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MORAJ OPULENCE
RG-MH-39489 · RERA P51900032370 · Last updated on MahaRERA portal: 30 Jul 2026
Source: official MahaRERA filing
Or get an email each time it changes, with the project watch
Red flags
- 1 complaint at MahaRERA
- Completion date moved by 36 months
- 1 extension taken
- Rs 100.00 crore secured on the land, in favour of IDBI TRUSTEE SHIP SERVICES LTD
Clear
- No litigation declared
- 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.
See what the report covers Free either way: .Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
MORAJ OPULENCE is a Residential / Group Housing project by MORAJ AHN DEVELOPERS LLP in MAHIM, 400016, registered with MahaRERA as P51900032370 on 29 Dec 2021. Possession is promised by 31 Dec 2029. The completion date has moved by 36 months from the original filing. 22 of the 46 units on this registration are recorded sold or booked, and 3 of 11 construction stages are filed complete. 1 complaint is on record with the regulator.
At a glance
Project
- NameMORAJ OPULENCE
- TypeResidential / Group Housing
- Location
- GOPI TANK ROAD
- MAHIM
- 400016
- Pincode400016
- RERA no.P51900032370
- ReraGenie IDRG-MH-39489
Builder
- NameMORAJ AHN DEVELOPERS LLP
- Entity typePartnership
- PartnersPRIYAA MOHAN GURNANI, GAJENDRAA SHINDE
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on29 Dec 2021
- Promised completion31 Dec 2029
- Revised completionRevised to 31 Dec 2029 (originally 28 Dec 2026)
- Buildings1 building record
- Documents filed111 files
Current status
Figures as on 30 Jul 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| MORAJ OPULENCE | NA | 28 | 27 | 44 | 2 | 46 |
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 30 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 Slabs of Super Structure, at 67%.
MORAJ OPULENCE: 38% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 67% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 50% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 0% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 0% |
| 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 30 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 | 45% |
| Water Supply | Yes | 60% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 70% |
| Storm Water Drains | Yes | 50% |
| Landscaping & Tree Planting | Yes | 94% |
| 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 | 55% |
| Energy managemcnt | Yes | 11% |
| Fire protection and fire safety requirements | Yes | 36% |
| Electrical meter room, sub-station, receiving station | Yes | 60% |
| Aggregate area of recreational Open Space | Yes | 0% |
| Open Parking | No | Not applicable |
Parking filed84
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 ownership
A declared charge means a lender has a claim over the project land. Ask the promoter for a no-objection certificate from the lender named above before you pay any amount.
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 |
|---|---|---|---|
| MORAJ OPULENCE | NA | Rs 87.50 cr | Rs 61.25 cr |
| - | NA | Rs 37.50 cr | Rs 24.38 cr |
Certifying professionals and partners5
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | HITEN SETHI & ASSOCIATES |
| Engineer | KAUSHIK C THACKER |
| Chartered Accountant | HR KHAN & ASSOCIATES |
| Chartered Accountant | Cap and co |
| Chartered Accountant | RKAM & CO |
| Partner | Role in project |
|---|---|
| MORAJ AHN DEVELOPERS LLP | - |
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 promoter1. Application filed u/s 7(3) 2. Consent of 75% of allottees uploaded in format 3. Seeking extension due to lack of demand in the area 4. Variation in Material prices and labour wages 5. Labour shortage
Complaints filed with MahaRERA1
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| SM12600035 | Bhakti Achrekar | MORAJ AHN DEVELOPERS LLP | 09/01/2026 |
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 6 Dec 2021 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 13 Nov 2021 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 13 Nov 2021 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 13 Nov 2021Confirm 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 31 Dec 2029
Documents filed111
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 111 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 |
|---|---|
| Withdrawal Update Form 1File: Form 1 Q1 June 2026.pdf | 30 Jul 2026 |
| Withdrawal Update Form 2File: FORM 2 Q1 June 26.pdf | 30 Jul 2026 |
| Withdrawal Update Form 3File: Form 3 Q1 June.pdf | 30 Jul 2026 |
| Withdrawal Update Form 1File: Form 1 Q1 June 2026.pdf | 29 Jul 2026 |
| Withdrawal Update Form 2File: FORM 2 Q1 June 26.pdf | 29 Jul 2026 |
| Withdrawal Update Form 3File: Form 3 Q1 June.pdf | 29 Jul 2026 |
| Withdrawal Update Form 1File: MORAJ OPULENCE FORM 1 Architect Certificate Q4 March 2026.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: MORAJ OPULENCE FORM 2 Engineer Certificate Q4 MAR 26.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Moraj Opulance CA Certificate FORM-3 Q4 March 2026.pdf | 20 Apr 2026 |
| Form 2A (FY 2025-2026)File: MORAJ OPULENCE FORM 2A Engineer Quality Assurance Certificate MARCH 26.pdf | 20 Apr 2026 |
| Withdrawal Update Form 1File: Moraj Opulence Q3 Form 1.pdf | 22 Jan 2026 |
| Withdrawal Update Form 2File: Moraj Opulence Q3 FORM2 DEC2025.pdf | 22 Jan 2026 |
| Withdrawal Update Form 3File: Moraj Opulence Q3 Form3.pdf | 22 Jan 2026 |
| Form 5 (FY 2024-2025)File: Form 5 Moraj Opulence.pdf | 7 Nov 2025 |
| Withdrawal Update Form 1File: form1 sept25.pdf | 18 Oct 2025 |
| Withdrawal Update Form 2File: form 2.pdf | 18 Oct 2025 |
| Withdrawal Update Form 3File: form3_.pdf | 18 Oct 2025 |
| Form 2A (FY 2024-2025)File: Moraj Form 2A.pdf | 22 Jul 2025 |
| Withdrawal Update Form 1File: FORM1 Moraj Opulance June 2025.pdf | 18 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 Moraj Opulance June 2025.pdf | 18 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 Moraj Opulance June 2025.pdf | 18 Jul 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Moraj March 2025.pdf | 14 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 Moraj March 2025.pdf | 14 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 Moraj March 2025.pdf | 14 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: DISCLOSURE OF INVENTORY Moraj March 2025.pdf | 14 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 December 2024.pdf | 20 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form_3 December 2024.pdf | 20 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM 2 December 2024.pdf | 20 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: INVENTORY December 2024.pdf | 20 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: DISCLOSURE OF SOLD BOOKED INVENTORY.pdf | 31 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 MORAJ OPULENCE SEPT-24.pdf | 26 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3.pdf | 26 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Final Form 3.pdf | 26 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 ENGG.pdf | 26 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: FORM2A ENGG CERTIFICATE SEPT24 MORAJ OPULENCE.pdf | 26 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: form 5 AHN 2024.pdf | 26 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form1 june 24 moraj opulence (2).pdf | 12 Aug 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: form2 june 24 moraj opulence.pdf | 2 Aug 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: MORAJ AHN FORM3 JUNE24.pdf | 2 Aug 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3 MAR 24.pdf | 30 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 Mar 24 MORAJ OPULENCE.pdf | 10 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: form2 Mar 24 OPULENCE.pdf | 10 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 NOV 21.pdf | 23 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 MARCH 22.pdf | 23 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 JUNE22.pdf | 23 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 SEPT22.pdf | 23 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 DEC 22.pdf | 23 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 MARCH23.pdf | 23 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1 JUNE23.pdf | 23 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM1 JUNE22.pdf | 23 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3 NOV21.pdf | 23 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form1 dec 23.pdf | 21 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: form1 sept23.pdf | 21 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: form3 sept23.pdf | 21 Mar 2024 |
| Declaration in FORM BFile: affidavit.pdf | 20 Mar 2024 |
| Disclosure of sold/ booked inventoryFile: disclosure sold inventory (1).pdf | 20 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: engineer certicate Mar22.pdf | 15 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: engineer certicate JUNE22.pdf | 15 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM2 _March 23.pdf | 15 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: form2 june23.pdf | 15 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM2 - DEC 23.pdf | 15 Mar 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: FORM 2A 2022.pdf | 15 Mar 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: FORM 2A 2023.pdf | 15 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: form2 dec 22.pdf | 11 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA Mar22_.pdf | 11 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Moraj oppulance RERA Sep 22.pdf | 11 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: ca certifocate JUNE 23.pdf | 11 Mar 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: FORM5 MAR23_.pdf | 11 Mar 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: FORM5 MAR23_.pdf | 11 Mar 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: FORM5 21-22.pdf | 11 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: form3 dec23 ahn.pdf | 18 Jan 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Opulence-RERA Arch Cert-311223.pdf | 10 Jan 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM2 .pdf | 10 Jan 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: FORM 5 MAR2023.pdf | 29 Nov 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: form3.pdf | 22 Nov 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM2 .pdf | 13 Oct 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate-30-09-2023.pdf | 10 Oct 2023 |
| Proforma of Agreement for saleFile: DRAFT-AFS.pdf | 3 Oct 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: ca certifocate JUNE 23.pdf | 11 Sep 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Archiect Certificate-30-06-2023.pdf | 14 Aug 2023 |
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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
- All 111 filed documents as one ZIP, foldered, with a manifest
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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: MORAJ AHN DEVELOPERS LLP
MORAJ AHN DEVELOPERS LLP has 1 registration on MahaRERA, including MORAJ OPULENCE. Its filings disclose no earlier MahaRERA projects. Read the full track record.
Frequently asked questions
What are my rights if MORAJ OPULENCE is delayed beyond 31 Dec 2029?
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 MORAJ OPULENCE?
The registered promoter entity is MORAJ AHN DEVELOPERS LLP, 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 MORAJ OPULENCE?
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 MORAJ OPULENCE?
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 MORAJ OPULENCE?
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 MORAJ OPULENCE?
The professionals named in the filing: Architect: HITEN SETHI & ASSOCIATES; Engineer: KAUSHIK C THACKER; Chartered Accountant: HR KHAN & ASSOCIATES; Chartered Accountant: Cap and co; Chartered Accountant: RKAM & 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 MORAJ OPULENCE?
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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