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S3 Epitome
By S3 Smart Spaces Private Limited
RG-MH-07267 · RERA P51900055535 · Last updated on MahaRERA portal: 9 Jul 2026
Source: official MahaRERA filing
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Red flags
- No red flags in this filing
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- No encumbrance on the project land
- Separate project account declared
- Allotment letter follows the model form
Nothing adverse is on this record. The buyer report still reads the filed documents themselves, and places this filing against the promoter's 2 other registrations and every project registered within 2 km.
See what the report covers Free either way: .Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
S3 Epitome is a Others project by S3 Smart Spaces Private Limited in Lower Parel, 400013, registered with MahaRERA as P51900055535 on 2 Apr 2024. Possession is promised by 31 Dec 2028. 0 of the 47 units on this registration are recorded sold or booked, and 0 of 11 construction stages are filed complete.
At a glance
Project
- NameS3 Epitome
- TypeOthers
- Location
- Sunmill Road
- Lower Parel
- 400013
- Pincode400013
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51900055535
- ReraGenie IDRG-MH-07267
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on2 Apr 2024
- Promised completion31 Dec 2028
- Revised completionNone
- Buildings1 building record
- Documents filed80 files
Current status
Figures as on 9 Jul 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| S3 Epitome - A Wing as per approved plan | NA | 21 | 18 | 37 | 10 | 47 |
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 9 Jul 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.
0 of 11 construction stages are filed complete. The stage furthest along is Excavation, at 0%.
S3 Epitome - A Wing as per approved plan: 0% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 0% |
| 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 9 Jul 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 | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | Yes | 0% |
| Landscaping & Tree Planting | Yes | 0% |
| 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 | 0% |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | No | Not applicable |
| 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 | No | Not applicable |
Parking filed1
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 | Archvision Architects |
| Architect | Skyline Architects |
| Engineer | Sachin Jadhav D Jadhav |
| Chartered Accountant | H H Dedhia & Assoc |
| Chartered Accountant | VSC & Associates |
| Partner | Role in project |
|---|---|
| S3 Smart Spaces Private Limited | - |
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 9 Dec 2023 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 12 Dec 2023 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 9 Jan 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 9 Dec 2023Confirm 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 2028
Documents filed80
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 |
|---|---|
| Form 5 (FY 2025-2026)File: RERA Form 5_S3 Epitome.pdf | 9 Jul 2026 |
| Form 1File: Form 1 Epitome Apr 2026.pdf | 28 May 2026 |
| Form 2File: Form 2 - Epitome - Apr 2026.pdf | 28 May 2026 |
| Form 3File: Form 3 - S3 Epitome -Apr 2026.pdf | 28 May 2026 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Inventory 31-03-2026.pdf | 28 May 2026 |
| Form 1File: Form 1 Epitome Apr 2026.pdf | 28 May 2026 |
| Form 2File: Form 2 - Epitome - Apr 2026.pdf | 28 May 2026 |
| Form 3File: Form 3 - S3 Epitome -Apr 2026.pdf | 28 May 2026 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Inventory 31-03-2026.pdf | 28 May 2026 |
| Form 2A (FY 2024-2025)File: Form-2A Epitome (R1).pdf | 28 Dec 2025 |
| Form 1File: Form 1 - 04-10-25.pdf | 15 Nov 2025 |
| Form 2File: Form 2 - 01-11-25.pdf | 15 Nov 2025 |
| Form 3File: Form 3 - 03-11-25.pdf | 15 Nov 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold as on 30-09-25.pdf | 15 Nov 2025 |
| Form 5 (FY 2024-2025)File: Form-5 S3Epitome.pdf | 15 Nov 2025 |
| Form 1File: Form 1.pdf | 21 Aug 2025 |
| Form 2File: Form 2.pdf | 21 Aug 2025 |
| Form 3File: Form 3.pdf | 21 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Inventory.pdf | 21 Aug 2025 |
| Form 1File: Form 1.pdf | 21 Aug 2025 |
| Form 3File: Form 3.pdf | 21 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Inventory.pdf | 21 Aug 2025 |
| Form 2File: Form 2.pdf | 21 Aug 2025 |
| Form 1File: Form 1.pdf | 21 Aug 2025 |
| Form 2File: Form 2.pdf | 21 Aug 2025 |
| Form 3File: Form 3.pdf | 21 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Inventory.pdf | 21 Aug 2025 |
| Form 1File: Form 1.pdf | 21 Aug 2025 |
| Form 2File: Form 2.pdf | 21 Aug 2025 |
| Form 3File: Form 3.pdf | 21 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Inventory.pdf | 21 Aug 2025 |
| Form 1File: Form 1.pdf | 18 Aug 2025 |
| Form 2File: Form 2.pdf | 18 Aug 2025 |
| Form 3File: Form 3.pdf | 18 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Inventory.pdf | 18 Aug 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - S3 Epitome.pdf | 22 Mar 2024 |
| Other - TechnicalFile: Declaration S3 Epitome.pdf | 21 Mar 2024 |
| Other - TechnicalFile: Declaration no pending applications.pdf | 19 Feb 2024 |
| Proforma of Agreement for saleFile: AFS.pdf | 23 Jan 2024 |
| Deviation Report with respect to model copy of AgreementFile: AFS Deviation Report.pdf | 23 Jan 2024 |
| Building plan approvalFile: 1.pdf | 9 Jan 2024 |
| Building plan approvalFile: 2.pdf | 9 Jan 2024 |
| Building plan approvalFile: 3.pdf | 9 Jan 2024 |
| Building plan approvalFile: 4.pdf | 9 Jan 2024 |
| Building plan approvalFile: 5.pdf | 9 Jan 2024 |
| Building plan approvalFile: 6.pdf | 9 Jan 2024 |
| Building plan approvalFile: 7.pdf | 9 Jan 2024 |
| Building plan approvalFile: 8.pdf | 9 Jan 2024 |
| Building plan approvalFile: 9.pdf | 9 Jan 2024 |
| Building plan approvalFile: 10.pdf | 9 Jan 2024 |
| Building plan approvalFile: 11.pdf | 9 Jan 2024 |
| Building plan approvalFile: 12.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 1.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 2.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 3.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 4.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 5.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 6.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 7.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 8.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 9.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 10.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 11.pdf | 9 Jan 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: 12.pdf | 9 Jan 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Shailesh Sanghvi.pdf | 2 Jan 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Neeraj Shrivastav.pdf | 2 Jan 2024 |
| Declaration about Commencement CertificateFile: Form D.pdf | 13 Dec 2023 |
| Layout approvalFile: IOD Layout Approval.pdf | 12 Dec 2023 |
| Copy of Layout Approval (in case of layout)File: IOD Layout Approval.pdf | 12 Dec 2023 |
| PAN CardFile: Pan Card S3 Smart Spaces Private Limited.pdf | 9 Dec 2023 |
| Copy of the legal title reportFile: Epitome Title.pdf | 9 Dec 2023 |
| Details of encumbrances concerned to FinanceFile: No Financial Encumbrances Declaration.pdf | 9 Dec 2023 |
| Details of encumbrances concerned to LegalFile: No Financial Encumbrances Declaration.pdf | 9 Dec 2023 |
| Commencement Certificates / NA Order for plotted developmentFile: Epitome CC.pdf | 9 Dec 2023 |
| Declaration in FORM BFile: Form B.pdf | 9 Dec 2023 |
| Declaration in FORM BFile: Conveyance.pdf | 9 Dec 2023 |
| CERSAI detailsFile: CERSAI Report.pdf | 9 Dec 2023 |
| Proforma of Allotment letterFile: Proforma Allotment.pdf | 9 Dec 2023 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Form A.pdf | 9 Dec 2023 |
| Deviation Report with respect to Allotment letterFile: Allotment Deviation.pdf | 9 Dec 2023 |
Promoter's earlier projects4
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 |
|---|---|---|---|---|---|
| Sanghvi S3 Ecocity Spring Building CHSL | Near Hermitage Society Near Dahisar Checkpost Mira Road East | 226 | Completed | Dec 2015 | Late, Aug 2016 |
| Sanghvi Nisarg - Phase 2 | Khondgewadi Raywood Park Lonavala | 12 | Completed | Sep 2015 | Jul 2015 |
| Shree Mohankheda Heights | Rambhau Bhogale Marg | 60 | Completed | Dec 2014 | Mar 2014 |
| Sanghvi Nisarg - Phase 1 | Khondagewadi Road Raywood Park Colony Lonavala | 44 | Completed | Dec 2013 | Late, Dec 2015 |
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Buyer report
Built from this project's filings on the day you order, in plain language.
- Red flags and clear checks, the possession story, sanctions and sales, land and title, who you are dealing with
- Joined against the promoter's 2 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 80 filed documents as one ZIP, foldered, with a manifest
- The project watch below, included free for 90 days
Project watch
Only want to be told when something changes?
- 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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Other projects near Lower Parel
Filed coordinates, straight-line distance. 45 registered projects within 2 km.
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Runwal Real Estates Private Limited
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AETHON DEVELOPERS PRIVATE LIMITED
RUNWAL RAAYA - TOWER 1
AETHON DEVELOPERS PRIVATE LIMITED
PLUS ART
CHINTAMANI CONSTRUCTION COMPANY
Builder: S3 Smart Spaces Private Limited
S3 Smart Spaces Private Limited has 3 registrations on MahaRERA, including S3 Skyrise and S3 Skygreens. Its filings disclose 7 earlier MahaRERA projects: declares 3 of 7 past projects completed on time. Read the full track record.
Frequently asked questions
What are my rights if S3 Epitome is delayed beyond 31 Dec 2028?
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 S3 Epitome?
The registered promoter entity is S3 Smart Spaces Private Limited, a company 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 S3 Epitome?
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 S3 Epitome?
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 S3 Epitome?
The professionals named in the filing: Architect: Archvision Architects; Architect: Skyline Architects; Engineer: Sachin Jadhav D Jadhav; Chartered Accountant: H H Dedhia & Assoc; Chartered Accountant: VSC & 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 S3 Epitome?
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; whether construction progress keeps pace with sales in the coming quarters. The Rs 499 buyer report works through all of them from the filings.
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