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ROYAL ANNEX
RG-MH-75278 · RERA P53000017431 · Last updated on MahaRERA portal: 15 Dec 2024
Source: official MahaRERA filing
Red flags
- Completion date moved by 25 months
- 2 extensions taken
Clear
- No litigation declared
- No complaints on record
- Separate project account declared
- Allotment letter follows the model form
- Recorded completed on MahaRERA
- 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.
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ROYAL ANNEX is a Residential / Group Housing project by SUSHANT VIJAY BHALBAR in Kolhapur, Maharashtra, registered with MahaRERA as P53000017431 on 13 Aug 2018. The registration is recorded completed; possession was promised by 31 Dec 2025. The completion date has moved by 25 months from the original filing.
At a glance
Project
- NameROYAL ANNEX
- TypeResidential / Group Housing
- Location
- MAIN ROAD
- AKHILESH PARK KAGAL
- Kagal (M Cl)
- Kagal
- Kolhapur
- 416216
- Pincode416216
- MapView location on Google Maps (as filed on RERA)
- RERA no.P53000017431
- ReraGenie IDRG-MH-75278
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on13 Aug 2018
- Promised completion31 Dec 2025
- Revised completionRevised to 31 Dec 2025 (originally 1 Nov 2023)
- Buildings1 building record
- Documents filed41 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| ROYAL ANNEX | NA | 7 | 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 15 Dec 2024, 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.
6 of 11 construction stages are filed complete. The stage furthest along is Slabs of Super Structure, at 6%.
ROYAL ANNEX: 55% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 1% |
| Podiums (if any) | 0% |
| Plinth | 1% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 6% |
| 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 15 Dec 2024, 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 | No | Not applicable |
| Water Supply | Yes | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | No | Not applicable |
| Landscaping & Tree Planting | No | Not applicable |
| 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 | 0% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | No | Not applicable |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | Yes | 0% |
Parking filed27
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 ownership2
MahaRERA does not publish landowner contact details. MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
| Landowner | Village | District |
|---|---|---|
| SUSHANT VIJAY BHALBAR | Kagal (M Cl) | Kolhapur |
| TATHASTU BUILDERS | Kagal (M Cl) | Kolhapur |
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 partners2
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | SOVEREIGN ARCHITECTS |
| Engineer | HINDURAO PATIL |
| Partner | Role in project |
|---|---|
| SUSHANT VIJAY BHALBAR | - |
Extensions applied for2
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterWe are requesting to grant time limit for following reasons - 1) We have taken first permission on 15/05/2018. At that time we waiting for UDCPR Byelaws. 2) After getting revised permission on 29/06/21. Second covid wave is there. So, we unable to start work. 3) One important point is we don't have any single booking yet.
Reason as filed by the promoterRequesting to grant time limit for following reason- 1) we havetaken only five booking yet and there is encroachment in front side of project. Please grant us the time limit up to December 2025.
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 8 Aug 2018 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 8 Aug 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 28 Feb 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 28 Feb 2024Confirm 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 15 Dec 2024
Documents filed41
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 |
|---|---|
| Occupancy Certificate/ Completion Certificate/ Architect's certificate of completion for plotted developmentFile: Kaagaz_20241216_003047410756.pdf | 15 Dec 2024 |
| Certificates of CA (Form 3)File: Form 3.pdf | 2 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 3.pdf | 2 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 2 Dec 2024 |
| Declaration in FORM BFile: Declaration form B.pdf | 24 Nov 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Annex Audit Report 23-2410112024.pdf | 10 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: ANNEX Architect Certificate27102024_0001.pdf | 27 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: ANNEX Booked inventory.pdf | 27 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Annex engineer Certificate27102024.pdf | 27 Oct 2024 |
| Building plan approvalFile: Annex 1_compressed.pdf | 28 Feb 2024 |
| Building plan approvalFile: Annex 2_compressed.pdf | 28 Feb 2024 |
| Building Plan Approval (IOD)File: Annex 1_compressed.pdf | 28 Feb 2024 |
| Building Plan Approval (IOD)File: Annex 2_compressed.pdf | 28 Feb 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Annex Commencement 2428022024.pdf | 28 Feb 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Form 5 Annex.pdf | 17 Nov 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Quality Assurance Annex.pdf | 1 Oct 2023 |
| Disclosure of sold/ booked inventoryFile: Book inventory Annex.pdf | 1 Oct 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect Certificate Annex.pdf | 30 Sep 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: Audit Report 2018 to 2022.pdf | 30 Sep 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: Audit Report 2018 to 2022.pdf | 30 Sep 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: Audit Report 2018 to 2022.pdf | 30 Sep 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: Audit Report 2018 to 2022.pdf | 30 Sep 2023 |
| Building plan approvalFile: Royal Annex.pdf | 27 Apr 2022 |
| Building plan approvalFile: Royal Annex.pdf | 27 Apr 2022 |
| Building Plan Approval (IOD)File: Royal Annex.pdf | 27 Apr 2022 |
| Building Plan Approval (IOD)File: Royal Annex.pdf | 27 Apr 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: Annex Commencement.pdf | 27 Apr 2022 |
| Building plan approvalFile: Sancction Plan-1.pdf | 8 Aug 2018 |
| Building plan approvalFile: Sancction Plan-2.pdf | 8 Aug 2018 |
| Layout approvalFile: Sancction Plan-1.pdf | 8 Aug 2018 |
| PAN CardFile: Sushant Pan.pdf | 8 Aug 2018 |
| Copy of the legal title reportFile: legal Royal Annex-ilovepdf-compressed.pdf | 8 Aug 2018 |
| Details of encumbrancesFile: Encumberence.pdf | 8 Aug 2018 |
| Copy of Layout Approval (in case of layout)File: Sancction Plan-1.pdf | 8 Aug 2018 |
| Building Plan Approval (IOD)File: Sancction Plan-1.pdf | 8 Aug 2018 |
| Building Plan Approval (IOD)File: Sancction Plan-2.pdf | 8 Aug 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: camencement.pdf | 8 Aug 2018 |
| Declaration in FORM BFile: Form B Royal Annex-min.pdf | 8 Aug 2018 |
| Certificates of CA (Form 3)File: RYAL ANNEX CA C F.pdf | 8 Aug 2018 |
| Certificates of CA (Form 5)File: royal annex architect c f.pdf | 8 Aug 2018 |
| Proforma of Allotment letterFile: Agreement_of_Royal_Annex.pdf | 8 Aug 2018 |
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 | Status | Promised | Delivered |
|---|---|---|---|---|---|
| ROYAL HERITAGE | AKHILESH PARK KAGAL | 1 | Completed | Mar 2017 | Mar 2017 |
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How this compares with Kolhapur
Computed across the 880+ Kolhapur projects on ReraGenie, from their own filings.
Buyer report
Useful on a completed registration when you are buying resale, or checking what was promised against what was delivered.
- 2 conditions on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 1 other registration and every project registered within 2 km, which the RERA portal never shows together
- All 41 filed documents as one ZIP, foldered, with a manifest
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See every Kolhapur project, with the district possession charts
Builder: SUSHANT VIJAY BHALBAR
SUSHANT VIJAY BHALBAR has 2 registrations on MahaRERA, including ROYAL ANNEX and ROYAL ORCHID. 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 Kolhapur district page.
Frequently asked questions
What are my rights if ROYAL ANNEX is delayed beyond 31 Dec 2025?
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 ROYAL ANNEX?
The registered promoter entity is SUSHANT VIJAY BHALBAR, an individual 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 ROYAL ANNEX?
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 ROYAL ANNEX?
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 ROYAL ANNEX?
The professionals named in the filing: Architect: SOVEREIGN ARCHITECTS; Engineer: HINDURAO PATIL. 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 ROYAL ANNEX?
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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