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Palava Magnolia
By Palava Dwellers Private Limited
RG-MH-02951 · RERA P51700020131 · Last updated on MahaRERA portal: 24 Jun 2026
Source: official MahaRERA filing
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Red flags
- Completion date moved by 43 months
- 1 extension taken
Clear
- No litigation declared
- No complaints on record
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
- 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.
Palava Magnolia is a Residential / Group Housing project by Palava Dwellers Private Limited in Thane, Maharashtra, registered with MahaRERA as P51700020131 on 29 Mar 2019. Possession is promised by 31 Dec 2029. The completion date has moved by 43 months from the original filing. 30 of the 135 units on this registration are recorded sold or booked, and 3 of 11 construction stages are filed complete.
At a glance
Project
- NamePalava Magnolia
- TypeResidential / Group Housing
- Location
- Kalyan Shil phata road
- Palava
- Khoni
- Kalyan
- Thane
- 421204
- Pincode421204
- RERA no.P51700020131
- ReraGenie IDRG-MH-02951
Builder
- NamePalava Dwellers Private Limited
- Entity typeCompany
- CINL45200MH1995PLC093041
- GSTIN27AAACL1490J1ZG
- CIN and GSTIN are from this promoter's other MahaRERA registrations. This project's own filing does not repeat them.
- ChairpersonsPIYUSH VORA, PIYUSH VORA, PIYUSH VORA
- WtdsRaunika Malhotra, Rajendra Narpatmal Lodha
- Other registrations54 more →
- Completed51 of 55
- No longer live3 lapsed, de-registered or revoked
- Declared earlier projects1 →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on29 Mar 2019
- Promised completion31 Dec 2029
- Revised completionRevised to 31 Dec 2029 (originally 30 May 2026)
- Buildings1 building record
- Documents filed116 files
Current status
Figures as on 24 Jun 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Mangolia | NA | 14 | 14 | 135 | 0 | 135 |
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 24 Jun 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 39%.
Mangolia: 31% 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 | 39% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 5% |
| 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 24 Jun 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 | 5% |
| Water Supply | Yes | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | Yes | 5% |
| 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 filed19
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
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 partners5
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Vilas Desai and Associates |
| Engineer | K C Shah Consultants |
| Engineer | Deepak Patil |
| Chartered Accountant | Chirag Sarvaiya & Co |
| Chartered Accountant | MSKA & ASSOCIATES |
| Partner | Role in project |
|---|---|
| Lodha Developers Limited | - |
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 promoterInitially, we had planned to launch this project in April 2019, but due to a decision by the management, the launch was deferred to April 2023. Construction work on the building commenced after the official launch.
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 22 Mar 2019 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 22 Mar 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 7 Feb 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 22 Mar 2019Confirm 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 filed116
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 116 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 |
|---|---|
| Form 2A (FY 2025-2026)File: Form 2A - Palava Magnolia - P51700020131.pdf | 24 Jun 2026 |
| Withdrawal Update Form 1File: Layout and Sheet 27.pdf | 12 Jun 2026 |
| Withdrawal Update Form 2File: Sheet 28 and 29 (1).pdf | 12 Jun 2026 |
| Withdrawal Update Form 3File: 53 Palava Magnolia - Form3.pdf | 12 Jun 2026 |
| Withdrawal Update Form 1File: Latest CC-compressed.pdf | 8 Jun 2026 |
| Withdrawal Update Form 2File: Latest CC-compressed.pdf | 8 Jun 2026 |
| Withdrawal Update Form 3File: 53 Palava Magnolia - Form3.pdf | 8 Jun 2026 |
| Form 1File: Layout Plan.pdf | 1 Jun 2026 |
| Form 2File: 3-4.pdf | 1 Jun 2026 |
| Form 3File: Building Plan-2.pdf | 1 Jun 2026 |
| Disclosure of Sold and Booked InventoryFile: Building Plan-1.pdf | 1 Jun 2026 |
| Form 1File: Form 1.pdf | 24 Apr 2026 |
| Form 2File: Palava Magnolia Mar 2026 - Form 02 Signed.pdf | 24 Apr 2026 |
| Form 3File: Palava Magnolia Mar 2026 - Form 03 Signed.pdf | 24 Apr 2026 |
| Disclosure of Sold and Booked InventoryFile: Palava Magnolia Mar 2026 - SoldUnsold Signed.pdf | 24 Apr 2026 |
| Form 1File: _Form-1 M- Dec-25.pdf | 27 Jan 2026 |
| Form 2File: Magnolia A Form 02 Signed Dec 25.pdf | 27 Jan 2026 |
| Form 3File: Magnolia A Form 03 Signed Dec 25.pdf | 27 Jan 2026 |
| Disclosure of Sold and Booked InventoryFile: Magnolia A Sold Unsold Signed Dec 25.pdf | 27 Jan 2026 |
| Form 1File: Form 1-Palava Magnolia -Sep 25.pdf | 3 Nov 2025 |
| Form 2File: Form 02 - Palava Magnolia - Sep 25 signed.pdf | 3 Nov 2025 |
| Form 3File: Form 03 - Palava Magnolia - Sep 25 signed.pdf | 3 Nov 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold - Palava Magnolia - Sep 25 signed.pdf | 3 Nov 2025 |
| Form 2A (FY 2024-2025)File: Palava Olivia B Renamed to Palava Magnolia - P51700020131 - Form 2A.pdf | 25 Jul 2025 |
| Form 1File: Palava Magnolia - Form1 - June 25 - P51700020131 -okk.pdf | 18 Jul 2025 |
| Form 2File: Form 2 - Palava Magnolia June-25.pdf | 18 Jul 2025 |
| Form 3File: Form 3 - Palava Magnolia June-25.pdf | 18 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold unsold June 2025.pdf | 18 Jul 2025 |
| OthersFile: Layout Magnolia - Cluster 3 10 Wing A.pdf | 18 Jul 2025 |
| Self-declaration of Quarterly ProgressFile: CC Updated.pdf | 18 Jul 2025 |
| Form 1File: Form1-Palava Magnolia-March 25.pdf | 6 Jun 2025 |
| Form 2File: Signed Form 2 Palava Magnolia March 2025.pdf | 6 Jun 2025 |
| Form 3File: Signed Form 3 Palava Magnolia March 2025.pdf | 6 Jun 2025 |
| Disclosure of Sold and Booked InventoryFile: Signed Sold-Unsold_Palava Magnolia March 2025.pdf | 6 Jun 2025 |
| Self-declaration of Quarterly ProgressFile: Declaration.pdf | 6 Jun 2025 |
| OthersFile: blank (3).pdf | 26 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: 1244_001.pdf | 19 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Palava Magnolia.pdf | 2 May 2025 |
| Declaration in FORM BFile: P51700020131_FileName_0.pdf | 29 Apr 2025 |
| Certificates of CA (Form 3)File: Form 2 and 3 Sep 23.pdf | 28 Apr 2025 |
| Certificates of CA (Form 3)File: Form 2 and 3 Dec 23.pdf | 28 Apr 2025 |
| Certificates of CA (Form 3)File: Form 2 and 3 Mar 24.pdf | 28 Apr 2025 |
| Certificates of CA (Form 3)File: Form 2 and 3 June 24.pdf | 28 Apr 2025 |
| Certificates of CA (Form 3)File: Form 2 and 3 Sep 24.pdf | 28 Apr 2025 |
| Certificates of CA (Form 3)File: Form 2 and 3 Dec 24.pdf | 28 Apr 2025 |
| Certificates of CA (Form 3)File: Form -3 (Palava Magnolia).pdf | 28 Apr 2025 |
| Certificates of CA (Form 3)File: Form 2 and 3 June 23.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 and 3 June 23.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form- 2 ( Palava Magnolia A).pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 and 3 Dec 24.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 and 3 Sep 24.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 and 3 June 24.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 and 3 Mar 24.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 and 3 Dec 23.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 and 3 Sep 23.pdf | 28 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 April 22 to Mar 23.pdf | 28 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold.pdf | 28 Apr 2025 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Palava Magnolia - FY 2024 -2025.pdf | 28 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Palava magnolia - 20131.pdf | 24 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Sold-Unsold_Palava Magnolia Dec 2024.pdf | 24 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Palava Magnolia - 20131.pdf | 4 Nov 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: P51700020131 - Palava Magnolia.pdf | 18 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2A - Palava Olivia B Renamed to Palava Magnolia - P51700020131.pdf | 17 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Palava Olivia B Renamed to Palava Magnolia - P51700020131 - Form1 - June24.pdf | 13 Aug 2024 |
| Disclosure of sold/ booked inventoryFile: Palava Olivia B Renamed to Palava Magnolia - P51700020131 - June24.pdf | 7 Aug 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold - Palava Olivia B Renamed to Palava Magnolia - P51700020131 - March 24.pdf | 28 May 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Palava Magnolia - P51700020131 - March 24.pdf | 7 May 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 - Palava Magnolia - P51700020131 - Dec23.pdf | 26 Feb 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold - Palava Olivia B Renamed to Palava Magnolia - P51700020131 - Dec23.pdf | 26 Feb 2024 |
| Disclosure of sold/ booked inventoryFile: Palava Magnolia - P51700020131.pdf | 29 Nov 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Palava Magnolia - Form1 - Sep23.pdf | 23 Nov 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Palava Magnolia.pdf | 16 Oct 2023 |
| Disclosure of sold/ booked inventoryFile: Palava Magnolia - March23.pdf | 25 Jul 2023 |
| Disclosure of sold/ booked inventoryFile: Palava Magnolia - June23.pdf | 25 Jul 2023 |
| Certificates of CA (Form 3)File: 53 Palava Magnolia - Form3.pdf | 24 Jul 2023 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: 3 Palava magnolia.pdf | 26 Apr 2023 |
| Disclosure of sold/ booked inventoryFile: Magnolia.pdf | 31 Mar 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: 65 Palava Olivia B.pdf | 12 Nov 2022 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: 65 Palava Olivia B.pdf | 1 Sep 2022 |
| Certificates of CA (Form 3)File: 65 Palava Olivia B.pdf | 1 Sep 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 |
|---|---|---|---|---|---|---|
| Liana BP51700033964 | Dombivali, Thane | 140 | Mar 2022 | Completed | Feb 2026 | Jun 2024 |
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How this compares with Thane
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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 54 other registrations, which the RERA portal never shows together
- All 116 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
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- Plain words, conditions that have happened marked in red
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Builder: Palava Dwellers Private Limited
Palava Dwellers Private Limited has 55 registrations on MahaRERA, including PALAVA VISTA A to D and Palava Cielo A - F. 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 Thane district page.
Frequently asked questions
What are my rights if Palava Magnolia 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 Palava Magnolia?
The registered promoter entity is Palava Dwellers Private 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 Palava Magnolia?
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 Palava Magnolia?
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 Palava Magnolia?
The professionals named in the filing: Architect: Vilas Desai and Associates; Engineer: K C Shah Consultants; Engineer: Deepak Patil; Chartered Accountant: Chirag Sarvaiya & Co; Chartered Accountant: MSKA & 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 Palava Magnolia?
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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