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ROYALE 22
RG-MH-56351 · RERA P51800048541 · Last updated on MahaRERA portal: 5 Mar 2026
Source: official MahaRERA filing
Red flags
- 1 complaint at MahaRERA
- Completion date moved by 8 months
- 2 extensions taken
Clear
- No litigation declared
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
- Recorded completed on MahaRERA
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.
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ROYALE 22 is a Residential / Group Housing project by VS DEVELOPERS in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800048541 on 6 Jan 2023. The registration is recorded completed; possession was promised by 31 May 2026. The completion date has moved by 8 months from the original filing. 47 of the 71 units on this registration are recorded sold or booked, and 11 of 11 construction stages are filed complete. 1 complaint is on record with the regulator.
At a glance
Project
- NameROYALE 22
- TypeResidential / Group Housing
- Location
- KANNAMAWAR NAGAR
- VIKHROLI EAST
- Kurla
- Mumbai Suburban
- 400083
- Pincode400083
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51800048541
- ReraGenie IDRG-MH-56351
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on6 Jan 2023
- Promised completion31 May 2026
- Revised completionRevised to 31 May 2026 (originally 30 Sep 2025)
- Buildings1 building record
- Documents filed77 files
Current status
Figures as on 5 Mar 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| ROYALE 22 | NA | 23 | 23 | 66 | 5 | 71 |
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 5 Mar 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.
11 of 11 construction stages are filed complete.
ROYALE 22: 100% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 100% |
| 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 5 Mar 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 | No | Not applicable |
| Water Supply | Yes | 100% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 100% |
| Storm Water Drains | No | Not applicable |
| Landscaping & Tree Planting | Yes | 100% |
| 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 | Yes | 100% |
| Water conservation /Rain water harvesting | No | Not applicable |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 100% |
| Electrical meter room, sub-station, receiving station | Yes | 100% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | Yes | 100% |
Parking filed60
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.
| Building | Wing | Estimated | Incurred |
|---|---|---|---|
| ROYALE 22 | NA | Rs 18.60 cr | Rs 31.20 cr |
Certifying professionals and partners4
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | TRYFOUR ARCHITECTS |
| Engineer | PRATEEK SINGH |
| Chartered Accountant | NARENDRA CHITLANGIA CHITLANGIA |
| Chartered Accountant | Rutuja Narsingh |
| Partner | Role in project |
|---|---|
| VS DEVELOPERS | - |
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 yet to apply for the Occupancy Certificate (OC), and based on the current progress, we expect to receive the OC by December 2025. To accommodate any unforeseen delays and ensure full compliance with MahaRERA requirements, we are requesting this extension as a buffer period to complete all formalities in a timely and orderly manner.
Reason as filed by the promoterThe delay in the completion of the real estate project has been primarily caused by a delay in OC. The project is 100% completed, we received the Occupation Certificate (OC) on 16/12/2025 and we have initiated the process for the possession as well, hence we won't be required to upload consents. To provide assurance and facilitate a smooth completion process, we are closely monitoring the remaining activities, ensuring timely execution, and addressing any issues that may arise. This proactive approach aims to ensure a successful transition to occupancy. As a measure of assurance, we kindly req
Complaints filed with MahaRERA1
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC12504072 | Gaurav Sanjay Bhagat | VS DEVELOPERS | 19/11/2025 |
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.
- Legal title reportOn the file
A lawyer's report on who owns the land and what is registered against it.
uploaded 3 Oct 2022 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 4 Oct 2022 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 15 Sep 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 17 Oct 2024Confirm the Commencement Certificate covers the specific floor you are buying. - Occupancy CertificateNot on 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.
Documents filed77
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.pdf | 5 Mar 2026 |
| Withdrawal Update Form 1File: Form 1.pdf | 5 Mar 2026 |
| Withdrawal Update Form 2File: Form 2.pdf | 5 Mar 2026 |
| Withdrawal Update Form 2File: Form 2.pdf | 5 Mar 2026 |
| Withdrawal Update Form 3File: Form 3.pdf | 5 Mar 2026 |
| Withdrawal Update Form 3File: Form 3.pdf | 5 Mar 2026 |
| Form 2A (FY 2022-2023)File: Form 2A FY 2022-23 Signed.pdf | 19 Sep 2025 |
| Form 2A (FY 2023-2024)File: Form 2A FY 2023-24 Signed.pdf | 19 Sep 2025 |
| Form 2A (FY 2024-2025)File: Form 2A FY 2024-25 Signed.pdf | 19 Sep 2025 |
| Form 5 (FY 2022-2023)File: Form 5 FY 2022-23 Signed.pdf | 19 Sep 2025 |
| Form 5 (FY 2023-2024)File: Form 5 FY 2023-24 Signed.pdf | 19 Sep 2025 |
| Form 5 (FY 2024-2025)File: Form 5 FY 2024-25 Signed.pdf | 19 Sep 2025 |
| Withdrawal Update Form 1File: Form 1 June 2025 Signed.pdf | 13 Sep 2025 |
| Withdrawal Update Form 2File: Form 2 June 2025 Signed.pdf | 13 Sep 2025 |
| Withdrawal Update Form 3File: Form 3 June 2025 Signed.pdf | 13 Sep 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect certificate april 2025.pdf | 13 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3Q4_compressed.pdf | 13 May 2025 |
| Disclosure of sold/ booked inventoryFile: SOLDINVENTORY.pdf | 13 May 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM2ENGINEERCERTIFICATE.pdf | 12 May 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1.pdf | 14 Feb 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3.pdf | 14 Feb 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM2.pdf | 14 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: FORM3.pdf | 14 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: SOLDINVENTORY.pdf | 14 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: SOLDINVENTORY.pdf | 14 Feb 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3-compressed.pdf | 27 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: ARCHITECHCERTIFICATE.pdf | 21 Nov 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: ENGINEERCERTIFICATE.pdf | 21 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3-CACERTIFICATE COM.pdf | 21 Oct 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: COMMEMCEMENTCERT.pdf | 17 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: FORM2A.pdf | 17 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: From5.pdf | 17 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM1-ARCHITECH CERTIFICATE.pdf | 19 Aug 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM2-ENGINNEERCERTIFICATE.pdf | 19 Aug 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect certificate April.pdf | 13 May 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer certificate april.pdf | 13 May 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3Q4.pdf | 13 May 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: 18cf216b0d374e5495f491c02d11dd06.pdf | 29 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1.pdf | 29 Apr 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM2.pdf | 29 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3.pdf | 29 Apr 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: FORM5.pdf | 29 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM 1 ARCHITECH CERTIFICATE.pdf | 1 Dec 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM 2 ENGINEER CERTIFICATE.pdf | 1 Dec 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3 CA CERTIFICATE.pdf | 1 Dec 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1ARCHITECH certificate.pdf | 23 Aug 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: ENGINEER CERTIFICATE.pdf | 23 Aug 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3Q1.pdf | 23 Aug 2023 |
| Other - LegalFile: LEGALTITLE REPORT.pdf | 23 Aug 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: FORM1ARCHITECH certificate.pdf | 22 Aug 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Architect certificate.pdf | 16 May 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Engineer certificate.pdf | 16 May 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: CA certificate.pdf | 16 May 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: diclouser interest.pdf | 31 Dec 2022 |
| Proforma of Agreement for saleFile: Proforma_of_the_agreement_for_sale_30_11_2022 (1).pdf | 31 Dec 2022 |
| Other - LegalFile: REDEVELOPMENT AGR.pdf | 31 Dec 2022 |
| Other - LegalFile: POWER OF ATTORNEY.pdf | 31 Dec 2022 |
| Proforma of Allotment letterFile: Draft_Allottment_Letternew.pdf | 30 Dec 2022 |
| Declaration in FORM BFile: FORMB OF RERA.pdf | 3 Dec 2022 |
| CERSAI detailsFile: CERSAI REPORT.pdf | 3 Dec 2022 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM3.pdf | 5 Nov 2022 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: VS developers bank declaration.pdf | 11 Oct 2022 |
| Layout approvalFile: LAYOUTPLANVS1.pdf | 4 Oct 2022 |
| Copy of Layout Approval (in case of layout)File: LAYOUTPLANVS1.pdf | 4 Oct 2022 |
| Deviation Report with respect to Allotment letterFile: DEVIATION ALLOTMENT.pdf | 4 Oct 2022 |
| Deviation Report with respect to model copy of AgreementFile: DEVIATION REPORT.pdf | 4 Oct 2022 |
| Copy of the legal title reportFile: Search Report - Vikroli Project.pdf | 3 Oct 2022 |
| Building plan approvalFile: APPROVED PLAN.pdf | 15 Sep 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: APPROVED PLAN.pdf | 15 Sep 2022 |
| Details of encumbrances concerned to LegalFile: Encumberance letter.pdf | 13 Sep 2022 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: QUALITY ASSURANCE.pdf | 13 Sep 2022 |
| Details of encumbrances concerned to FinanceFile: Finance encumberance letter.pdf | 12 Sep 2022 |
| Declaration about Commencement CertificateFile: Declaration about CC.pdf | 12 Sep 2022 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 architect certificate.pdf | 12 Sep 2022 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: ENGINEER CERTIFICATE ON COST INCURRED ON PROJECT FORM 2.pdf | 12 Sep 2022 |
| PAN CardFile: PANCARD.pdf | 10 Sep 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: CC.pdf | 10 Sep 2022 |
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Buyer report
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- 3 conditions on this project's record read and explained, with the clear checks alongside
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- All 77 filed documents as one ZIP, foldered, with a manifest
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Builder: VS DEVELOPERS
VS DEVELOPERS has 3 registrations on MahaRERA, including UNIQUE and ROYALE 22. Its filings disclose 2 earlier MahaRERA projects: declares 2 of 2 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 ROYALE 22 is delayed beyond 31 May 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 ROYALE 22?
The registered promoter entity is VS 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 ROYALE 22?
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 ROYALE 22?
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 ROYALE 22?
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 ROYALE 22?
The professionals named in the filing: Architect: TRYFOUR ARCHITECTS; Engineer: PRATEEK SINGH; Chartered Accountant: NARENDRA CHITLANGIA CHITLANGIA; Chartered Accountant: Rutuja Narsingh. 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 ROYALE 22?
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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