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IBIS at L and T Realty Elixir Reserve
By Larsen & Toubro Ltd. (Realty Division)
RG-MH-17864 · RERA P51800055830 · Last updated on MahaRERA portal: 20 Apr 2026
Source: official MahaRERA filing
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Red flags
- Litigation declared, 4 cases
Clear
- 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: or have every new Mumbai Suburban registration emailed to you, free during the pilot beta.Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
IBIS at L and T Realty Elixir Reserve is a Residential / Group Housing project by Larsen & Toubro Ltd. (Realty Division) in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800055830 on 22 Apr 2024. Possession is promised by 30 Dec 2026. 236 of the 250 units on this registration are recorded sold or booked, and 11 of 11 construction stages are filed complete.
At a glance
Project
- NameIBIS at L and T Realty Elixir Reserve
- TypeResidential / Group Housing
- Location
- Saki Vihar Road
- Powai
- Paspoli
- Kurla
- Mumbai Suburban
- 400072
- Pincode400072
- RERA no.P51800055830
- ReraGenie IDRG-MH-17864
Builder
- NameLarsen & Toubro Ltd. (Realty Division)
- Entity typeCompany
- CINL99999MH1946PLC004768
- GSTIN27AAACL0140P5ZF
- GSTIN is from this promoter's other MahaRERA registrations. This project's own filing does not repeat it.
- Chairman & Managing DirectorSekharipuram Narayanan Subrahmanyan
- President, Whole-time Director & CFORamamurthi Shankar Raman
- Whole-time Director & President (Energy)Subramanian Sudarsanam Sarma
- Whole time Director and Senior ExecutivesSudhindra Vasantrao Desai, Tharayil Madhava Das
- Whole-time Director & Senior ExecutiveAnil Vithal Parab
- Other registrations24 more →
- Completed7 of 25
- No longer live3 lapsed, de-registered or revoked
- Declared earlier projects30 →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on22 Apr 2024
- Promised completion30 Dec 2026
- Revised completionNone
- Buildings1 building record
- Documents filed85 files
Current status
Figures as on 20 Apr 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| T5-IBIS at L and T Realty Elixir Reserve | NA | 30 | 25 | 247 | 3 | 250 |
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 20 Apr 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.
11 of 11 construction stages are filed complete.
T5-IBIS at L and T Realty Elixir Reserve: 100% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 100% |
| 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 20 Apr 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 | 100% |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 100% |
| Storm Water Drains | Yes | 100% |
| Landscaping & Tree Planting | Yes | 95% |
| Street Lighting | Yes | 100% |
| Community Buildings | Yes | 95% |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 100% |
| Solid Waste Management And Disposal | Yes | 100% |
| Water conservation /Rain water harvesting | Yes | 100% |
| Energy managemcnt | Yes | 90% |
| Fire protection and fire safety requirements | Yes | 100% |
| Electrical meter room, sub-station, receiving station | Yes | 90% |
| Aggregate area of recreational Open Space | Yes | 100% |
| Open Parking | No | Not applicable |
Parking filed144
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 |
|---|---|---|---|
| T5-IBIS at L and T Realty Elixir Reserve | NA | Rs 97.02 cr | Rs 78.82 cr |
| - | NA | Rs 43.00 cr | Rs 41.43 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 | Sandeep Madhav Shikre |
| Engineer | Swapnil Joshi |
| Engineer | ankur Jadhav |
| Chartered Accountant | M S K A & Associates |
| Chartered Accountant | Urmit Shah |
| Partner | Role in project |
|---|---|
| Larsen & Toubro Ltd. (Realty Division) | - |
Litigation declared4
| Case | Court | Status |
|---|---|---|
| 9486/2019/2019 | HIGH COURT OF JUDICATURE AT BOMBAY | Ongoing |
| 298 of 2022/2022 | District Superintendent of Land Records | Ongoing |
| 290 of 2023/2023 | Deputy Director of Land Records | Ongoing |
| 9486/2019/2019 | HIGH COURT | Ongoing |
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 2 Mar 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 12 Mar 2024 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 15 Mar 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 2 Mar 2024Confirm 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 30 Dec 2026
Documents filed85
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 85 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: Form 1- IBIS.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: BP-50C26_20260418_180333.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 with Table C_Q4_FY 25-26_IBIS.pdf | 20 Apr 2026 |
| Form 2A (FY 2025-2026)File: Form 2A ER March 26 IBIS.pdf | 19 Apr 2026 |
| Withdrawal Update Form 1File: Form-1-Ibis.pdf | 20 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 IBIS ER Q3 2526-signed.pdf | 20 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 with Table C_Q3_FY 25-26_IBIS.pdf | 20 Jan 2026 |
| Withdrawal Update Form 1File: Form-1-Ibis.pdf | 18 Oct 2025 |
| Withdrawal Update Form 2File: RERA Form 2 IBIS.pdf | 18 Oct 2025 |
| Withdrawal Update Form 3File: Form-3-Ibis.pdf | 18 Oct 2025 |
| Form 2A (FY 2024-2025)File: Form 2A-IBIS-signed.pdf | 3 Oct 2025 |
| Form 5 (FY 2024-2025)File: L&T - RERA Certificate -IBIS.pdf | 28 Sep 2025 |
| Withdrawal Update Form 1File: T5-IBIS-15-06-2025.pdf | 22 Jul 2025 |
| Withdrawal Update Form 2File: RERA Form 2 T5(Q1) 25-26 ibis.pdf | 22 Jul 2025 |
| Withdrawal Update Form 3File: Form-3-Ibis.pdf | 22 Jul 2025 |
| Withdrawal Update Form 1File: Form-1-Ibis.pdf | 26 Jun 2025 |
| Withdrawal Update Form 1File: Form-1-Ibis.pdf | 26 Jun 2025 |
| Withdrawal Update Form 2File: Form-2-Ibis.pdf | 26 Jun 2025 |
| Withdrawal Update Form 2File: Form-2-Ibis.pdf | 26 Jun 2025 |
| Withdrawal Update Form 3File: Form-3-Ibis.pdf | 26 Jun 2025 |
| Withdrawal Update Form 3File: Form-3-Ibis.pdf | 26 Jun 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form-1-Ibis.pdf | 20 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form-3-Ibis.pdf | 20 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form-2-Ibis.pdf | 20 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Inventory-Ibis.pdf | 20 Apr 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form-2A-Ibis.pdf | 20 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1- Ibis.pdf | 20 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form-3-Ibis.pdf | 20 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form-2-Ibis.pdf | 20 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Inventory-Ibis.pdf | 20 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form-2A-Ibis.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form-1-T5-Ibis.pdf | 21 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form-3-Q2-FY-24-25-Ibis.pdf | 20 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: RERA-Form-2-Ibis-Q2-FY 24-25.pdf | 20 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: Inventory-ER-Ibis_compressed.pdf | 20 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Ibis-2A.pdf | 20 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Ibis Form 1.pdf | 20 Jul 2024 |
| Disclosure of sold/ booked inventoryFile: ER- T05-Ibis.pdf | 20 Jul 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3_Q1_FY 24-25_IBIS.pdf | 20 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: IBI-Form 2.pdf | 19 Jul 2024 |
| Proforma of Agreement for saleFile: IBIS - AFS.pdf | 6 Jul 2024 |
| Other - FinanceFile: Declaration regarding Variation in Unit T5_Signed.pdf | 5 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Final Form 3 TOWER 5 IBIS at L and T REALTY ELIXIR RESERVE.pdf | 21 Mar 2024 |
| Building plan approvalFile: 2413501Amendletter_signed.pdf | 15 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 2413501Amendletter_signed.pdf | 15 Mar 2024 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Bank decaration IBIS.pdf | 15 Mar 2024 |
| Other - LegalFile: IBIS Allotment Letter.pdf | 15 Mar 2024 |
| Other - LegalFile: Board Resolution and Authority Letter.pdf | 15 Mar 2024 |
| Other - TechnicalFile: Board Resolution and Authority Letter.pdf | 15 Mar 2024 |
| Other - TechnicalFile: Declaration regarding Variation in Unit T5_Signed.pdf | 15 Mar 2024 |
| Other - TechnicalFile: IBIS Declaration Order 50.pdf | 14 Mar 2024 |
| Layout approvalFile: 1 BLOCK PLAN _T5 V1.pdf | 12 Mar 2024 |
| Building plan approvalFile: 2 BASEMENT 3_PARKING.pdf | 12 Mar 2024 |
| Building plan approvalFile: 3 BASEMENT 2_PARKING.pdf | 12 Mar 2024 |
| Building plan approvalFile: 4 BASEMENT 1_ PARKING.pdf | 12 Mar 2024 |
| Building plan approvalFile: 5 UPPER GROUND_RETAIL AND PARKING.pdf | 12 Mar 2024 |
| Building plan approvalFile: 6 TYPICAL FLOOR PLAN.pdf | 12 Mar 2024 |
| Building plan approvalFile: 7 REFUGE FLOOR PLAN 5TH 12TH 19TH AND TERRACE.pdf | 12 Mar 2024 |
| Copy of Layout Approval (in case of layout)File: 1 BLOCK PLAN _T5 V1.pdf | 12 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 2 BASEMENT 3_PARKING.pdf | 12 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 3 BASEMENT 2_PARKING.pdf | 12 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 4 BASEMENT 1_ PARKING.pdf | 12 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 5 UPPER GROUND_RETAIL AND PARKING.pdf | 12 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 6 TYPICAL FLOOR PLAN.pdf | 12 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 7 REFUGE FLOOR PLAN 5TH 12TH 19TH AND TERRACE.pdf | 12 Mar 2024 |
| Other - LegalFile: Final SALE DEED 7 11 2009.pdf | 12 Mar 2024 |
| Other - LegalFile: Letter Head PAN Elixir Reserve Declaration IBIS.pdf | 12 Mar 2024 |
| Details of encumbrances concerned to FinanceFile: Encumbrance_Legal.pdf | 3 Mar 2024 |
| Details of encumbrances concerned to LegalFile: Encumbrance_Legal.pdf | 3 Mar 2024 |
| CERSAI detailsFile: CERSAI.pdf | 3 Mar 2024 |
| Proforma of Agreement for saleFile: IBIS - AFS - Elixir - Phase 2 - 732024 - clean version (1).pdf | 3 Mar 2024 |
| Proforma of Allotment letterFile: Allotment Letter.pdf | 3 Mar 2024 |
| Other - TechnicalFile: Declration.pdf | 3 Mar 2024 |
| PAN CardFile: PAN CARD LT LTD.pdf | 2 Mar 2024 |
| Copy of the legal title reportFile: T5_TC-.pdf | 2 Mar 2024 |
| Details of encumbrances concerned to FinanceFile: Details of ecumbrance Finance.pdf | 2 Mar 2024 |
| Details of encumbrances concerned to LegalFile: Details of ecumbrance Finance.pdf | 2 Mar 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: 2418838_FurtherCC_signed.pdf | 2 Mar 2024 |
| Declaration about Commencement CertificateFile: Declaration CC_IBIS.pdf | 2 Mar 2024 |
| Declaration in FORM BFile: IBIS Form B.pdf | 2 Mar 2024 |
Promoter's earlier projects12
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 |
|---|---|---|---|---|---|---|
| Emerald Isle - T16P51800013504 | Kurla, Mumbai Suburban | 127 | Oct 2017 | Ongoing | Dec 2024Registered original: Dec 2023 | Not delivered |
| Test | Test | 1 | - | Ongoing | Nov 2024 | Not delivered |
| Emerald Isle - T15 | Saki Vihar Road Powai | 208 | - | Completed | Jun 2023 | Jun 2023 |
| Emerald Isle - T10 | Saki Vihar Road Powai | 203 | - | Completed | Jun 2023 | Jun 2023 |
| Emerald Isle - T9 | Saki Vihar Road Powai | 150 | - | Completed | Jun 2021 | Apr 2021 |
| Emerald Isle - T8 | Saki Vihar Road Powai | 72 | - | Completed | Dec 2018 | Dec 2018 |
| Emerald Isle - T7 | Saki Vihar Road Powai | 72 | - | Completed | Jun 2018 | Apr 2018 |
| Emerald Isle - T4, T5, T6 | Saki Vihar Road Powai | 371 | - | Completed | Jun 2018 | Sep 2017 |
| EMERALD ISLE TOWER 3 | LT Emerald Isle Near LT Business Park Saki Vihar Road Powai 400072 | 139 | - | Completed | Aug 2016 | Jul 2016 |
| EMERALD ISLE TOWER 2 | LT Emerald Isle Near LT Business Park Saki Vihar Road Powai 400072 | 93 | - | Completed | Aug 2016 | Jul 2016 |
| EMERALD ISLE TOWER 1 | LT Emerald Isle Near LT Business Park Saki Vihar Road Powai 400072 | 42 | - | Completed | Aug 2016 | Jul 2016 |
| Sanofi | Sanofi House No 117B Near L&T Business Park Saki Vihar Road Mumbai 400072 | 1 | - | Completed | Mar 2015 | Mar 2015 |
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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 24 other registrations, which the RERA portal never shows together
- All 85 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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Builder: Larsen & Toubro Ltd. (Realty Division)
Larsen & Toubro Ltd. (Realty Division) has 25 registrations on MahaRERA, including Emerald Isle - T7 and Emerald Isle - T8. Its filings disclose 30 earlier MahaRERA projects: declares 19 of 19 past projects completed on time. Litigation is declared on 14 of its registrations. Read the full track record. See more projects on the Mumbai Suburban district page.
Frequently asked questions
What are my rights if IBIS at L and T Realty Elixir Reserve is delayed beyond 30 Dec 2026?
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 IBIS at L and T Realty Elixir Reserve?
The registered promoter entity is Larsen & Toubro Ltd. (Realty Division), a company as per the filing. Its CIN L99999MH1946PLC004768 and GSTIN 27AAACL0140P5ZF 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 IBIS at L and T Realty Elixir Reserve?
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 IBIS at L and T Realty Elixir Reserve?
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 IBIS at L and T Realty Elixir Reserve?
The professionals named in the filing: Architect: Sandeep Madhav Shikre; Engineer: Swapnil Joshi; Engineer: ankur Jadhav; Chartered Accountant: M S K A & Associates; Chartered Accountant: Urmit Shah. 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 IBIS at L and T Realty Elixir Reserve?
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; how the declared litigation on this registration affects your risk; 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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