Home / Browse projects / Pune, Maharashtra / LALBAG VILLA
LALBAG VILLA
RG-MH-63502 · RERA P52100053287 · Last updated on MahaRERA portal: 20 Jul 2026
Source: official MahaRERA filing
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Red flags
- Completion date moved by 12 months
- 1 extension taken
Clear
- No litigation declared
- No complaints on record
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
2 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.
See what the report covers Free either way: or have every new Pune 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.
LALBAG VILLA is a Residential / Group Housing project by RELIABLE PROPERTIES in Pune, Maharashtra, registered with MahaRERA as P52100053287 on 23 Oct 2023. Possession is promised by 6 Feb 2027. The completion date has moved by 12 months from the original filing. 8 of the 24 units on this registration are recorded sold or booked, and 3 of 11 construction stages are filed complete.
At a glance
Project
- NameLALBAG VILLA
- TypeResidential / Group Housing
- Location
- Manchar Road
- Manchar
- Mordewadi
- Ambegaon
- Pune
- 410503
- Pincode410503
- MapView location on Google Maps (as filed on RERA)
- RERA no.P52100053287
- ReraGenie IDRG-MH-63502
Builder
- NameRELIABLE PROPERTIES
- Entity typePartnership
- PartnersPRASHANT BHIVSEN BAGAL, BALKRISHNA MAHADU SAWANT, SUMIT GANPAT KALE, AVDHUT TUKARAM SHETE
- Other registrations1 more →
- No longer live1 lapsed, de-registered or revoked
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on23 Oct 2023
- Promised completion6 Feb 2027
- Revised completionRevised to 6 Feb 2027 (originally 6 Feb 2026)
- Buildings1 building record
- Documents filed76 files
Current status
Figures as on 20 Jul 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| LALBAG VILLA | NA | 3 | 3 | 24 | 0 | 24 |
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 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.
3 of 11 construction stages are filed complete. The stage furthest along is Staircases, at 90%.
LALBAG VILLA: 45% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 0% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 100% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 60% |
| Sanitary Fittings within the flats / premises | 0% |
| 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. | 40% |
| 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 20 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 | 70% |
| Water Supply | Yes | 50% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 50% |
| Storm Water Drains | No | Not applicable |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| 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 | 0% |
| Energy managemcnt | Yes | 0% |
| Fire protection and fire safety requirements | No | Not applicable |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | Yes | 0% |
Parking filed24
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 ownership7
MahaRERA does not publish landowner contact details. 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.
| Landowner | Village | District |
|---|---|---|
| PUSHPA RAGHUNATH SHINDE | Manchar (CT) | Pune |
| Kisan Ganpat Bagal | Ambegaon | Pune |
| Popat Bhanudas Bagar | Mordewadi | Pune |
| Sakharam Ganpat Bagal | Ambegaon | Pune |
| Bhivsen Ganpat Bagal | Ambegaon | Pune |
| Tukaram Ganpat Bagal | Ambegaon | Pune |
| Vinod Bhanudas Bagal | Manchar (CT) | Pune |
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 |
|---|---|---|---|
| LALBAG VILLA | NA | Rs 4.66 cr | Rs 1.99 cr |
Certifying professionals and partners7
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | SACHIN LADKAT & ASSOCIATE |
| Engineer | AVDHUT SHETE |
| Engineer | KAJAL ARJUN BORKAR |
| Engineer | RATHIS GROUP |
| Chartered Accountant | SANTOSH SUTAR |
| Chartered Accountant | PGMJ & ASSOCIATES |
| Chartered Accountant | NITISH VAIDYA & ASSOCIATES |
| Partner | Role in project |
|---|---|
| RELIABLE PROPERTIES | - |
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 promoterThe progress of our project was unavoidably delayed mainly because temporary financial constraints arising from certain personal reasons, which adversely affected the availability of funds and slowed down construction activities. The said constraints have since been addressed, and necessary financial arrangements have been made. Construction work has resumed and is progressing steadily. All efforts are being made to complete the remaining work at the earliest.
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 10 Sep 2023 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 8 Aug 2023 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 8 Aug 2023 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 1 Oct 2023Confirm 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 6 Feb 2027
Documents filed76
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: Form 1 Q1 FY 2026-27.pdf | 20 Jul 2026 |
| Withdrawal Update Form 2File: Form 2 Q1 FY 2026-27.pdf | 20 Jul 2026 |
| Withdrawal Update Form 3File: Form 3 Q1 FY 2026-27.pdf | 20 Jul 2026 |
| Form 2A (FY 2025-2026)File: Form 2A FY 25-26.pdf | 9 Jun 2026 |
| Withdrawal Update Form 1File: Form 1.pdf | 19 Apr 2026 |
| Withdrawal Update Form 2File: Form 2.pdf | 19 Apr 2026 |
| Withdrawal Update Form 3File: Form 3.pdf | 19 Apr 2026 |
| Form 2A (FY 2024-2025)File: Form 2A Final.pdf | 26 Feb 2026 |
| Withdrawal Update Form 1File: Form 1.pdf | 19 Jan 2026 |
| Withdrawal Update Form 2File: Form 2.pdf | 19 Jan 2026 |
| Withdrawal Update Form 3File: Form 3.pdf | 19 Jan 2026 |
| Form 5 (FY 2023-2024)File: Form 5 Final.pdf | 17 Nov 2025 |
| Form 5 (FY 2024-2025)File: Form 5 Final.pdf | 17 Nov 2025 |
| Withdrawal Update Form 1File: Form 1 Final.pdf | 19 Oct 2025 |
| Withdrawal Update Form 2File: Form 2 Final.pdf | 19 Oct 2025 |
| Withdrawal Update Form 3File: Form 3 Final.pdf | 19 Oct 2025 |
| Withdrawal Update Form 1File: Form 1 Final.pdf | 16 Oct 2025 |
| Withdrawal Update Form 2File: Form 2 Final.pdf | 16 Oct 2025 |
| Withdrawal Update Form 3File: Form 3 Final.pdf | 16 Oct 2025 |
| Form 2File: Form 2.pdf | 19 Jul 2025 |
| Form 3File: Form 3 Final.pdf | 19 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Cir (1).pdf | 19 Jul 2025 |
| Form 1File: Form 1 Final.pdf | 19 Jul 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Final.pdf | 19 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 19 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Cir (1).pdf | 19 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 Final.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Final.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Final.pdf | 20 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1.pdf | 20 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 CA Final.pdf | 20 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Final Form 3 (Q2 24-25).pdf | 20 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 Final.pdf | 20 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Circular.pdf | 20 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Final Form 3 (Q2 24-25).pdf | 16 Dec 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Final Form 3 (Q1 24-25).pdf | 16 Dec 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Final Form 3 (Q4 23-24).pdf | 16 Dec 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Final Form 3 (Q3 23-24).pdf | 16 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 16 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 16 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 16 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 16 Dec 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Circular.pdf | 16 Dec 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Circular.pdf | 16 Dec 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Circular.pdf | 16 Dec 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Circular.pdf | 16 Dec 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: PLAN3compressed.pdf | 1 Oct 2023 |
| Other - TechnicalFile: PLAN3compressed.pdf | 1 Oct 2023 |
| Other - TechnicalFile: Email to Authority.pdf | 29 Sep 2023 |
| Copy of the legal title reportFile: Search Report Reliable Properties reracompressed.pdf | 10 Sep 2023 |
| Proforma of Allotment letterFile: Allotment letter new lalbaug.pdf | 10 Aug 2023 |
| Proforma of Agreement for saleFile: Reliable Model agreement as per RERA.pdf | 10 Aug 2023 |
| Layout approvalFile: LAYOUT001compressed.pdf | 8 Aug 2023 |
| Building plan approvalFile: PLAN1compressed.pdf | 8 Aug 2023 |
| Building plan approvalFile: PLAN2compressed.pdf | 8 Aug 2023 |
| Building plan approvalFile: PLAN4compressed.pdf | 8 Aug 2023 |
| Copy of Layout Approval (in case of layout)File: LAYOUT001compressed.pdf | 8 Aug 2023 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN1compressed.pdf | 8 Aug 2023 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN2compressed.pdf | 8 Aug 2023 |
| Building Plan Approval / NA Order for plotted developmentFile: PLAN4compressed.pdf | 8 Aug 2023 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: DECLARATION ABOUT SEPARATE BANK ACCOUNT FOR REAL ESTATE PROJECT 2.pdf | 24 Jul 2023 |
| Deviation Report with respect to Allotment letterFile: DEVIATION REPORT WITH RESPECT TO MODEL FORM OF ALLOTMENT LETTER.pdf | 24 Jul 2023 |
| Deviation Report with respect to model copy of AgreementFile: DEVIATION REPORT WITH RESPECT TO MODEL FORM OF AGREEMENT.pdf | 24 Jul 2023 |
| CERSAI detailsFile: CERSAI Undertaking.pdf | 28 Apr 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3.pdf | 28 Apr 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: DISCLOSURE OF INTEREST -AVDHUT.pdf | 28 Apr 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: DISCLOSURE OF INTEREST -BALKRISHNA.pdf | 28 Apr 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: DISCLOSURE OF INTEREST -PRASHANT.pdf | 28 Apr 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: DISCLOSURE OF INTEREST -SUMIT.pdf | 28 Apr 2023 |
| Declaration in FORM BFile: Form B_Partner.pdf | 25 Apr 2023 |
| PAN CardFile: Reliable Properties PAN.pdf | 24 Apr 2023 |
| Details of encumbrances concerned to FinanceFile: encumbrances lettter.pdf | 24 Apr 2023 |
| Details of encumbrances concerned to LegalFile: encumbrances lettter.pdf | 24 Apr 2023 |
| Commencement Certificates / NA Order for plotted developmentFile: COMMENCEMENT CERTIFICATE.pdf | 24 Apr 2023 |
| Declaration about Commencement CertificateFile: DECLARATION ABOUT COMMENCEMENT CERTIFICATE.pdf | 24 Apr 2023 |
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How this compares with Pune
Computed across the 13,700+ Pune projects on ReraGenie, from their own filings.
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Buyer report
Built from this project's filings on the day you order, in plain language.
- 2 conditions on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 1 other registration and every project registered within 2 km, which the RERA portal never shows together
- All 76 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: RELIABLE PROPERTIES
RELIABLE PROPERTIES has 2 registrations on MahaRERA, including RELIABLE PARK and LALBAG VILLA. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Pune district page.
Frequently asked questions
What are my rights if LALBAG VILLA is delayed beyond 6 Feb 2027?
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 LALBAG VILLA?
The registered promoter entity is RELIABLE PROPERTIES, 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 LALBAG VILLA?
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 LALBAG VILLA?
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 LALBAG VILLA?
The professionals named in the filing: Architect: SACHIN LADKAT & ASSOCIATE; Engineer: AVDHUT SHETE; Engineer: KAJAL ARJUN BORKAR; Engineer: RATHIS GROUP; Chartered Accountant: SANTOSH SUTAR; Chartered Accountant: PGMJ & 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 LALBAG VILLA?
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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