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Lotus Royale
RG-MH-02755 · RERA P51800020315 · Last updated on MahaRERA portal: 4 May 2023
Source: official MahaRERA filing
Red flags
- 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
- Recorded completed on MahaRERA
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.
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Lotus Royale is a Residential / Group Housing project by Arvind Danabhai Desai in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800020315 on 5 Apr 2019. The registration is recorded completed; possession was promised by 20 Mar 2023. The completion date has moved by 6 months from the original filing.
At a glance
Project
- NameLotus Royale
- TypeResidential / Group Housing
- Location
- Plot No 68
- NS Road no 8
- JVPD Scheme
- Vile Parle (W)
- Juhu
- Andheri
- Mumbai Suburban
- 400049
- Pincode400049
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51800020315
- ReraGenie IDRG-MH-02755
Builder
- NameArvind Danabhai Desai
- Entity typeIndividual
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on5 Apr 2019
- Promised completion20 Mar 2023
- Revised completionRevised to 20 Mar 2023 (originally 21 Sep 2022)
- Buildings1 building record
- Documents filed36 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Avalon | NA | 12 | 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 building1
As on 4 May 2023, 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.
10 of 11 construction stages are filed complete. The stage furthest along is Sanitary Fittings within the flats / premises, at 0%.
Avalon: 91% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 100% |
| 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 | 0% |
| 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% |
Progress on shared amenities17
As on 4 May 2023, 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 | No | Not applicable |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 100% |
| Storm Water Drains | Yes | 100% |
| Landscaping & Tree Planting | Yes | 100% |
| Street Lighting | No | Not applicable |
| 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 | 100% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 100% |
| Electrical meter room, sub-station, receiving station | Yes | 100% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
| Society Office | Yes | 100% |
| Fitness Center | Yes | 100% |
Parking filed34
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 ownership1
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 |
|---|---|---|
| Arvind Danabhai Desai | Andheri | 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.
Certifying professionals and partners4
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | YMS Consultants Limited |
| Architect | Reza Kabul Architects Private Limited |
| Engineer | Jesal V Saraiya |
| Chartered Accountant | Sanjay & Vijay Associates |
| Partner | Role in project |
|---|---|
| Arvind Danabhai Desai | - |
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 promoterDue to the COVID-19 pandemic lockdowns and restriction to supply chain, MahaRERA issued Order No. 14/2020 to help promoters extend project completion date by 6 months. There are no apartments sold till date so request to extend the date of completion to 20/03/2023. Thank you.
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 Feb 2019 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 26 Feb 2019 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 29 Jul 2021 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 13 Aug 2021Confirm 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 4 May 2023
Documents filed36
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 |
|---|---|
| Occupancy Certificate/ Completion Certificate/ Architect's certificate of completion for plotted developmentFile: Occupancy Certificate.pdf | 4 May 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: RERA Engineers Certificate.pdf | 18 Feb 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: Form NO 5 CA Certified.pdf | 16 Feb 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: Form 5 - 2020-2021.pdf | 30 Sep 2021 |
| Commencement Certificates / NA Order for plotted developmentFile: Full CC.pdf | 13 Aug 2021 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: Form 2A (FY 2020-21).pdf | 2 Aug 2021 |
| PAN CardFile: AD Pancard.pdf | 31 Jul 2021 |
| Declaration about Commencement CertificateFile: Declaration about CC - Signed.pdf | 31 Jul 2021 |
| Disclosure of sold/ booked inventoryFile: Disclosure of Sold Inventory - Signed.pdf | 31 Jul 2021 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2017-18)File: Certificate_2017-18_AD.pdf | 31 Jul 2021 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: Certificate_2018-19_AD.pdf | 31 Jul 2021 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: Certificate_2019-20_AD.pdf | 31 Jul 2021 |
| Building plan approvalFile: Full IOD.pdf | 29 Jul 2021 |
| Building plan approvalFile: Full IOD Plan.pdf | 29 Jul 2021 |
| Building Plan Approval (IOD)File: Full IOD.pdf | 29 Jul 2021 |
| Building Plan Approval (IOD)File: Full IOD Plan.pdf | 29 Jul 2021 |
| Commencement Certificates / NA Order for plotted developmentFile: CC.pdf | 29 Jul 2021 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect's Certificate - Form 1.pdf | 29 Jul 2021 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer’s Certificate - Form 2.pdf | 29 Jul 2021 |
| Proforma of Allotment letterFile: Agreement for Sale.pdf | 28 Jul 2021 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: Form 2A.pdf | 27 Feb 2020 |
| Building plan approvalFile: IOD Juhu.pdf | 22 Mar 2019 |
| Building Plan Approval (IOD)File: IOD Juhu.pdf | 22 Mar 2019 |
| Certificates of CA (Form 3)File: Certificate-in-Form-3_compressed.pdf | 22 Mar 2019 |
| Copy of the legal title reportFile: Title Certificate.pdf | 27 Feb 2019 |
| Proforma of Allotment letterFile: Allotment letter.pdf | 27 Feb 2019 |
| Layout approvalFile: Juhu IOD Layout.pdf | 26 Feb 2019 |
| Building plan approvalFile: IOD Compressed.pdf | 26 Feb 2019 |
| Building plan approvalFile: IOD page 2 signed.pdf | 26 Feb 2019 |
| Details of encumbrancesFile: Declaration for No Emcumbrances.pdf | 26 Feb 2019 |
| Copy of Layout Approval (in case of layout)File: Juhu IOD Layout.pdf | 26 Feb 2019 |
| Building Plan Approval (IOD)File: IOD Compressed.pdf | 26 Feb 2019 |
| Building Plan Approval (IOD)File: IOD page 2 signed.pdf | 26 Feb 2019 |
| Commencement Certificates / NA Order for plotted developmentFile: Juhu CC.pdf | 26 Feb 2019 |
| Commencement Certificates / NA Order for plotted developmentFile: Revalidation Payment Receipt 2018-19.pdf | 26 Feb 2019 |
| Declaration in FORM BFile: Form 'B' (1).pdf | 26 Feb 2019 |
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Buyer report
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- All 36 filed documents as one ZIP, foldered, with a manifest
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Builder: Arvind Danabhai Desai
Arvind Danabhai Desai has 1 registration on MahaRERA, including Lotus Royale. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Mumbai Suburban district page.
Frequently asked questions
What are my rights if Lotus Royale is delayed beyond 20 Mar 2023?
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 Lotus Royale?
The registered promoter entity is Arvind Danabhai Desai, an individual 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 Lotus 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 Lotus 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 Lotus Royale?
The professionals named in the filing: Architect: YMS Consultants Limited; Architect: Reza Kabul Architects Private Limited; Engineer: Jesal V Saraiya; Chartered Accountant: Sanjay & Vijay 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 Lotus 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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