- ReraGenie IDRG-MH-44022
Builder
- NameBlackplinth Developers LLP
- Entity typePartnership
- PartnersAalekh Haresh Chandan, Kamlesh Natwarlal Mehta, Mitesh Deepak Kothari, Deepak Kothari
Key dates
Key facts
Registration and timeline
- StatusRegistration lapsed
- Registered on31 Aug 2017
- Promised completion31 Dec 2025
- Revised completionRevised to 31 Dec 2025 (originally 27 Jan 2019)
- Buildings1 building record
- Documents filed68 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| H and M Royal | NA | 14 | 0 | 0 | 0 | 0 |
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 26 May 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.
10 of 11 construction stages are filed complete. The stage furthest along is Podiums (if any), at 0%.
H and M Royal: 91% 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 | 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 26 May 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 | 80% |
| Storm Water Drains | Yes | 0% |
| 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 | Yes | 0% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 0% |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed36
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.
Certifying professionals and partners1
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Bhavi Jeetendra Kawa |
| Partner | Role in project |
|---|---|
| Blackplinth Developers 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 promoterWith reference to the captioned subject, we would like to inform your goodself that our project ‘H and M Royal’ is registered on the MahaRERA webportal vide Registration Number: P51900011158. The registration certificate was issued for the period ending 27 January 2019 (A copy of the certificate is attached herewith as Annexure 1). We had applied to your goodself to extend the date of completion and the same was accepted with the revised date of completion being 31 December 2019 (A copy of the certificate is attached herewith as Annexure 2). With reference to the above, we would also like to i
Reason as filed by the promoterThe Secretary, Maharashtra Real Estate Regulatory Authority 3rd Floor, A-Wing, Slum Rehabilitation Authority, Administrative Building, Anant Kanekar Marg, Bandra (E), Mumbai 400051 SUBJECT: Extension of Date of Completion of the project ‘H and M Royal’ RERA Registration Number: P51900011158 Dear Sir, With reference to the captioned subject, we would like to inform your goodself that our project ‘H and M Royal’ is registered on the MahaRERA webportal vide Registration Number: P51900011158. The registration certificate was issued for the period ending 27 January 2019 (A copy of the certificate i
Reason as filed by the promoterDear Sir, Please refer letter for your kind reference.
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 4 Aug 2017 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 2 Aug 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 4 Aug 2017 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 9 Mar 2018Confirm 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 filed68
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 |
|---|---|
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1_Mar 25.pdf | 26 May 2025 |
| Certificates of CA (Form 3)File: Form 3_Mar 25.pdf | 26 May 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form 2_Mar 25.pdf | 26 May 2025 |
| Disclosure of sold/ booked inventoryFile: disclosure sold unsold mar 25.pdf | 26 May 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2A_22-23.pdf | 26 May 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Form 5_22-23.pdf | 26 May 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2A_23-24.pdf | 26 May 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Form 5_23-24_Blackplinth 1.pdf | 26 May 2025 |
| Declaration in FORM BFile: Form B_500.pdf | 25 May 2025 |
| Other - TechnicalFile: PERT_LIST OF ACTIVITES.pdf | 25 May 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect's certificate_DEC 24.pdf | 10 Feb 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: FORM 2_DEC 24.pdf | 10 Feb 2025 |
| Certificates of CA (Form 3)File: Form 3_Dec 24_Signed_final.pdf | 15 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Sold unsold disclosure.pdf | 15 Jan 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect's certificate - prabhakunj - Copy.pdf | 13 Jan 2025 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: H and M Royal Form 2_Engineer's certificate.pdf | 13 Jan 2025 |
| CERSAI detailsFile: asset based cersai.pdf | 13 Jan 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: Form 5_Scan Copy.pdf | 16 Feb 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: Form 5_20-21_signed.pdf | 16 Feb 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: Form 5_20-21_signed.pdf | 16 Feb 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: Form 5_21-22_signed.pdf | 16 Feb 2023 |
| Declaration about Commencement CertificateFile: Prabhakunj_CC Declaration.pdf | 10 Feb 2023 |
| Disclosure of sold/ booked inventoryFile: RERA Declaration_Prabhakunj.pdf | 10 Feb 2023 |
| Certificates of CA (Form 5)File: Form 5_Scan Copy.pdf | 13 Nov 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: Blackplinth_furthercc_signed.pdf | 9 Mar 2018 |
| Building plan approvalFile: IOD PAGE 1.pdf | 4 Aug 2017 |
| Copy of the legal title reportFile: Copy of legal title report 1.pdf | 4 Aug 2017 |
| Copy of the legal title reportFile: Copy of legal title report 2.pdf | 4 Aug 2017 |
| Copy of the legal title reportFile: Copy of legal title report 3.pdf | 4 Aug 2017 |
| Details of encumbrancesFile: Details of Encumbrances of Blackplinth Developers LLP (1).pdf | 4 Aug 2017 |
| Building Plan Approval (IOD)File: IOD PAGE 1.pdf | 4 Aug 2017 |
| Declaration in FORM BFile: Form B of Blackplinth Developers LLP.pdf | 4 Aug 2017 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: merged 1.pdf | 4 Aug 2017 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: merged.pdf | 4 Aug 2017 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: merged 4.pdf | 4 Aug 2017 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: merged 5.pdf | 4 Aug 2017 |
| Certificates of CA (Form 3)File: CA Certificate.pdf | 4 Aug 2017 |
| Layout approvalFile: page-1.pdf | 2 Aug 2017 |
| Layout approvalFile: page-2.pdf | 2 Aug 2017 |
| Layout approvalFile: page-3.pdf | 2 Aug 2017 |
| Layout approvalFile: page-4.pdf | 2 Aug 2017 |
| Layout approvalFile: page-5.pdf | 2 Aug 2017 |
| Layout approvalFile: page-6.pdf | 2 Aug 2017 |
| Building plan approvalFile: page-1.pdf | 2 Aug 2017 |
| Copy of Layout Approval (in case of layout)File: page-1.pdf | 2 Aug 2017 |
| Copy of Layout Approval (in case of layout)File: page-2.pdf | 2 Aug 2017 |
| Copy of Layout Approval (in case of layout)File: page-3.pdf | 2 Aug 2017 |
| Copy of Layout Approval (in case of layout)File: page-4.pdf | 2 Aug 2017 |
| Copy of Layout Approval (in case of layout)File: page-5.pdf | 2 Aug 2017 |
| Copy of Layout Approval (in case of layout)File: page-6.pdf | 2 Aug 2017 |
| Building Plan Approval (IOD)File: page-1.pdf | 2 Aug 2017 |
| Building plan approvalFile: page-2.pdf | 1 Aug 2017 |
| Building plan approvalFile: page-3.pdf | 1 Aug 2017 |
| Building plan approvalFile: page-4.pdf | 1 Aug 2017 |
| Building plan approvalFile: page-5.pdf | 1 Aug 2017 |
| Building plan approvalFile: page-6.pdf | 1 Aug 2017 |
| Building plan approvalFile: page-7.pdf | 1 Aug 2017 |
| Building plan approvalFile: page-8.pdf | 1 Aug 2017 |
| Building Plan Approval (IOD)File: page-2.pdf | 1 Aug 2017 |
| Building Plan Approval (IOD)File: page-3.pdf | 1 Aug 2017 |
| Building Plan Approval (IOD)File: page-4.pdf | 1 Aug 2017 |
| Building Plan Approval (IOD)File: page-5.pdf | 1 Aug 2017 |
| Building Plan Approval (IOD)File: page-6.pdf | 1 Aug 2017 |
| Building Plan Approval (IOD)File: page-7.pdf | 1 Aug 2017 |
| Building Plan Approval (IOD)File: page-8.pdf | 1 Aug 2017 |
| Proforma of Allotment letterFile: Prabha Kunj RERA sale agreement NEW.pdf | 1 Aug 2017 |
| PAN CardFile: Pan card of Blackplinth Developers LLP.pdf | 31 Jul 2017 |
| Commencement Certificates / NA Order for plotted developmentFile: Commencement Certificate 2.pdf | 31 Jul 2017 |
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Buyer report
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- 4 conditions on this project's record read and explained, with the clear checks alongside
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- All 68 filed documents as one ZIP, foldered, with a manifest
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Builder: Blackplinth Developers LLP
Blackplinth Developers LLP has 1 registration on MahaRERA, including H and M Royal. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Mumbai City district page.
Frequently asked questions
What does it mean that H and M Royal shows as registration lapsed on MahaRERA?
A registration runs until the completion date the promoter declared. If the project is neither completed nor extended by then it lapses, and a de-registration or revocation ends it by order. In every case the promoter may no longer legally advertise, market or sell in the project, and the Authority can act under section 7 against a defaulting promoter. What it does not do is cancel an agreement for sale you have already signed, or extinguish your section 18 right to delay interest or refund; those run from your agreement, not from the registration. Get the current position from the promoter in writing, verify it on the MahaRERA portal, and take legal advice before paying any further instalment.
What are my rights if H and M Royal is delayed beyond 31 Dec 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 H and M Royal?
The registered promoter entity is Blackplinth Developers 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 H and M Royal?
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 H and M Royal?
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 H and M Royal?
The professionals named in the filing: Architect: Bhavi Jeetendra Kawa. 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 H and M Royal?
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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