Home / Browse projects / Palghar, Maharashtra / Kotak Royale
Kotak Royale
RG-MH-79629 · RERA P99000045370 · Last updated on MahaRERA portal: 7 Feb 2026
Source: official MahaRERA filing
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Red flags
- Registration lapsed
- Possession 4 months past the filed date
- Completion date moved by 6 months
- 1 extension 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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Kotak Royale is a Residential / Group Housing project by Level Up Realtors in Palghar, Maharashtra, registered with MahaRERA as P99000045370 on 18 May 2022. Possession was promised by 30 Jun 2026 and is now 4 months past that date. The completion date has moved by 6 months from the original filing. 16 of the 16 units on this registration are recorded sold or booked, and 5 of 11 construction stages are filed complete.
At a glance
Project
- NameKotak Royale
- TypeResidential / Group Housing
- Location
- Tembhode Satpati Road
- Alayali
- Palghar
- 401404
- Pincode401404
- RERA no.P99000045370
- ReraGenie IDRG-MH-79629
Key dates
Key facts
Registration and timeline
- StatusRegistration lapsed
- Registered on18 May 2022
- Promised completion30 Jun 2026
- Revised completionRevised to 30 Jun 2026 (originally 31 Dec 2025)
- Buildings1 building record
- Documents filed62 files
Current status
Figures as on 7 Feb 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Kotak Royale | NA | 11 | 9 | 16 | 0 | 16 |
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 7 Feb 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 External plumbing and external plaster, at 95%.
Kotak Royale: 72% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 0% |
| 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 | 50% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 90% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 95% |
| 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. | 55% |
Progress on shared amenities15
As on 7 Feb 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 | 90% |
| Water Supply | Yes | 67% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 62% |
| Storm Water Drains | No | Not applicable |
| Landscaping & Tree Planting | Yes | 75% |
| Street Lighting | Yes | 65% |
| Community Buildings | Yes | 0% |
| 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 | 55% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 55% |
| Electrical meter room, sub-station, receiving station | No | Not applicable |
| Aggregate area of recreational Open Space | Yes | 50% |
| Open Parking | Yes | 50% |
Parking filed11
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 ownership3
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 |
|---|---|---|
| Sumit Modi | Borivali | Mumbai Suburban |
| Ashish Samant | Borivali | Mumbai Suburban |
| Sumeet Kiran Choksi | Borivali | 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.
| Building | Wing | Estimated | Incurred |
|---|---|---|---|
| Kotak Royale | NA | Rs 8.25 cr | Rs 2.87 cr |
| - | NA | Rs 8.25 cr | Rs 2.87 cr |
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 | Vijay Gangutulla |
| Engineer | Chaitanya Mahale |
| Chartered Accountant | Hemant H Parmar |
| Partner | Role in project |
|---|---|
| Level Up Realtors | - |
Extensions applied for1
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterBuilding will be ready in next 30 days and need some more time for OC
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 20 Apr 2022 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 20 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 20 Apr 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 15 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 filed62
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 |
|---|---|
| Withdrawal Update Form 1File: architec Certificate December 2025 - Copy.pdf | 7 Feb 2026 |
| Withdrawal Update Form 2File: eng december 2025.pdf | 7 Feb 2026 |
| Withdrawal Update Form 3File: FORM 3 December 2025 - Copy.pdf | 7 Feb 2026 |
| Form 1File: architec Certificate june 2024.pdf | 29 Dec 2025 |
| Form 2File: Engineer Certificate june 2024.pdf | 29 Dec 2025 |
| Form 3File: FORM 3 june 2024.pdf | 29 Dec 2025 |
| Disclosure of Sold and Booked InventoryFile: sold unsold 30june 24 (1).pdf | 29 Dec 2025 |
| Form 1File: architec Certificate sep 2024.pdf | 29 Dec 2025 |
| Form 2File: Engineer Certificate sep 2024 - Copy.pdf | 29 Dec 2025 |
| Form 3File: FORM 3 sep -2024.pdf | 29 Dec 2025 |
| Disclosure of Sold and Booked InventoryFile: sold un sold sep 2024 (1).pdf | 29 Dec 2025 |
| Form 1File: architec Certificate Decem 2024.pdf | 29 Dec 2025 |
| Form 2File: Engineer Certificate December 2024.pdf | 29 Dec 2025 |
| Form 3File: FORM december -2024 - Copy.pdf | 29 Dec 2025 |
| Disclosure of Sold and Booked InventoryFile: sold unsold december 24 (1).pdf | 29 Dec 2025 |
| Form 1File: architec Certificate March 2025.pdf | 29 Dec 2025 |
| Form 2File: Engineer Certificate March 2025.pdf | 29 Dec 2025 |
| Form 3File: FORM march 2025.pdf | 29 Dec 2025 |
| Disclosure of Sold and Booked InventoryFile: sold unsold march 25 (1).pdf | 29 Dec 2025 |
| Withdrawal Update Form 1File: architec Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 1File: architec Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 1File: architec Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 1File: architec Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 1File: architec Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 1File: architec Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 1File: architec Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 2File: Engineer Certificate Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 3File: FORM Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 3File: FORM Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 3File: FORM Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 3File: FORM Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 3File: FORM Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 3File: FORM Sep 2025.pdf | 29 Dec 2025 |
| Withdrawal Update Form 3File: FORM Sep 2025.pdf | 29 Dec 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: From 3.pdf | 11 Jan 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: FORM 2A kotak royale.pdf | 10 Feb 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: form5 kr.pdf | 10 Feb 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 kotak Royale.pdf | 21 Feb 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: from 2 kotak royale.pdf | 21 Feb 2023 |
| Other - FinanceFile: CA confirmatio letter.pdf | 21 Feb 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: Form 5 KR Level up.pdf | 13 Feb 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA Certificate new.pdf | 12 May 2022 |
| Building plan approvalFile: Building plan samant.pdf | 20 Apr 2022 |
| Layout approvalFile: Building Layout Samant.pdf | 20 Apr 2022 |
| Copy of the legal title reportFile: title report_compressed.pdf | 20 Apr 2022 |
| Copy of the legal title reportFile: sarch report.pdf | 20 Apr 2022 |
| Copy of Layout Approval (in case of layout)File: Building Layout Samant.pdf | 20 Apr 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: Building plan samant.pdf | 20 Apr 2022 |
| Proforma of Allotment letterFile: Draft Agreement Samant.pdf | 20 Apr 2022 |
| PAN CardFile: level up pen card_1.pdf | 15 Apr 2022 |
| Details of encumbrancesFile: New Doc 20220415 105019.pdf | 15 Apr 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: SKM_C226i22041511460_0001.pdf | 15 Apr 2022 |
| Declaration about Commencement CertificateFile: New Doc 20220412 142232.pdf | 15 Apr 2022 |
| Declaration in FORM BFile: affidavit cum declaration level up.pdf | 15 Apr 2022 |
| CERSAI detailsFile: CERSAI_Search_Report_200234608129_For_Asset_Based_Search_07_04_2022_09_50_21_091.pdf | 15 Apr 2022 |
| Proforma of Allotment letterFile: allotment letter.pdf | 15 Apr 2022 |
Promoter's earlier projects1
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 | Status | Promised | Delivered |
|---|---|---|---|---|---|
| Golden Eye | Phad Satpati Palghar west | 288 | Completed | Apr 2020 | Late, Jun 2021 |
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How this compares with Palghar
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Buyer report
Built from this project's filings on the day you order, in plain language.
- 4 conditions on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 1 other registration, which the RERA portal never shows together
- All 62 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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- An email each time this filing moves: new sales, a moved possession date, an extension, a complaint, the occupancy certificate
- Plain words, conditions that have happened marked in red
- A summary of everything that changed when the 90 days end
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Builder: Level Up Realtors
Level Up Realtors has 2 registrations on MahaRERA, including Rameshwar Arcade and Kotak Royale. Its filings disclose 2 earlier MahaRERA projects: declares 1 of 2 past projects completed on time. Read the full track record. See more projects on the Palghar district page.
Frequently asked questions
What does it mean that Kotak Royale 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 Kotak Royale is delayed beyond 30 Jun 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 Kotak Royale?
The registered promoter entity is Level Up Realtors, 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 Kotak Royale?
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 Kotak Royale?
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 Kotak Royale?
The professionals named in the filing: Architect: Vijay Gangutulla; Engineer: Chaitanya Mahale; Chartered Accountant: Hemant H Parmar. 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 Kotak Royale?
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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