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INVICTUS BY GS
RG-MH-06261 · RERA P51700052012 · Last updated on MahaRERA portal: 10 Jul 2026
Source: official MahaRERA filing
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Red flags
- Litigation declared, 6 cases
Clear
- No complaints on record
- Completion date never moved
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
- All 3 completed earlier projects delivered on promise
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.
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INVICTUS BY GS is a Residential / Group Housing project by Raymond Realty Limited in Thane, Maharashtra, registered with MahaRERA as P51700052012 on 19 Jul 2023. Possession is promised by 5 Oct 2028. 91 of the 102 units on this registration are recorded sold or booked, and 5 of 11 construction stages are filed complete.
At a glance
Project
- NameINVICTUS BY GS
- TypeResidential / Group Housing
- Location
- Pokhran Road No 1
- Village Panchpakhadi
- Thane (M Corp.)
- Thane
- 400606
- Pincode400606
- RERA no.P51700052012
- ReraGenie IDRG-MH-06261
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on19 Jul 2023
- Promised completion5 Oct 2028
- Revised completionNone
- Buildings1 building record
- Documents filed147 files
Current status
Figures as on 10 Jul 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| INVICTUS BY GS WING 1 | NA | 41 | 35 | 102 | 0 | 102 |
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 10 Jul 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.
5 of 11 construction stages are filed complete. The stage furthest along is Slabs of Super Structure, at 60%.
INVICTUS BY GS WING 1: 56% 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 | 60% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 23% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 30% |
| 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 10 Jul 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 | 0% |
| Water Supply | Yes | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | Yes | 0% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Community Buildings | Yes | 0% |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 0% |
| Solid Waste Management And Disposal | Yes | 0% |
| 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 | No | Not applicable |
Parking filed408
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
Declared none is the promoter's own declaration to the regulator, not a title search. A search at the sub-registrar is what confirms it.
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 |
|---|---|---|---|
| INVICTUS BY GS WING 1 | NA | Rs 201.60 cr | Rs 77.43 cr |
| - | NA | Rs 91.65 cr | Rs 67.39 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 | Spaceage Consultant |
| Engineer | CBM Engineers India |
| Engineer | Rajesh Mishra |
| Chartered Accountant | Niraj Sanghavi&associates |
| Chartered Accountant | Walker Chandiok & Co LLP |
| Partner | Role in project |
|---|---|
| Raymond Realty Limited | - |
Litigation declared6
| Case | Court | Status |
|---|---|---|
| 158/2012 | High Court Bombay against RL | Ongoing |
| 13/2016 | High Court Bombay against RL | Ongoing |
| 57/2016 | High Court Bombay against RL | Ongoing |
| 71/2017 | Bombay High Court against RL | Ongoing |
| 562/2019 | Maharashtra Revenue Tribunal Mumbai | Ongoing |
| 158/2012 | Bombay 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 5 Jul 2023 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 19 Feb 2025 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 19 Feb 2025 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 19 Feb 2025Confirm 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 5 Oct 2028
Documents filed147
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 147 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-Ivictus by GS.pdf | 10 Jul 2026 |
| Withdrawal Update Form 2File: Form 2_Invictus by GS.pdf | 10 Jul 2026 |
| Withdrawal Update Form 3File: Form 3_ Invictus BY GS.pdf | 10 Jul 2026 |
| Form 2A (FY 2025-2026)File: INVIXTUS BY GS.pdf | 26 Jun 2026 |
| Withdrawal Update Form 1File: Form 1_Invictus by GS.pdf | 23 Apr 2026 |
| Withdrawal Update Form 2File: Form 2_Invictus by GS.pdf | 23 Apr 2026 |
| Withdrawal Update Form 3File: Form 3_Invictus BY GS.pdf | 23 Apr 2026 |
| Withdrawal Update Form 1File: Form 1_Invictus.pdf | 22 Jan 2026 |
| Withdrawal Update Form 2File: Form 2 _Invictus.pdf | 22 Jan 2026 |
| Withdrawal Update Form 3File: Form 3 Invictus _.pdf | 22 Jan 2026 |
| Withdrawal Update Form 1File: Invictus_Online.pdf | 17 Oct 2025 |
| Withdrawal Update Form 2File: Form 2_Invictus.pdf | 17 Oct 2025 |
| Withdrawal Update Form 3File: Form 3_Invictus.pdf | 17 Oct 2025 |
| Form 5 (FY 2024-2025)File: Invictus by GS_Statement and Certificate.pdf | 29 Sep 2025 |
| Form 1File: Form 1 _Invictus.pdf | 20 Jul 2025 |
| Form 3File: Form 3_invictus.pdf | 20 Jul 2025 |
| Form 2File: Form 2 RERA.pdf | 20 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: sold list.pdf | 20 Jul 2025 |
| Form 1File: Form 1 Invictus.pdf | 20 Jul 2025 |
| Form 2File: Form 2 RERA - Invictus 310325.pdf | 20 Jul 2025 |
| Form 3File: RERA Form 3 - Tower Invictus - Certificate Number 29 signed.pdf | 20 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Invictus By GS.pdf | 20 Jul 2025 |
| Form 2A (FY 2024-2025)File: INVICTUS BY GS.pdf | 3 Jul 2025 |
| Disclosure of sold/ booked inventoryFile: Invictus By GS.pdf | 24 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: RERA Form 3 - Tower Invictus - Certificate Number 29 signed.pdf | 19 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 RERA - Invictus 310325.pdf | 19 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Invictus.pdf | 17 Apr 2025 |
| Layout approvalFile: layout compress.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1- 2.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 3.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 4.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 5.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 6.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 7.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 8.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 9.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 10.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 11.pdf | 19 Feb 2025 |
| Building plan approvalFile: TOWER 1pdf 12.pdf | 19 Feb 2025 |
| Copy of Layout Approval (in case of layout)File: layout compress.pdf | 19 Feb 2025 |
| Commencement Certificates / NA Order for plotted developmentFile: CC.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 5.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 12.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 11.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 10.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 9.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 8.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 7.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 6.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 4.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1pdf 3.pdf | 19 Feb 2025 |
| Building Plan Approval / NA Order for plotted developmentFile: TOWER 1- 2.pdf | 19 Feb 2025 |
| Declaration about Commencement CertificateFile: CC DECLARATION INVITUS BY GS.pdf | 19 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: Invictus BY GS.pdf | 21 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 RERA - Invictus 311224.pdf | 16 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 invictus by GS tower_250113_122920.pdf | 15 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: RERA Form 3 - Tower Invictus - Certificate Number 285 signed.pdf | 15 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Invictus By GS.pdf | 24 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Signed RERA Form 3 - Tower Invictus - Certificate Number 190.pdf | 16 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Signed RERA Form 3 - Tower Invictus - Certificate Number 190.pdf | 15 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 Invictus.pdf | 14 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 RERA - Invictus 300924.pdf | 14 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Annexure -14, INVICTUS BY GS.pdf | 7 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Invictus.pdf | 19 Jul 2024 |
| Disclosure of sold/ booked inventoryFile: SOLD UNSOLD INVICTUS.pdf | 18 Jul 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: FORM2A.pdf | 16 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 RERA - Invictus 010724.pdf | 9 Jul 2024 |
| Disclosure of sold/ booked inventoryFile: INVICTUS BY GS.pdf | 23 Apr 2024 |
| CERSAI detailsFile: CERSAI_Search_Report_200304176658_For_Asset_Based_Search_18_04_2024_16_19_40_535.pdf | 19 Apr 2024 |
| CERSAI detailsFile: CERSAI_Search_Report_200304180320_For_Asset_Based_Search_18_04_2024_16_39_13_935.pdf | 19 Apr 2024 |
| CERSAI detailsFile: CERSAI_Search_Report_200304180455_For_Asset_Based_Search_18_04_2024_16_39_56_846.pdf | 19 Apr 2024 |
| CERSAI detailsFile: CERSAI_Search_Report_200304180506_For_Asset_Based_Search_18_04_2024_16_40_11_014.pdf | 19 Apr 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: INVICTUS BY GS.pdf | 18 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Invictus.pdf | 18 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Invictus by GS.pdf | 18 Apr 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: INVICTUS.pdf | 15 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Invictus by GS.pdf | 8 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 RERA - Invictus 030424.pdf | 8 Apr 2024 |
| Disclosure of sold/ booked inventoryFile: INVICTYS BY GS_240123_150623.pdf | 23 Jan 2024 |
| CERSAI detailsFile: CERSAI_Search_Report_200293558244_For_Asset_Based_Search_15_01_2024_18_12_16_284.pdf | 16 Jan 2024 |
Promoter's earlier projects4
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 |
|---|---|---|---|---|---|---|
| The Address by GS Tower EP51700077861 | Thane, Thane | 144 | Nov 2024 | Ongoing | Mar 2030 | Not due yet |
| TEN X HABITAT RAYMOND REALTY Tower G | The Mill Pokharan Raod No 01 JK Gram Thane 400606 | 291 | - | Ongoing | Jun 2026 | Jun 2026 |
| TEN X HABITAT RAYMOND REALTY Tower F | The Mill Pokharan Road No 01 JK Gram Thane 400606 | 399 | - | Ongoing | Mar 2026 | Mar 2026 |
| TEN X HABITAT RAYMOND REALTY Tower D | The Mill Pokharan Raod No 01 JK Gram Thane 400606 | 244 | - | Completed | Sep 2025 | Mar 2024 |
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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.
- 1 condition on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 13 other registrations, which the RERA portal never shows together
- All 147 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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- Plain words, conditions that have happened marked in red
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Builder: Raymond Realty Limited
Raymond Realty Limited has 14 registrations on MahaRERA, including TEN X HABITAT Raymond Realty Tower F and TEN X HABITAT Raymond Realty Tower G. Its filings disclose 31 earlier MahaRERA projects: declares 23 of 24 past projects completed on time. Litigation is declared on 11 of its registrations. Read the full track record. See more projects on the Thane district page.
Frequently asked questions
What are my rights if INVICTUS BY GS is delayed beyond 5 Oct 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 INVICTUS BY GS?
The registered promoter entity is Raymond Realty Limited, a company as per the filing. Its CIN U41000MH2019PLC332934 and GSTIN 27AAJCR9076K1ZL 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 INVICTUS BY GS?
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 INVICTUS BY GS?
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 INVICTUS BY GS?
The professionals named in the filing: Architect: Spaceage Consultant; Engineer: CBM Engineers India; Engineer: Rajesh Mishra; Chartered Accountant: Niraj Sanghavi&associates; Chartered Accountant: Walker Chandiok & Co LLP. 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 INVICTUS BY GS?
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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