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HANS VALLABH NIWAS
RG-MH-39197 · RERA P51800034673 · Last updated on MahaRERA portal: 24 Nov 2023
Source: official MahaRERA filing
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Red flags
- Registration lapsed
- Possession 31 months past the filed date
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- 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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HANS VALLABH NIWAS is a Residential / Group Housing project by SHREE HANS REALTORS LLP in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800034673 on 20 Apr 2022. Possession was promised by 31 Mar 2024 and is now 31 months past that date.
At a glance
Project
- NameHANS VALLABH NIWAS
- TypeResidential / Group Housing
- Location
- RAM MANDIR ROAD
- VILE PARLE EAST
- Andheri
- Mumbai Suburban
- 400057
- Pincode400057
- RERA no.P51800034673
- ReraGenie IDRG-MH-39197
Builder
- NameSHREE HANS REALTORS LLP
- Entity typeOthers
- ChairpersonVALLABHBHAI VASHRAMBHAI ITALIA
- Managing DirectorsRAMESH VASHRAMBHAI ITALIA, RAJESH KANTILAL SHAH, SEJAL ROHAN SHAH, DHANJIBHAI RAMJIBHAI ITALIA, MAHESH DUNGARSHIBHAI ITALIA
- Named personVALLABHBHAI ITALIA
- Other registrations3 more →
- Completed2 of 4
- No longer live1 lapsed, de-registered or revoked
- Declared earlier projects3 →
Key dates
Key facts
Registration and timeline
- StatusRegistration lapsed
- Registered on20 Apr 2022
- Promised completion31 Mar 2024
- Revised completionNone
- Buildings1 building record
- Documents filed23 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| HANS VALLABH NIWAS | NA | 10 | 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 24 Nov 2023, 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 11 construction stages are filed complete. The stage furthest along is Sanitary Fittings within the flats / premises, at 75%.
HANS VALLABH NIWAS: 89% 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 | 75% |
| 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 24 Nov 2023, 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) | No | Not applicable |
| Storm Water Drains | Yes | 100% |
| 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 | 100% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 100% |
| Electrical meter room, sub-station, receiving station | Yes | 100% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed24
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 ownership1
MahaRERA does not publish landowner contact details. MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
| Landowner | Village | District |
|---|---|---|
| MALAVIYA ROAD CHS LTD | Andheri | Mumbai Suburban |
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 partners3
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | IND ARCHITECTS |
| Engineer | RUPAK R SHAH |
| Chartered Accountant | V V DONGA & CO |
| Partner | Role in project |
|---|---|
| SHREE HANS REALTORS LLP | - |
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 Apr 2022 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 4 Apr 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 4 Apr 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 4 Apr 2022Confirm 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 filed23
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 |
|---|---|
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1.pdf | 24 Nov 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 24 Nov 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3.pdf | 24 Nov 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Form 5.pdf | 24 Nov 2023 |
| Declaration about Commencement CertificateFile: declaration parla.pdf | 12 Apr 2022 |
| Proforma of Allotment letterFile: draft allotment Letter.pdf | 12 Apr 2022 |
| CERSAI detailsFile: cresai.pdf | 9 Apr 2022 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: ca fORM 3.pdf | 9 Apr 2022 |
| Layout approvalFile: LAYOUT - RERA-1.pdf | 4 Apr 2022 |
| Layout approvalFile: LAYOUT - RERA-2.pdf | 4 Apr 2022 |
| Layout approvalFile: LAYOUT - RERA-3.pdf | 4 Apr 2022 |
| Building plan approvalFile: IOD - RERA.pdf | 4 Apr 2022 |
| PAN CardFile: LLP PAN.pdf | 4 Apr 2022 |
| Copy of the legal title reportFile: Title - RERA.pdf | 4 Apr 2022 |
| Details of encumbrancesFile: emcumbrances.pdf | 4 Apr 2022 |
| Copy of Layout Approval (in case of layout)File: LAYOUT - RERA-1.pdf | 4 Apr 2022 |
| Copy of Layout Approval (in case of layout)File: LAYOUT - RERA-2.pdf | 4 Apr 2022 |
| Copy of Layout Approval (in case of layout)File: LAYOUT - RERA-3.pdf | 4 Apr 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: IOD - RERA.pdf | 4 Apr 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: CC - RERA.pdf | 4 Apr 2022 |
| Declaration in FORM BFile: form b.pdf | 4 Apr 2022 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect.pdf | 4 Apr 2022 |
| Proforma of Allotment letterFile: DRAFT AGREEMENT.pdf | 4 Apr 2022 |
Promoter's earlier projects2
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 |
|---|---|---|---|---|---|---|
| REDEVELOPMENT OF HANS TOP IN TOWNP51800016991 | MALAD EAST, Mumbai Suburban | - | Jun 2018 | Certificate Signed | May 2023 | Late, Aug 2023 |
| HANS AVENUE | PLOT NO 272 JAWAHAR NAGAR GOREGOAN WEST | 26 | - | Completed | Sep 2013 | Sep 2013 |
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Buyer report
Built from this project's filings on the day you order, in plain language.
- 2 conditions on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 3 other registrations, which the RERA portal never shows together
- All 23 filed documents as one ZIP, foldered, with a manifest
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Project watch
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Builder: SHREE HANS REALTORS LLP
SHREE HANS REALTORS LLP has 4 registrations on MahaRERA, including HANS ELEGANCE and REDEVELOPMENT OF HANS TOP IN TOWN. Its filings disclose 3 earlier MahaRERA projects: declares 2 of 3 past projects completed on time. Read the full track record. See more projects on the Mumbai Suburban district page.
Frequently asked questions
What does it mean that HANS VALLABH NIWAS 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 HANS VALLABH NIWAS is delayed beyond 31 Mar 2024?
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 HANS VALLABH NIWAS?
The registered promoter entity is SHREE HANS REALTORS LLP, an others 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 HANS VALLABH NIWAS?
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 HANS VALLABH NIWAS?
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 HANS VALLABH NIWAS?
The professionals named in the filing: Architect: IND ARCHITECTS; Engineer: RUPAK R SHAH; Chartered Accountant: V V DONGA & 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 HANS VALLABH NIWAS?
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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