Home / Browse projects / Palghar, Maharashtra / Kotak Royale
Kotak Royale
By Kotak Sons
RG-MH-00498 · RERA P99000017141 · Last updated on MahaRERA portal: 3 Jul 2024
Source: official MahaRERA filing
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Red flags
- Registration lapsed
- Possession 17 months past the filed date
- Completion date moved by 53 months
- 4 extensions 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 Kotak Sons in Palghar, Maharashtra, registered with MahaRERA as P99000017141 on 16 Jul 2018. Possession was promised by 31 May 2025 and is now 17 months past that date. The completion date has moved by 53 months from the original filing.
At a glance
Project
- NameKotak Royale
- TypeResidential / Group Housing
- Location
- Tembhode Road
- Tembhode
- Palghar
- 401404
- Pincode401404
- MapView location on Google Maps (as filed on RERA)
- RERA no.P99000017141
- ReraGenie IDRG-MH-00498
Key dates
Key facts
Registration and timeline
- StatusRegistration lapsed
- Registered on16 Jul 2018
- Promised completion31 May 2025
- Revised completionRevised to 31 May 2025 (originally 1 Dec 2020)
- Buildings2 building records
- Documents filed70 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Type A | NA | 6 | 0 | 0 | 0 | 0 |
| Type B | NA | 8 | 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 building2
As on 3 Jul 2024, 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.
15 of 22 construction stages are filed complete across 2 buildings. The stage furthest along is Internal walls, at 90%.
Type A82%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 5% |
| 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% |
Type B78%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 7% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 90% |
| Sanitary Fittings within the flats / premises | 80% |
| 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. | 80% |
Progress on shared amenities15
As on 3 Jul 2024, 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 | 80% |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 100% |
| Storm Water Drains | Yes | 100% |
| Landscaping & Tree Planting | Yes | 10% |
| Street Lighting | Yes | 100% |
| 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 | 80% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 0% |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | Yes | 10% |
| Open Parking | Yes | 0% |
Parking filed42
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.
| Building | Closed/Covered | Open Space | Total |
|---|---|---|---|
| Type A | 1 | 30 | 31 |
| Type B | 1 | 10 | 11 |
Land and ownership2
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 |
|---|---|---|
| Madhoor P Kotak | Palghar | Palghar |
| Hussain Shaikh | Palghar | Palghar |
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 partners1
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Vijay G Gangutulla |
| Partner | Role in project |
|---|---|
| Kotak Sons | - |
Extensions applied for4
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterDue to covid situation completion not possible this year
Reason as filed by the promoterType B building has been revised from 4 floors to 7 floors and had not been constructed till date also we have not sold any apartments in Type B building. Delay was due to many reasons especially corona pendamic has affected us a lot.
Reason as filed by the promoterBuilding no 1 has ready received OC certificate and Building no 2 is 95% complete so just need a valid certificate until we receive do the final finishing and receive OC
Reason as filed by the promoterBuilding is ready for possession just need enough time for OC application to be approved
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 27 Jun 2018 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 3 Jul 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 3 Jul 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 3 Jul 2024Confirm 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 13 Feb 2023
Documents filed70
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 |
|---|---|
| Layout approvalFile: layout plan.pdf | 3 Jul 2024 |
| Building plan approvalFile: Hussain NA Order.pdf | 3 Jul 2024 |
| Building plan approvalFile: floor plan.pdf | 3 Jul 2024 |
| Copy of Layout Approval (in case of layout)File: layout plan.pdf | 3 Jul 2024 |
| Building Plan Approval (IOD)File: Hussain NA Order.pdf | 3 Jul 2024 |
| Building Plan Approval (IOD)File: floor plan.pdf | 3 Jul 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Hussain NA Order.pdf | 3 Jul 2024 |
| Declaration in FORM BFile: affidavit.pdf | 27 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Cetificate - june 23.pdf | 27 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Cetificate - Sep 23 - Copy.pdf | 27 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: architect dec 23.pdf | 27 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Cetificate - march -24.pdf | 27 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: April to June 23 from2.pdf | 27 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: July to sep from 2.pdf | 27 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: oct to dec from 2.pdf | 27 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: jan to march 24 from 2.pdf | 27 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: F2A June 23.pdf | 27 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: F2A sep 23.pdf | 27 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: F2A Dec 23.pdf | 27 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: F2A jan 24.pdf | 27 Jun 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Real estate.pdf | 27 Jun 2024 |
| Details of encumbrancesFile: Encumbrance.pdf | 26 Jun 2024 |
| Declaration in FORM BFile: form b.pdf | 26 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: architect letter.pdf | 26 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: engineer certificate (1).pdf | 26 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2A new.pdf | 26 Jun 2024 |
| Certificates of CA (Form 3)File: From 3 April to June 23.pdf | 26 Jun 2024 |
| Certificates of CA (Form 3)File: From 3 July to sep 23.pdf | 26 Jun 2024 |
| Certificates of CA (Form 3)File: from 3 oct to December 23.pdf | 26 Jun 2024 |
| Certificates of CA (Form 3)File: from 3 jan to march 24.pdf | 26 Jun 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: form 5.pdf | 26 Jun 2024 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Encumbrance.pdf | 26 Jun 2024 |
| CERSAI detailsFile: CERSAI_Search_Report_200311323388_For_Asset_Based_Search_25_06_2024_12_57_11_261.pdf | 25 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: architec Certificate.pdf | 20 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer Certificate (1).pdf | 20 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: FORM 2A (1).pdf | 20 Jun 2024 |
| Disclosure of sold/ booked inventoryFile: application for extension.pdf | 20 Jun 2024 |
| Certificates of CA (Form 3)File: form 3.pdf | 20 Jun 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: form 5.pdf | 20 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: FORM 2A.pdf | 10 Dec 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2A.pdf | 8 Dec 2023 |
| Disclosure of sold/ booked inventoryFile: revised Format.pdf | 8 Dec 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: CA 1 (3).pdf | 8 Dec 2023 |
| Declaration in FORM BFile: Form B new.pdf | 6 Dec 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Engineer Certificate.pdf | 6 Dec 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: CA 1 (1).pdf | 6 Dec 2023 |
| Proforma of Agreement for saleFile: kOTAK rOYALE dRAFT AGREEMENT.pdf | 29 Mar 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect form 1.pdf | 18 Feb 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer.pdf | 18 Feb 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: Engineer.pdf | 18 Feb 2023 |
| Certificates of CA (Form 3)File: FORM 3 KOTAK SONS_compressed.pdf | 17 Feb 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: 2021-22.pdf | 13 Feb 2023 |
| Occupancy Certificate/ Completion Certificate/ Architect's certificate of completion for plotted developmentFile: OC - hussain shaikh.pdf | 13 Feb 2023 |
| Declaration about Commencement CertificateFile: declaration commencement certificate.pdf | 16 Dec 2021 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: engineer.pdf | 16 Dec 2021 |
| Disclosure of sold/ booked inventoryFile: disclosure of booked sold inventory.pdf | 16 Dec 2021 |
| CERSAI detailsFile: CERSAI_Search_Report_200226007502_For_Asset_Based_Search_16_12_2021_16_34_17_465.pdf | 16 Dec 2021 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: 2018-19.pdf | 16 Dec 2021 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: 2019-20.pdf | 16 Dec 2021 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: 2020-21.pdf | 16 Dec 2021 |
| Declaration in FORM BFile: imgtopdf_generated_2806181635017.pdf | 29 Jun 2018 |
| Certificates of CA (Form 3)File: imgtopdf_generated_2706181645020.pdf | 29 Jun 2018 |
| Copy of the legal title reportFile: imgtopdf_generated_2606181719013.pdf | 27 Jun 2018 |
| Proforma of Allotment letterFile: Draft Agreement.pdf | 27 Jun 2018 |
| Details of encumbrancesFile: Encumbrance.pdf | 21 Jun 2018 |
| Building plan approvalFile: Nagar Rachana.pdf | 16 Jun 2018 |
| Layout approvalFile: Layout Plan.pdf | 16 Jun 2018 |
| Copy of Layout Approval (in case of layout)File: Layout Plan.pdf | 16 Jun 2018 |
| Building Plan Approval (IOD)File: Nagar Rachana.pdf | 16 Jun 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: Nagar Rachana.pdf | 16 Jun 2018 |
Promoter's earlier projects3
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 |
|---|---|---|---|---|---|
| Kotak Royalep99000017141 | 94/1 125/1, Tembhode Road, Tembhode, Palghar , Palghar, Palghar, 401404, MAHARASHTRA | - | Certificate Signed | May 2025 | May 2025 |
| Kotak Enterprise | Chunabhatti new satpati road satpati shirgoan 401407 | 46 | Completed | Nov 2014 | Late, Feb 2015 |
| Kotak Properties | Chunabhatti New Satpati Road Shirgoan Palghar West 401407 | 120 | Completed | May 2013 | Late, Sep 2013 |
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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 2 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 70 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: Kotak Sons
Kotak Sons has 3 registrations on MahaRERA, including Golden Eye and Kotak Royale. Its filings disclose 3 earlier MahaRERA projects: declares 1 of 3 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 31 May 2025?
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 Kotak Sons, 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 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 G Gangutulla. 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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