Home / Browse projects / Ratnagiri, Maharashtra / Isle of Bliss Phase II
Isle of Bliss Phase II
RG-MH-76371 · RERA P52800050299 · Last updated on MahaRERA portal: 29 Sep 2025
Source: official MahaRERA filing
Red flags
- 1 complaint at MahaRERA
Clear
- No litigation declared
- Completion date never moved
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
- Recorded completed on MahaRERA
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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Isle of Bliss Phase II is a Plotted project by Lodha Management LLP in Ratnagiri, Maharashtra, registered with MahaRERA as P52800050299 on 1 Apr 2023. The registration is recorded completed; possession was promised by 30 Dec 2024. 30 of the 49 units on this registration are recorded sold or booked. 1 complaint is on record with the regulator.
At a glance
Project
- NameIsle of Bliss Phase II
- TypePlotted
- Location
- Kolthare
- Dapoli
- Ratnagiri
- Kolthare
- Dapoli
- 415712
- Pincode415712
- RERA no.P52800050299
- ReraGenie IDRG-MH-76371
Builder
- NameLodha Management LLP
- Entity typePartnership
- CINU70200MH2025PTC458960
- LLPINAAA-6497
- CIN and LLPIN are from this promoter's other MahaRERA registrations. This project's own filing does not repeat them.
- PartnersSamujjwal Ghosh, Rakesh Gupta
- Other registrations2 more →
- Completed3 of 3
- Declared earlier projects5 →
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on1 Apr 2023
- Promised completion30 Dec 2024
- Revised completionNone
- BuildingsNot stated in filing
- Documents filed75 files
Current status
Figures as on 29 Sep 2025, this project's latest MahaRERA filing.
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 29 Sep 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.
NA Plot Without Structure:
| Activity | Progress |
|---|---|
| Excavation | Not applicable |
| Basement (if any) | Not applicable |
| Podiums (if any) | Not applicable |
| Plinth | Not applicable |
| Stilt Floor | Not applicable |
| Slabs of Super Structure | Not applicable |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | Not applicable |
| Sanitary Fittings within the flats / premises | Not applicable |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | Not applicable |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | Not applicable |
| 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. | Not applicable |
Progress on shared amenities23
As on 29 Sep 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 | Yes | 98% |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | No | Not applicable |
| Storm Water Drains | No | Not applicable |
| Landscaping & Tree Planting | Yes | 90% |
| Street Lighting | Yes | 98% |
| 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 | No | Not applicable |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | No | Not applicable |
| Electrical meter room, sub-station, receiving station | Yes | 90% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
| Sports Arena | Yes | 100% |
| Theatre of Bliss | Yes | 100% |
| Wellness Centre | Yes | 100% |
| Convenience Store | Yes | 100% |
| Compound Wall | Yes | 100% |
| Community Centre | Yes | 100% |
| Botanical Garden | Yes | 100% |
| AquaZone | Yes | 100% |
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.
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 | Tansika Misal |
| Architect | Bhalachandra Gothankar |
| Engineer | Dinesh Balkrishna Satam |
| Chartered Accountant | Chirag Sarvaiya |
| Chartered Accountant | U S MISHRA AND ASSOCIATES |
| Partner | Role in project |
|---|---|
| HOABL Management Private Limited | - |
Complaints filed with MahaRERA1
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC12502728 | ANKIT JAIN | HOABL Management LLP | 04/08/2025 |
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 27 Mar 2023 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 20 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 20 Mar 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 16 Feb 2023Confirm the Commencement Certificate covers the specific floor you are buying. - Occupancy CertificateOn 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.
uploaded 16 Dec 2024
Documents filed75
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 |
|---|---|
| Form 5 (FY 2024-2025)File: Form 5_IOB II_Signed.pdf | 29 Sep 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: AC_IOB 2.pdf | 20 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_LM LLP PH2.pdf | 20 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: EC_IOB II.pdf | 20 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Disclosure of Sold Booked Inventory- Isle of Bliss Phase II.pdf | 20 Jan 2025 |
| Architect’s Certificate on Completion of Project (Form 4)File: Form 4_Isle of Bliss Phase II.pdf | 16 Dec 2024 |
| Occupancy Certificate/ Completion Certificate/ Architect's certificate of completion for plotted developmentFile: Completion order - IOB Phase II.pdf | 16 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: AC_IOB II.pdf | 19 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA_LM LLP-Cape of Bliss II.pdf | 19 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: EC_IOB II.pdf | 19 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure of Sold Booked Inventory- Isle of Bliss Phase II_signed.pdf | 19 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: 6 IOB Phase II_Form 5_promoter signed.pdf | 7 Oct 2024 |
| Form 5 (FY 2023-2024)File: Form 5_IOB Phase II_Signed.pdf | 30 Sep 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Isle of Bliss - Phase II - Architect certiicate-signed.pdf | 20 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Isle of Bliss Phase II - Engineer certificate.pdf | 20 Jul 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure of Sold Booked Inventory- Isle of Bliss Phase II.pdf | 20 Jul 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Isle of Bliss Phase II - CA certificate.pdf | 20 Jul 2024 |
| Home Buyer /Allottee Grievance Redressal CellFile: Lodha Management LLP.pdf | 5 Jul 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2A_IOB 2_signed.pdf | 27 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: AR.pdf | 20 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: ER.pdf | 20 Apr 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure of Sold Booked Inventory - Isle of Bliss Phase II.pdf | 20 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA.pdf | 20 Apr 2024 |
| Building plan approval or NA orderFile: Kolthare 86 order_IOB 2_compressed.pdf | 20 Mar 2024 |
| Layout approvalFile: Kolthare 86 approved layout_IOB 2.pdf | 20 Mar 2024 |
| Copy of Layout Approval (in case of layout)File: Kolthare 86 approved layout_IOB 2.pdf | 20 Mar 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Kolthare 86 order_IOB 2_compressed.pdf | 20 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: AC_IOB2_signed.pdf | 7 Feb 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: ENG- IOB P2.pdf | 7 Feb 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure of Sold Booked Inventory-Isle of Bliss Phase II.pdf | 7 Feb 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA IOB Phase II.pdf | 7 Feb 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: AC_IOB Ph II.pdf | 20 Jan 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: EC_IOB II.pdf | 20 Jan 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure of Sold Booked Inventory-Isle of Bliss Phase II.pdf | 20 Jan 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: LMLLP_PH2.pdf | 20 Jan 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA IOB Phase II.pdf | 17 Oct 2023 |
| Disclosure of sold/ booked inventoryFile: Sold unsold_IOB Phase 2 (1).pdf | 13 Sep 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: AC_IOB PII.pdf | 7 Sep 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: EC_IOB Phase 2.pdf | 7 Sep 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA LM LLP P2 Form 3_sig_compressed.pdf | 7 Sep 2023 |
| Copy of the legal title reportFile: DOC (1) (3).pdf | 27 Mar 2023 |
| Details of encumbrances concerned to FinanceFile: GetUserDocumentFileContent.pdf | 27 Mar 2023 |
| Details of encumbrances concerned to LegalFile: GetUserDocumentFileContent.pdf | 27 Mar 2023 |
| Copy of the legal title reportFile: AFS Kolthare Sr No 86(6) (1)etc Lodha Management LLP (2).pdf | 21 Mar 2023 |
| Other - LegalFile: 86-8 - Kozrekar_POA_repaired.pdf | 21 Mar 2023 |
| Other - LegalFile: AFS Kolthare Sr No 86(6) (1)etc Lodha Management LLP (2).pdf | 21 Mar 2023 |
| Copy of the legal title reportFile: Title 1_page-0001.pdf | 6 Mar 2023 |
| Copy of the legal title reportFile: Title 2_page-0001.pdf | 6 Mar 2023 |
| Other - LegalFile: Allotment Letter.pdf | 3 Mar 2023 |
| Other - LegalFile: Deviation of AFS.pdf | 3 Mar 2023 |
| Other - FinanceFile: EC-Finance.pdf | 3 Mar 2023 |
| Other - FinanceFile: CA Certificate _Edited.pdf | 3 Mar 2023 |
| Other - FinanceFile: Cersai.pdf | 3 Mar 2023 |
| Declaration about Commencement CertificateFile: Form D-Phase II_signed.pdf | 28 Feb 2023 |
| Other - TechnicalFile: Compree.pdf | 27 Feb 2023 |
| Declaration in FORM BFile: Form-b.pdf | 23 Feb 2023 |
| Commencement Certificates / NA Order for plotted developmentFile: P2 Tehsil letter-5-8.pdf | 16 Feb 2023 |
| Other - TechnicalFile: Phase-II Challan.pdf | 16 Feb 2023 |
| Other - TechnicalFile: Clarification letter.pdf | 16 Feb 2023 |
| Layout approvalFile: P2 TP Sanction 86-6,8 Compressed 2_rotated.pdf | 10 Feb 2023 |
| Building plan approval or NA orderFile: P2 TP Sanction 86-6,8 Compressed 2_rotated.pdf | 10 Feb 2023 |
| PAN CardFile: PAN_LM_LLP.pdf | 10 Feb 2023 |
| Details of encumbrances concerned to FinanceFile: Details of encumbrances concerned to Finance-Phase Il.pdf | 10 Feb 2023 |
| Details of encumbrances concerned to LegalFile: Details of encumbrances concerned to Finance-Phase Il.pdf | 10 Feb 2023 |
| Copy of Layout Approval (in case of layout)File: P2 TP Sanction 86-6,8 Compressed 2_rotated.pdf | 10 Feb 2023 |
| Building Plan Approval / NA Order for plotted developmentFile: P2 TP Sanction 86-6,8 Compressed 2_rotated.pdf | 10 Feb 2023 |
| Commencement Certificates / NA Order for plotted developmentFile: P2_86-4, 6 TP order.pdf | 10 Feb 2023 |
| CERSAI detailsFile: 415712.pdf | 10 Feb 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: LM LLP P2 Form 3 final.pdf | 10 Feb 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: 1 Disclosure of Interest in Other Real Estate Organizations.pdf | 10 Feb 2023 |
| Proforma of Agreement for saleFile: Cape of Bliss Phase II - AFS.pdf | 10 Feb 2023 |
| Proforma of Allotment letterFile: Allotment Letter-Phase II.pdf | 10 Feb 2023 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Separate Bank Account Declaration-Phase II.pdf | 10 Feb 2023 |
| Deviation Report with respect to Allotment letterFile: Deviation of Allotment Letter-Phase II_legal.pdf | 10 Feb 2023 |
| Deviation Report with respect to model copy of AgreementFile: Deviation for AFS-Phase II.pdf | 10 Feb 2023 |
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 |
|---|---|---|---|---|---|---|
| Waves of BlissP52800053247 | Kolthare, Ratnagiri | 22 | Oct 2023 | Ongoing | Dec 2025 | Not delivered |
| Cape of Bliss Phase IP52800049714 | Kolthare, Ratnagiri | 152 | Feb 2023 | Completed | Dec 2025 | Mar 2025 |
| Cape of Bliss Phase 1AP52800052438 | Ratnagiri, Ratnagiri | 385 | Aug 2023 | Ongoing | Dec 2025 | Not delivered |
| Isle of Bliss Phase IIIP52800049974 | Ratnagiri, Ratnagiri | 64 | Mar 2023 | Completed | Dec 2024 | Dec 2024 |
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How this compares with Ratnagiri
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Buyer report
Useful on a completed registration when you are buying resale, or checking what was promised against what was delivered.
- 1 condition on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 2 other registrations, which the RERA portal never shows together
- All 75 filed documents as one ZIP, foldered, with a manifest
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Lodha Management LLP
See every Ratnagiri project, with the district possession charts
Builder: Lodha Management LLP
Lodha Management LLP has 3 registrations on MahaRERA, including Cape of Bliss Phase I and Isle of Bliss Phase III. Its filings disclose 5 earlier MahaRERA projects: declares 3 of 3 past projects completed on time. Read the full track record. See more projects on the Ratnagiri district page.
Frequently asked questions
What are my rights if Isle of Bliss Phase II is delayed beyond 30 Dec 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 Isle of Bliss Phase II?
The registered promoter entity is Lodha Management LLP, a partnership as per the filing. Its CIN U70200MH2025PTC458960 and LLPIN AAA-6497 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 Isle of Bliss 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 do I read the complaint cases filed against Isle of Bliss Phase II?
Each case number above is a complaint MahaRERA hears in public. On the MahaRERA website, open Complaint Details and search the CC number: the order PDFs, hearing dates and disposal status are free to download. Orders bind the promoter. Before booking, check whether past orders were complied with, not just whether complaints exist; an ignored order is a stronger warning than the complaint itself.
How current is the construction progress shown for Isle of Bliss 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 Isle of Bliss Phase II?
The professionals named in the filing: Architect: Tansika Misal; Architect: Bhalachandra Gothankar; Engineer: Dinesh Balkrishna Satam; Chartered Accountant: Chirag Sarvaiya; Chartered Accountant: U S MISHRA AND ASSOCIATES. 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 Isle of Bliss 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; 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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