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PALAI VILLAS - PHASE 2
RG-MH-14270 · RERA P51600033459 · Last updated on MahaRERA portal: 29 May 2026
Source: official MahaRERA filing
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Red flags
- Completion date moved by 60 months
- 1 extension taken
Clear
- No litigation declared
- No complaints on record
- 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 Nashik 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.
PALAI VILLAS - PHASE 2 is a Residential / Group Housing project by N D DEVELOPERS in Nashik, Maharashtra, registered with MahaRERA as P51600033459 on 22 Feb 2022. Possession is promised by 31 Dec 2029. The completion date has moved by 60 months from the original filing. 15 of the 150 units on this registration are recorded sold or booked, and 2 of 33 construction stages are filed complete.
At a glance
Project
- NamePALAI VILLAS - PHASE 2
- TypeResidential / Group Housing
- Location
- LAMROAD
- DEOLALI
- VIHITGAON
- Nashik
- 422101
- Pincode422101
- RERA no.P51600033459
- ReraGenie IDRG-MH-14270
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on22 Feb 2022
- Promised completion31 Dec 2029
- Revised completionRevised to 31 Dec 2029 (originally 31 Dec 2024)
- Buildings3 building records
- Documents filed38 files
Current status
Figures as on 29 May 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| TYPE 1 | NA | 4 | 4 | 4 | 0 | 4 |
| TYPE 2 | NA | 4 | 4 | 4 | 0 | 4 |
| TYPE 3 | NA | 4 | 4 | 142 | 0 | 142 |
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 building3
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.
2 of 33 construction stages are filed complete across 3 buildings. The stage furthest along is Excavation, at 20%.
TYPE 13%
| Activity | Progress |
|---|---|
| Excavation | 5% |
| Basement (if any) | 5% |
| Podiums (if any) | 0% |
| Plinth | 5% |
| Stilt Floor | 5% |
| Slabs of Super Structure | 5% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 0% |
| 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. | 5% |
| 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% |
TYPE 222%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 10% |
| Stilt Floor | 10% |
| Slabs of Super Structure | 10% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 0% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 10% |
| 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% |
TYPE 32%
| Activity | Progress |
|---|---|
| Excavation | 20% |
| Basement (if any) | 0% |
| Podiums (if any) | 0% |
| Plinth | 0% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 0% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 0% |
| 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 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 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 | Yes | 0% |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 0% |
| Solid Waste Management And Disposal | Yes | 0% |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | Yes | 0% |
| Fire protection and fire safety requirements | Yes | 0% |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | Yes | 0% |
| Open Parking | Yes | 0% |
Parking filed65
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.
| Building | Closed/Covered | Total |
|---|---|---|
| TYPE 1 | 63 | 63 |
| TYPE 2 | 1 | 1 |
| TYPE 3 | 1 | 1 |
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.
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 |
|---|---|---|---|
| TYPE 1 | NA | Rs 11.45 cr | Rs 2.59 cr |
| TYPE 2 | NA | Rs 2.29 cr | Rs 80.71 lakh |
| TYPE 3 | NA | Rs 1.44 cr | - |
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 |
|---|---|
| Architect | ONE ARCHITECTURAL CONSULTANT |
| Engineer | GAURAV NANDA |
| Chartered Accountant | JRSM & ASSOCIATES |
| Partner | Role in project |
|---|---|
| N D DEVELOPERS | - |
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 promoterDear Sir/Madam, We hereby apply for extension of the project, Palai Villas - Phase 2. Owing to the financial difficulties and death of one of the partners, there was a delay in execution of the project. We have now secured financial closure and will endeavor to complete the project by 31 December 2030
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 12 Nov 2021 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 12 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 12 Nov 2021 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 18 Feb 2022Confirm 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 filed38
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_Dec 25.pdf | 29 May 2026 |
| Withdrawal Update Form 1File: Form 1_Dec 25.pdf | 29 May 2026 |
| Withdrawal Update Form 1File: Form 1_Dec 25.pdf | 29 May 2026 |
| Withdrawal Update Form 1File: Form 1_Mar 26.pdf | 29 May 2026 |
| Withdrawal Update Form 2 | 29 May 2026 |
| Withdrawal Update Form 2 | 29 May 2026 |
| Withdrawal Update Form 2 | 29 May 2026 |
| Withdrawal Update Form 2File: FORM 2_MAR 26.pdf | 29 May 2026 |
| Withdrawal Update Form 3File: FORM 3_dec 25_new.pdf | 29 May 2026 |
| Withdrawal Update Form 3File: FORM 3_dec 25_new.pdf | 29 May 2026 |
| Withdrawal Update Form 3File: FORM 3_dec 25_new.pdf | 29 May 2026 |
| Withdrawal Update Form 3File: Withdrawal Application Form3 (3) (1).pdf | 29 May 2026 |
| Form 2A (FY 2024-2025)File: Form 2A_24-25.pdf | 23 Mar 2026 |
| Form 1File: Form 1_Q2_compressed.pdf | 23 Feb 2026 |
| Form 2File: Form 2_Q2.pdf | 23 Feb 2026 |
| Form 3File: Form 3 - 6-June-25.pdf | 23 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: DISCOLSURE OF SOLD.pdf | 23 Feb 2026 |
| Form 1File: Form 1_Q2_compressed.pdf | 23 Feb 2026 |
| Form 2File: Form 2_Q2.pdf | 23 Feb 2026 |
| Form 3File: Form 3 - 6-June-25.pdf | 23 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: DISCOLSURE OF SOLD.pdf | 23 Feb 2026 |
| Withdrawal Update Form 1File: Form 1_Q2_compressed.pdf | 23 Feb 2026 |
| Withdrawal Update Form 2 | 23 Feb 2026 |
| Withdrawal Update Form 3File: PV 2 Signed.pdf | 23 Feb 2026 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3.pdf | 23 Feb 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: cc_compressed.pdf | 18 Feb 2022 |
| Declaration about Commencement CertificateFile: CC Declaration_signed.pdf | 18 Feb 2022 |
| CERSAI detailsFile: CERSAI_Search_Report_200230599499_For_Debtor_Based_Search_18_02_2022_19_11_08_335.pdf | 18 Feb 2022 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: pv form 3 v1.pdf | 18 Feb 2022 |
| Layout approvalFile: layout approval_compressed.pdf | 12 Nov 2021 |
| Building plan approvalFile: 1 Building Plan Approval (IOD).pdf | 12 Nov 2021 |
| PAN CardFile: Pan- N D Developers.pdf | 12 Nov 2021 |
| Copy of the legal title reportFile: title report_compressed.pdf | 12 Nov 2021 |
| Details of encumbrancesFile: encumbrance Letter.pdf | 12 Nov 2021 |
| Copy of Layout Approval (in case of layout)File: layout approval_compressed.pdf | 12 Nov 2021 |
| Building Plan Approval / NA Order for plotted developmentFile: 1 Building Plan Approval (IOD).pdf | 12 Nov 2021 |
| Declaration in FORM BFile: FORM B,_compressed.pdf | 12 Nov 2021 |
| Proforma of Allotment letterFile: draft agreement.pdf | 26 Oct 2021 |
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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 4 other registrations, which the RERA portal never shows together
- All 38 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: 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 Nashik district page.
Frequently asked questions
What are my rights if PALAI VILLAS - PHASE 2 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 PALAI VILLAS - PHASE 2?
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 VILLAS - PHASE 2?
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 PALAI VILLAS - PHASE 2?
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 VILLAS - PHASE 2?
The professionals named in the filing: Architect: ONE ARCHITECTURAL CONSULTANT; Engineer: GAURAV NANDA; Chartered Accountant: JRSM & 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 VILLAS - PHASE 2?
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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