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Registered No litigation declared Residential / Group Housing project

PALAI TOWERS

By N D DEVELOPERS

RG-MH-83212 · RERA P51800010465 · Last updated on MahaRERA portal: 29 May 2026

Source: official MahaRERA filing

Red flags

  • 7 complaints at MahaRERA
  • Completion date moved by 66 months
  • 5 extensions taken

Clear

  • No litigation declared
  • Separate project account declared
  • Allotment letter follows the model form

3 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 Mumbai Suburban registration emailed to you, free during the pilot beta.
Dec 2026Possession promisedmoved 66 months from the original
5 of 11Construction stages donefurthest along: Slabs of Super Structure, 75%
26 of 217Units unsoldnot recorded sold or booked
7Complaints at MahaRERAon this registration
Jump to the 101 documents Report an error

PALAI TOWERS is a Residential / Group Housing project by N D DEVELOPERS in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800010465 on 27 Aug 2017. Possession is promised by 31 Dec 2026. The completion date has moved by 66 months from the original filing. 191 of the 217 units on this registration are recorded sold or booked, and 5 of 11 construction stages are filed complete. 7 complaints are on record with the regulator.

At a glance

Project

  • NamePALAI TOWERS
  • TypeResidential / Group Housing
  • Location
    • Piramal Nagar
    • SV Road
    • Borivali
    • Mumbai Suburban
    • 400062
  • Pincode400062
  • MapView location on Google Maps (as filed on RERA)
  • RERA no.P51800010465
  • ReraGenie IDRG-MH-83212

Builder

  • NameN D DEVELOPERS
  • Entity typePartnership
  • PartnersDHANJI GALA, NAVIN SHAH, BHARATI SHAH, Palai Developments Private Limited
  • Other registrations4 more →
  • No longer live2 lapsed, de-registered or revoked
  • Past their filed date1
  • Declared earlier projects1 →

Key dates

this monthRegisteredAug 2017First promiseJun 2021Revised toDec 2026

Key facts

Registration and timeline

  • StatusRegistered
  • Registered on27 Aug 2017
  • Promised completion31 Dec 2026
  • Revised completionRevised to 31 Dec 2026 (originally 30 Jun 2021)
  • Buildings1 building record
  • Documents filed101 files

Current status

88%191 of 217 units booked
76.3%Work done, per cost certificate

Figures as on 29 May 2026, this project's latest MahaRERA filing.

Buildings and wings, as sanctioned

BuildingWingFloors sanctionedHabitable floorsResidential unitsOther unitsTotal
PALAI TOWERSNA42352134217

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 29 May 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.

5 of 11 construction stages are filed complete. The stage furthest along is Slabs of Super Structure, at 75%.

PALAI TOWERS: 74% average across the applicable activities

ActivityProgress
Excavation100%
Basement (if any)100%
Podiums (if any)100%
Plinth100%
Stilt Floor100%
Slabs of Super Structure75%
Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises49%
Sanitary Fittings within the flats / premises45%
Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks60%
External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing.45%
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.40%

Progress on shared amenities15

As on 29 May 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 facilityProposedProgress
Internal Roads & FootpathsNoNot applicable
Water SupplyYes40%
Sewerage (Chamber, Lines, Septic Tank , STP)Yes40%
Storm Water DrainsYes45%
Landscaping & Tree PlantingYes10%
Street LightingYes20%
Community BuildingsNoNot applicable
Treatment And Disposal Of Sewage And Sullage WaterYes0%
Solid Waste Management And DisposalYes0%
Water conservation /Rain water harvestingYes35%
Energy managemcntNoNot applicable
Fire protection and fire safety requirementsYes45%
Electrical meter room, sub-station, receiving stationYes75%
Aggregate area of recreational Open SpaceYes0%
Open ParkingYes100%

Parking filed484

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.

Total parking slots484
Closed/Covered466
Open Space18

Land and ownership

MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.

Land area7,159 sq m
Land owned byThe promoter
Named landownersNone

Approvals and building plan

Sanctioning authorityMUNICIPA CORPORATION OF GREATER MUMBAI
Permissible FSI23100.92
Proposed, not sanctioned10,962 sq m
Buildings approved1
Buildings sanctioned1

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.

Separate project accountDeclared
Bank branchMATUNGA, MUMBAI 400019
Estimated costRs 235.29 cr
Cost incurredRs 179.45 cr
Work done76.27%
BuildingWingEstimatedIncurred
PALAI TOWERSNARs 176.47 crRs 149.18 cr
-NARs 58.82 crRs 30.26 cr

Certifying professionals and partners3

Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.

RoleName
ArchitectGAJJAR AND ASSOCIATES
Engineergaurav nanda
Chartered AccountantJRSM AND ASSOCIATES
PartnerRole in project
N D DEVELOPERS-

Extensions applied for5

A revised date filed with the regulator does not change the possession date in your agreement for sale.

EXT51800012776Jun 2021 → Dec 2023

Reason as filed by the promoterThe Secretary, Maharashtra Real Estate Regulatory Authority 3rd Floor, A-Wing, Slum Rehabilitation Authority, Administrative Building, Anant Kanekar Marg, Bandra (E), Mumbai 400051 SUBJECT: Extension of Date of Completion of the project ‘Palai Towers’ RERA Registration Number: P51800010465 Dear Sir, With reference to the captioned subject, we would like to inform your goodself that our project ‘Palai Towers’ is registered on the MahaRERA webportal vide Registration Number: P51800010465. The registration certificate was issued for the period ending 30 June 2021 (A copy of the certificate is att

EXT51800010270Jun 2021 → Jun 2022

Reason as filed by the promoterDear Sir, With reference to the captioned subject, we would like to inform your goodself that our project ‘Palai Tower’ is registered on the MahaRERA webportal vide Registration Number: P51800010465. The registration certificate was issued for the period ending 30 June 2021 (A copy of the certificate is attached herewith as Annexure 1). We would like to request you to extend the date of completion by a further twelve months i.e 30 June 2022. With reference to the above, we would also like to inform your goodself that the construction and all the major allied are ongoing for the project. There

EXT51800018127Jun 2021 → Dec 2024

Reason as filed by the promoterDear Sir/Madam We are applying for extension of date of completion to 31/12/2024. There has been a delay due to obtaining permissions required for further construction of the building. However, all the required permissions have been obtained and we shall complete the construction of the building within the extended due date of 31/12/2024. We request you to kindly consider the same.

EXT51800025716Jun 2021 → Dec 2025

Reason as filed by the promoterDear Sir/Madam

EA29122519114Jun 2021 → Dec 2026

Reason as filed by the promoterDear Sir/Madam, please refer annexure for reason for delay

Complaints filed with MahaRERA7

Case no.ComplainantRespondentFiled
CC006000000195510N D DEVELOPERSND DEVELOPERS04/01/2021
CC006000000197801Mushtaq A. KasmaniN.D. Developers30/07/2021
CC006000000197803Vasim A KasmaniN.D. Developers30/07/2021
CC006000000197804Jabin M. KasamaniN.D. Developers30/07/2021
CC006000000197806Sain V. KasmaniN.D. Developers30/07/2021
CC006000000429006M/s N D DevelopersMr. Altaz Shabudin Ratnani21/02/2024
CC12501959Manoj KumarN D DEVELOPERS16/06/2025

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.

  1. Legal title reportOn the file

    A lawyer's report on who owns the land and what is registered against it.

    uploaded 31 Jul 2017
  2. Layout approvalOn the file

    The planning authority's approval of how the plots and buildings sit on the land.

    uploaded 13 Apr 2018
  3. Building plan approvalOn the file

    Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.

    uploaded 31 Jul 2017
  4. Commencement CertificateOn the file

    Permission to begin construction. On a plotted development the same slot carries the NA order instead.

    uploaded 23 Aug 2022Confirm the Commencement Certificate covers the specific floor you are buying.
  5. 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 2026

Documents filed101

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 101 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.

DocumentUploaded
Withdrawal Update Form 1File: FORM 1 PALAI TOWERS.pdf29 May 2026
Withdrawal Update Form 2File: Rera Form 2 - Upto MAr 26.pdf29 May 2026
Withdrawal Update Form 3File: form 3-palai towers.pdf29 May 2026
Form 5 (FY 2024-2025)File: FORM 5 N D PT 2 MAR 25.pdf1 Mar 2026
Withdrawal Update Form 1File: Form 1 - Palai Tower - 7-Jan-26.pdf25 Feb 2026
Withdrawal Update Form 2File: Rera Form 2 - Upto dec 2025 -PTG.pdf25 Feb 2026
Withdrawal Update Form 3File: form 3-palai towers.pdf25 Feb 2026
Form 2A (FY 2023-2024)File: Form 2 A Engineers Certificate for Quality Assurance.pdf25 Feb 2026
Form 5 (FY 2023-2024)File: FORM 5 PALAI TOWER MAR 24.pdf25 Feb 2026
Withdrawal Update Form 1File: FORM 1 PALAI TOWERS.pdf19 Feb 2026
Withdrawal Update Form 2File: Withdrawal Application Form2 (1).pdf19 Feb 2026
Withdrawal Update Form 3File: Withdrawal Application Form3 (1).pdf19 Feb 2026
Form 2A (FY 2024-2025)File: Form 2 A Engineers Certificate for Quality Assurance.pdf29 Dec 2025
Withdrawal Update Form 1File: FORM 1.pdf28 Dec 2025
Withdrawal Update Form 1File: Withdrawal Application Form1 (1).pdf28 Dec 2025
Withdrawal Update Form 2File: PT FORM 2 ENGINEERS_SEPT.pdf28 Dec 2025
Withdrawal Update Form 2File: Withdrawal Application Form2 (1).pdf28 Dec 2025
Withdrawal Update Form 3File: Form 3_compressed.pdf28 Dec 2025
Withdrawal Update Form 3File: Withdrawal Application Form3 (1).pdf28 Dec 2025
Form 1File: Form 1 Architect Certificate.pdf15 May 2025
Form 2File: FORM2 - PTG - MARCH2025.pdf15 May 2025
Disclosure of Sold and Booked InventoryFile: 5 Disclosure of sold_ booked inventory MAR 25.pdf15 May 2025
Form 3File: 3454_250424183028_001_compressed.pdf15 May 2025
Self-declaration of Quarterly ProgressFile: 3454_250424183028_001_compressed.pdf15 May 2025
Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1 Architect Certificate.pdf30 Apr 2025
Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form 2 Engineer Certificate.pdf30 Apr 2025
Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2 A Engineers Certificate for Quality Assurance.pdf30 Apr 2025
Disclosure of sold/ booked inventoryFile: 5 Disclosure of sold_ booked inventory MAR 25.pdf29 Apr 2025
Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: FORM2 - PTG - MARCH2025.pdf28 Apr 2025
Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: FORM 2A - PTG - MARCH2025.pdf28 Apr 2025
Certificates of CA (Form 3)File: 3454_250424183028_001_compressed.pdf24 Apr 2025
Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM-1 Architect Certificate_mar 25.pdf23 Apr 2025
Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1 - 18-Jan-25.pdf19 Mar 2025
Certificates of CA (Form 3)File: 3390_250318101941_001_compressed.pdf18 Mar 2025
Disclosure of sold/ booked inventoryFile: Decleration PT Inventory.pdf18 Mar 2025
Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form -2 Engineers Certificate.pdf17 Mar 2025
Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form - 2A Engineers Certificate for Quality Assurance.pdf17 Mar 2025
Certificates of CA (Form 3)File: Form 3 - Sep-24_signed_compressed.pdf13 Mar 2025
Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: FORM 5 PALAI TOWER MAR 24.pdf17 Feb 2025
Declaration in FORM BFile: Form B Affidavit Com Declaration.pdf12 Feb 2025
Disclosure of sold/ booked inventoryFile: Annexure_signed_merged_compressed.pdf12 Feb 2025
Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM 1.pdf23 Dec 2024
Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: PT- Form 2a, Dec-2024.pdf23 Dec 2024
Disclosure of sold/ booked inventoryFile: Decleration Pt_compressed.pdf17 Oct 2024
Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: PT Form 2A_updated.pdf12 Dec 2023
Certificates of CA (Form 3)File: Form 3_compressed.pdf12 Dec 2023
Declaration in FORM BFile: Affidavit Cum Decleration.pdf11 Dec 2023
Disclosure of sold/ booked inventoryFile: Disclouser of Sold and Unsold.pdf11 Dec 2023
Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM 1.pdf8 Dec 2023
Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: PT FORM 2 ENGINEERS_SEPT.pdf8 Dec 2023
Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: PT Form 2A.pdf8 Dec 2023
Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: PT Form 2A.pdf8 Dec 2023
Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: FORM 5 PALAI TOWER MAR 23.pdf8 Dec 2023
Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: Form 5_21.pdf2 Nov 2022
Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: Form 5_22.pdf2 Nov 2022
Commencement Certificates / NA Order for plotted developmentFile: 2327614_FurtherCC_signed.pdf23 Aug 2022
Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: PT ARCHITECT CERTIFICATE.pdf23 Aug 2022
Certificates of CA (Form 3)File: Form 3_Palai Tower-30-6-22_final.pdf23 Aug 2022
Details of encumbrancesFile: P T.pdf18 Apr 2022
Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: FORM 5 N D.pdf12 Jul 2021
Declaration about Commencement CertificateFile: Declaration about CC , Format D.pdf7 Jul 2021
Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: PALAI TOWERS Form 2A,.pdf7 Jul 2021
Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: PALAI TOWERS Form 2A,.pdf7 Jul 2021
Disclosure of sold/ booked inventoryFile: RERA Sale Sheet_compressed.pdf7 Jul 2021
Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: FORM 5 PA.pdf7 Jul 2021
Certificates of CA (Form 3)File: Form 3 Palai Towers.pdf12 Nov 2019
Certificates of CA (Form 5)File: FORM 5 PALAI TOWER.pdf8 Nov 2019
Certificates of CA (Form 3)File: PALAI TOWERS (1).pdf23 Jul 2019
Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: PT FORM 2.pdf18 Jul 2019
Certificates of CA (Form 3)File: Palaitowers (2).pdf19 Jun 2019
Certificates of CA (Form 3)File: Palaitowers (2).pdf19 Jun 2019
Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Palai Tower - Forrm 2.pdf5 Nov 2018
Certificates of CA (Form 5)File: FORM 5 PALAI TOWER.pdf13 Oct 2018
Certificates of CA (Form 3)File: PalaiTowers.pdf8 Oct 2018
Certificates of CA (Form 3)File: FORM 5 PALAI TOWER.pdf1 Oct 2018
Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: PALAI TOWERS, FORM-1.pdf11 Jul 2018
Certificates of CA (Form 3)File: PALAI TOWERS - FORM 3.pdf11 Jul 2018
Certificates of CA (Form 3)File: 04_18-19.pdf30 May 2018
Commencement Certificates / NA Order for plotted developmentFile: 2170319_furthercc_signed.PDF1 May 2018
Layout approvalFile: Palai Tower_Amended Plan.pdf13 Apr 2018

How this compares with Mumbai Suburban

88%of this project is bookeddistrict median 30%
33%of Mumbai Suburban projects moved their completion datethis one moved by 66 months
21%of Mumbai Suburban registrations have lapsed or been cancelledthis one is on the register

Computed across the 6,700+ Mumbai Suburban projects on ReraGenie, from their own filings.

Free monthly report: Mumbai on MahaRERA, month by month. What registered each month, this city against the other six, the possession pipeline and the pincode micro-markets, from these same filings.

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How alerts work

Other projects near SV Road6,700+ in Mumbai Suburban

2 kmPALAI TOWERSCompleted 159Lapsed / revoked 83Other 152Dot size: filed unitsN

Filed coordinates, straight-line distance. 394 registered projects within 2 km.

Builder: N D DEVELOPERS

N D DEVELOPERS has 5 registrations on MahaRERA, including PALAI VILLAS and RATNA RESIDENCY. Its filings disclose 1 earlier MahaRERA project: declares 1 of 1 past projects completed on time. Read the full track record. See more projects on the Mumbai Suburban district page.

Frequently asked questions

What are my rights if PALAI TOWERS is delayed beyond 31 Dec 2026?

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 PALAI TOWERS?

The registered promoter entity is N D DEVELOPERS, 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 PALAI TOWERS?

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 PALAI TOWERS?

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 PALAI TOWERS?

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 PALAI TOWERS?

The professionals named in the filing: Architect: GAJJAR AND ASSOCIATES; Engineer: gaurav nanda; Chartered Accountant: JRSM AND 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 PALAI TOWERS?

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.

Read the whole filing and still not sure? That is what the Rs 499 buyer report is for: the conditions on this record read one by one, the progress against the promise, this promoter's other registrations, what the filed documents themselves say, and a ZIP of every document on the filing. It carries the Rs 299 project watch free for 90 days.

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