Home / Browse projects / Palghar, Maharashtra / RICHMOND TOWN PHASE II LAKE EXOTICA
RICHMOND TOWN PHASE II LAKE EXOTICA
RG-MH-98803 · RERA P99000004129 · Last updated on MahaRERA portal: 29 Oct 2021
Source: official MahaRERA filing
Red flags
- Completion date moved by 18 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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RICHMOND TOWN PHASE II LAKE EXOTICA is a Residential / Group Housing project by M/S HOMAGE DEVELOPERS in Palghar, Maharashtra, registered with MahaRERA as P99000004129 on 8 Aug 2017. The registration is recorded completed; possession was promised by 29 Jan 2021. The completion date has moved by 18 months from the original filing.
At a glance
Project
- NameRICHMOND TOWN PHASE II LAKE EXOTICA
- TypeResidential / Group Housing
- Location
- VASAI CHULNE ROAD
- SBI BANK
- Vasai-Virar City (M Corp)
- Vasai
- Palghar
- 401202
- Pincode401202
- MapView location on Google Maps (as filed on RERA)
- RERA no.P99000004129
- ReraGenie IDRG-MH-98803
Builder
- NameM/S HOMAGE DEVELOPERS
- Entity typePartnership
- PartnerVALERIAN LAWRENCE DIAS
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on8 Aug 2017
- Promised completion29 Jan 2021
- Revised completionRevised to 29 Jan 2021 (originally 30 Jul 2019)
- Buildings1 building record
- Documents filed53 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| LAKE EXOTICA | NA | 11 | 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 29 Oct 2021, 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 Podiums (if any), at 0%.
LAKE EXOTICA: 91% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| 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 | 100% |
| 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 amenities15
As on 29 Oct 2021, 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 | 100% |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 100% |
| Storm Water Drains | Yes | 100% |
| Landscaping & Tree Planting | Yes | 100% |
| Street Lighting | Yes | 100% |
| Community Buildings | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 100% |
| Solid Waste Management And Disposal | Yes | 100% |
| Water conservation /Rain water harvesting | Yes | 100% |
| Energy managemcnt | Yes | 100% |
| Fire protection and fire safety requirements | Yes | 100% |
| Electrical meter room, sub-station, receiving station | Yes | 100% |
| Aggregate area of recreational Open Space | Yes | 100% |
| Open Parking | Yes | 100% |
Parking filed33
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
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.
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 | ENCON |
| Engineer | EPICON CONSULTANTS PVT LTD |
| Chartered Accountant | BHUPENDRA SHROFF & CO |
| Partner | Role in project |
|---|---|
| M/S HOMAGE 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 promoterAt the time of registration of the project, the proposed date of possession was expected to be 30 July 2019. This projection was made on the basis of receiving the revised permission within certain time. The earlier permission issued was for BUA 1423.06 sq meters. We had disclosed the further BUA to be of 472.02 sq meters . Thus , the total total BUA is 1895.08 Sq meters. For this additional BUA ad-measuring 472.02 , we had to procure FSI from the adjacent land of promoters itself. However, it took longer time as technicalities were involved. It is because it took longer time , we are not in p
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 31 Jul 2017 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 27 Dec 2018 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 27 Dec 2018 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 27 Dec 2018Confirm 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 31 Oct 2020
Documents filed53
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 |
|---|---|
| Certificates of CA (Form 3)File: FORM CA3_year ended 31-03-2021_.pdf | 29 Oct 2021 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: FORM 5_ Ended year 2020-21_compressed.pdf | 29 Oct 2021 |
| Status of Formation of Legal Entity (Society/Co Op etc.)File: Lake Exotoica Society Registeration Certificate.pdf | 28 Jun 2021 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: form 2A 2020-21.pdf | 26 May 2021 |
| Disclosure of sold/ booked inventoryFile: Rera Disclosure Of Sales.pdf | 25 May 2021 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: Rera Form 2A -1_2019-20.pdf | 30 Mar 2021 |
| Certificates of CA (Form 3)File: CA Form 3 Rera 31-03-2020 Comp.pdf | 30 Nov 2020 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Archtect Rera Form 1 Cert_20-10-2020.pdf | 31 Oct 2020 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Enginier Cert form 2 -20-10-2020.pdf | 31 Oct 2020 |
| Occupancy Certificate/ Completion Certificate/ Architect's certificate of completion for plotted developmentFile: OC Bldg No 7 Lake exotica_.pdf | 31 Oct 2020 |
| Architect’s Certificate on Completion of Project (Form 4)File: Archtect Rera Form 4 Cert_20-10-2020.pdf | 31 Oct 2020 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Rera Archtect Cert 31-03-2020.pdf | 22 Oct 2020 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Rera Engineer Cert 31-03-2020_cmp.pdf | 22 Oct 2020 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: CA_Form 5 Rera Audit_2019-20.pdf | 22 Oct 2020 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Archtect_Certificate _30-12-2019_.pdf | 9 Jan 2020 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer _Certificate _30-12-2019_.pdf | 9 Jan 2020 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: Aditor Certficate form 5 - FY2018-19.pdf | 27 Dec 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Archtect Cert_Rera Form Bld 7 Lake exot - 30-09-2019.pdf | 11 Oct 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Enginior Certificate Rera Form Lake exot -30-09-2019.pdf | 11 Oct 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: ENCON Archtect Certificate Rera _30-06-2019.pdf | 15 Jul 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: ENCON Enginier Certificate Rera _30-06-2019.pdf | 15 Jul 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate Rera 30-03-2019.pdf | 25 Jun 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineeir Certificate Rera 30-03-2019_.pdf | 25 Jun 2019 |
| Certificates of CA (Form 5)File: CA Form 5 RERA_CERTIFCATE F Y 2017-18.pdf | 29 Dec 2018 |
| Building plan approvalFile: Revise Bldg Plan Bldg 7 VP667 -01-10-2018 Pg-1.pdf | 27 Dec 2018 |
| Building plan approvalFile: Revise Bldg Plan Bldg 7 VP667 -01-10-2018 Pg-2.pdf | 27 Dec 2018 |
| Layout approvalFile: Revise Layout ALL BLDG VP667-.pdf | 27 Dec 2018 |
| Copy of Layout Approval (in case of layout)File: Revise Layout ALL BLDG VP667-.pdf | 27 Dec 2018 |
| Building Plan Approval (IOD)File: Revise Bldg Plan Bldg 7 VP667 -01-10-2018 Pg-1.pdf | 27 Dec 2018 |
| Building Plan Approval (IOD)File: Revise Bldg Plan Bldg 7 VP667 -01-10-2018 Pg-2.pdf | 27 Dec 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: Revised Devp Perm VP 667 Dt 01-10-2018.pdf | 27 Dec 2018 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Archtect Cert Rera Lake Ext 7.pdf | 27 Dec 2018 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Cert Rera Bldg 7-.pdf | 27 Dec 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: VVCMC Revised Permission Cert Bldh No 7.pdf | 20 Apr 2018 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: architect's cert15022018.pdf | 20 Apr 2018 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: engineer certificate15022018.pdf | 20 Apr 2018 |
| Certificates of CA (Form 3)File: CA FORM_3_RERA_CERTIFICATE_).pdf | 20 Apr 2018 |
| Certificates of CA (Form 5)File: CA FORM_5_RERA_CERTIFICATE.pdf | 20 Apr 2018 |
| Proforma of Allotment letterFile: Homage Developer Model Agreement Bldg No 7 .pdf | 20 Apr 2018 |
| Layout approvalFile: approval plan.pdf | 31 Jul 2017 |
| Building plan approvalFile: approval plan.pdf | 31 Jul 2017 |
| PAN CardFile: pan card.pdf | 31 Jul 2017 |
| Copy of the legal title reportFile: TITLE REPORT.pdf | 31 Jul 2017 |
| Details of encumbrancesFile: Encrumbance Certficate.pdf | 31 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: approval plan.pdf | 31 Jul 2017 |
| Building Plan Approval (IOD)File: approval plan.pdf | 31 Jul 2017 |
| Commencement Certificates / NA Order for plotted developmentFile: Comencment Cert.pdf | 31 Jul 2017 |
| Declaration in FORM BFile: Declaration Form B(NEW).pdf | 31 Jul 2017 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Archtect - Certificate FORM 1.pdf | 31 Jul 2017 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Eng Certificate Form -2.pdf | 31 Jul 2017 |
| Certificates of CA (Form 3)File: FORM CA_3.pdf | 31 Jul 2017 |
| Certificates of CA (Form 5)File: FORM CA_5.pdf | 31 Jul 2017 |
| Proforma of Allotment letterFile: Undertaking for Sale Agrrement draft .pdf | 31 Jul 2017 |
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Buyer report
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- All 53 filed documents as one ZIP, foldered, with a manifest
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Builder: M/S HOMAGE DEVELOPERS
M/S HOMAGE DEVELOPERS has 1 registration on MahaRERA, including RICHMOND TOWN PHASE II LAKE EXOTICA. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Palghar district page.
Frequently asked questions
What are my rights if RICHMOND TOWN PHASE II LAKE EXOTICA is delayed beyond 29 Jan 2021?
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 RICHMOND TOWN PHASE II LAKE EXOTICA?
The registered promoter entity is M/S HOMAGE 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 RICHMOND TOWN PHASE II LAKE EXOTICA?
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 RICHMOND TOWN PHASE II LAKE EXOTICA?
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 RICHMOND TOWN PHASE II LAKE EXOTICA?
The professionals named in the filing: Architect: ENCON; Engineer: EPICON CONSULTANTS PVT LTD; Chartered Accountant: BHUPENDRA SHROFF & 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 RICHMOND TOWN PHASE II LAKE EXOTICA?
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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