Home / Browse projects / Thane, Maharashtra / Lodha Villa Royale Palava
Lodha Villa Royale Palava
RG-MH-89431 · RERA P51700047245 · Last updated on MahaRERA portal: 16 Oct 2025
Source: official MahaRERA filing
Red flags
- Litigation declared, 6 cases
- 1 complaint at MahaRERA
Clear
- Completion date never moved
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
- Recorded completed on MahaRERA
- All 1 earlier projects delivered on promise
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 Thane 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.
Lodha Villa Royale Palava is a Plotted project by LODHA DEVELOPERS LIMITED in Thane, Maharashtra, registered with MahaRERA as P51700047245 on 13 Oct 2022. The registration is recorded completed; possession was promised by 30 Sep 2025. 138 of the 179 units on this registration are recorded sold or booked. 1 complaint is on record with the regulator.
At a glance
Project
- NameLodha Villa Royale Palava
- TypePlotted
- Location
- Khoni & Antarli
- Khoni
- Kalyan
- Thane
- 421204
- Pincode421204
- RERA no.P51700047245
- ReraGenie IDRG-MH-89431
Builder
- NameLODHA DEVELOPERS LIMITED
- Entity typeCompany
- CINL45200MH1995PLC093041
- GSTIN27AAACL1490J1ZG
- ChairpersonsRAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA and 1 more
- Other registrations178 more →
- Completed16 of 179
- No longer live3 lapsed, de-registered or revoked
- Past their filed date3
- Declared earlier projects22 →
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on13 Oct 2022
- Promised completion30 Sep 2025
- Revised completionNone
- BuildingsNot stated in filing
- Documents filed88 files
Current status
Figures as on 16 Oct 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 16 Oct 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 amenities15
As on 16 Oct 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 | 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 | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 0% |
| Solid Waste Management And Disposal | Yes | 0% |
| 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 | 0% |
| Aggregate area of recreational Open Space | Yes | 0% |
| Open Parking | Yes | 0% |
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 partners3
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Engineer | Jaydeep Patil |
| Engineer | Hiroji Rane |
| Chartered Accountant | Chirag Sarvaiya & Co |
| Partner | Role in project |
|---|---|
| LODHA DEVELOPERS LIMITED | - |
Litigation declared6
| Case | Court | Status |
|---|---|---|
| RCS No 397/2013 | Court of Civil Judge Kalyan | Pending |
| RCS No 203/2014 | Court of Civil Judge Kalyan | Pending |
| Spl C S No 37/2015 | Court of Civil Judge Kalyan | Pending |
| RCS No 284/2015 | Court of Civil Judge Kalyan | Pending |
| RCS No 586 /2016 | Court of Civil Judge Kalyan | Pending |
| 2718by 273/2018 | Revenue Minister | Pending |
Complaints filed with MahaRERA1
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC12603001 | MADHU KHATRI | LODHA DEVELOPERS LIMITED | 21/05/2026 |
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 25 Mar 2025 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 2 Apr 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 4 Oct 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 22 Apr 2025Confirm 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 Oct 2025
Documents filed88
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 88 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 |
|---|---|
| Completion CertificateFile: OC Letter one 1.pdf | 16 Oct 2025 |
| Form 2A (FY 2024-2025)File: Palava Plots Renamed to Lodha Villa Royale Palava - P51700047245.pdf | 24 Sep 2025 |
| Form 1File: Form-1 Villa Royal- June-25.pdf | 22 Aug 2025 |
| Form 2File: Lodha villa Royale palava Form 2 July 2025.pdf | 22 Aug 2025 |
| Form 3File: Lodha villa Royale palava Form 3 June 2025.pdf | 22 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Lodha villa royale palava Sold Unsold June 2025.pdf | 22 Aug 2025 |
| OthersFile: AGREEMENT TO SELL_Plotted Draft.pdf | 22 Aug 2025 |
| Form 1File: Form-1 Villa Royal- June-25.pdf | 18 Jul 2025 |
| Form 2File: Lodha villa Royale palava Form 2 July 2025.pdf | 18 Jul 2025 |
| Form 3File: Lodha villa Royale palava Form 3 June 2025.pdf | 18 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Lodha villa royale palava Sold Unsold June 2025.pdf | 18 Jul 2025 |
| Self-declaration of Quarterly ProgressFile: Updated CC.pdf | 18 Jul 2025 |
| OthersFile: Layout Sector D- Plotted Development.pdf | 18 Jul 2025 |
| Form 1File: Form1-Lodha Villa Royale Palava -March 25.pdf | 23 Jun 2025 |
| Form 2File: Form 2 - Lodha Royale Palava - March 25.pdf | 23 Jun 2025 |
| Form 3File: Form 3 - Lodha Royale Palava - March 25.pdf | 23 Jun 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold -Lodha Royale Palava - March 25.pdf | 23 Jun 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: March 23.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: June 23.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Sept 23.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Dec 23.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Mar 24.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: june 24.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Sept 24.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Dec 24.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Lodha Villa Royale Palava.pdf | 28 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Dec 22.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: June 24.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 4 CA Certificate on Project Cost.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Dec 24.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Sept 24.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: March 24.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Sept 23.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: June 23.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: March 23.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Dec 22.pdf | 28 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Dec 23.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: June 23.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: 2 Engineer’s Certificate on Cost Incurred on Project (Form 2) (1).pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Dec 24.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: June 24.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: March 24.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Dec 23.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Sept 23.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: March 23.pdf | 28 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Dec 22.pdf | 28 May 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: 1285_001.pdf | 28 May 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: 2A Plots.pdf | 27 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Signed Mar 25.pdf | 26 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 Signed Mar-25.pdf | 26 May 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold.pdf | 26 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Lodha Villa Royale Palava.pdf | 5 May 2025 |
| Commencement Certificates / NA Order for plotted developmentFile: Palava 2_Amended CC_compressed (1).pdf | 22 Apr 2025 |
| Declaration about Commencement CertificateFile: plots CC declaration.pdf | 3 Apr 2025 |
| Layout approvalFile: 6 (14).pdf | 2 Apr 2025 |
| Copy of Layout Approval (in case of layout)File: 6 (14).pdf | 2 Apr 2025 |
| Copy of the legal title reportFile: RERA New Format-Antarli Khoni 1 - Palava Plots.pdf | 25 Mar 2025 |
| Disclosure of sold/ booked inventoryFile: Sold-Unsold_Lodha Villa Royale Palava Dec 2024.pdf | 20 Feb 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: plots.pdf | 17 Feb 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: plots.pdf | 17 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: Sold-Unsold_Lodha Villa Royale Palava Dec 2024.pdf | 17 Feb 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: P51700047245 - Lodha Villa Royale Palava.pdf | 19 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2A - Palava Plots Renamed to Lodha Villa Royale Palava - P51700047245.pdf | 17 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Villa Royale Gold TDLR - P51700054370 - Nov 23.pdf | 17 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Villa Royale Gold TDLR - P51700054370 - March 24.pdf | 7 May 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Lodha Villa Royale Palava.pdf | 16 Oct 2023 |
| Layout approvalFile: Layout with Land Area.pdf | 6 Oct 2022 |
| Copy of Layout Approval (in case of layout)File: Layout with Land Area.pdf | 6 Oct 2022 |
| Declaration about Commencement CertificateFile: New CC Decdlaration with Area Details.pdf | 6 Oct 2022 |
| Layout approvalFile: Upload Layout Plan.pdf | 4 Oct 2022 |
| Building plan approval or NA orderFile: Upload Layout Plan.pdf | 4 Oct 2022 |
| Copy of Layout Approval (in case of layout)File: Upload Layout Plan.pdf | 4 Oct 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: Upload Layout Plan.pdf | 4 Oct 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: CC Compress.pdf | 4 Oct 2022 |
| Declaration about Commencement CertificateFile: New Declaration CC-1.pdf | 4 Oct 2022 |
| Proforma of Allotment letterFile: Plots Allotment - Deviation.pdf | 26 Sep 2022 |
| Proforma of Allotment letterFile: ATS - Model RERA with highlights-260922.pdf | 26 Sep 2022 |
| Deviation Report with respect to Allotment letterFile: Plots Allotment - Deviation.pdf | 26 Sep 2022 |
| Deviation Report with respect to model copy of AgreementFile: Deviation to ATS-260922-Scanned.pdf | 26 Sep 2022 |
| Copy of the legal title reportFile: TR-For Upload.pdf | 13 Aug 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 | Registered | Status | Promised | Delivered |
|---|---|---|---|---|---|---|
| LODHA PARKP51900001339 | . | 2,210 | Jul 2017 | Completed | Dec 2023Registered original: Dec 2021 | Feb 2022 |
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How this compares with Thane
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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.
- 2 conditions on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 178 other registrations, which the RERA portal never shows together
- All 88 filed documents as one ZIP, foldered, with a manifest
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Builder: LODHA DEVELOPERS LIMITED
LODHA DEVELOPERS LIMITED has 179 registrations on MahaRERA, including Lodha Adrina and Mhatre Compound. Its filings disclose 22 earlier MahaRERA projects: declares 9 of 10 past projects completed on time. Litigation is declared on 39 of its registrations. Read the full track record. See more projects on the Thane district page.
Frequently asked questions
What are my rights if Lodha Villa Royale Palava is delayed beyond 30 Sep 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 Lodha Villa Royale Palava?
The registered promoter entity is LODHA DEVELOPERS LIMITED, a company as per the filing. Its CIN L45200MH1995PLC093041 and GSTIN 27AAACL1490J1ZG 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 Lodha Villa Royale Palava?
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 Lodha Villa Royale Palava?
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 Lodha Villa Royale Palava?
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 Lodha Villa Royale Palava?
The professionals named in the filing: Engineer: Jaydeep Patil; Engineer: Hiroji Rane; Chartered Accountant: Chirag Sarvaiya & Co. 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 Lodha Villa Royale Palava?
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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