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SAYBA ROYAL
RG-MH-23375 · RERA P51800078687 · Last updated on MahaRERA portal: 29 Apr 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
- All 1 completed earlier projects delivered on promise
Nothing adverse is on this record. The buyer report still reads the filed documents themselves, and places this filing against every project registered within 2 km.
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SAYBA ROYAL is a Residential / Group Housing project by M/S. STAR RISE in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800078687 on 7 Jan 2025. Possession is promised by 31 Dec 2026. 56 of the 152 units on this registration are recorded sold or booked, and 8 of 22 construction stages are filed complete.
At a glance
Project
- NameSAYBA ROYAL
- TypeResidential / Group Housing
- Location
- NEHRU NAGAR
- KURLA (EAST)
- Kurla
- Mumbai Suburban
- 400024
- Pincode400024
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51800078687
- ReraGenie IDRG-MH-23375
Builder
- NameM/S. STAR RISE
- Entity typePartnership
- PartnersNaushad Ali Habib Ali Hashmi, Ismail Yakub Payak
- Declared earlier projects2 →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on7 Jan 2025
- Promised completion31 Dec 2026
- Revised completionNone
- Buildings2 building records
- Documents filed75 files
Current status
Figures as on 29 Apr 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| SAYBA ROYAL A WING | NA | 21 | 20 | 70 | 6 | 76 |
| SAYBA ROYAL B WING | NA | 21 | 20 | 75 | 1 | 76 |
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 building2
As on 29 Apr 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.
8 of 22 construction stages are filed complete across 2 buildings. The stage furthest along is Slabs of Super Structure, at 85%.
SAYBA ROYAL A WING58%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 85% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 65% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 85% |
| 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% |
SAYBA ROYAL B WING58%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 85% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 65% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 85% |
| 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 29 Apr 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 | 50% |
| 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 | No | Not applicable |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 30% |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed59
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.
| Building | Closed/Covered | Total |
|---|---|---|
| SAYBA ROYAL A WING | 25 | 25 |
| SAYBA ROYAL B WING | 34 | 34 |
Land and ownership1
MahaRERA does not publish landowner contact details. 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.
| Landowner | Village | District |
|---|---|---|
| Nehru Nagar Satyam CHSL | Kurla | Mumbai Suburban |
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 |
|---|---|---|---|
| SAYBA ROYAL A WING | NA | Rs 21.00 cr | Rs 6.69 cr |
| SAYBA ROYAL B WING | NA | Rs 21.00 cr | Rs 6.69 cr |
Certifying professionals and partners6
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Ellora Project Consultants Pvt Ltd |
| Engineer | Associated Structural Engineers LLP |
| Engineer | Habib Ansari |
| Chartered Accountant | S K D J & CO |
| Chartered Accountant | Kapil Gupta |
| Chartered Accountant | Faheem Akhter Ansari |
| Partner | Role in project |
|---|---|
| M/S. STAR RISE | - |
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 27 Nov 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 31 Dec 2024 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 23 Dec 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 18 Dec 2024Confirm 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 2026
Documents filed75
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 Sayba Royal March 2026.pdf | 29 Apr 2026 |
| Withdrawal Update Form 2File: Form 2 Sayba Royal March 2026.pdf | 29 Apr 2026 |
| Withdrawal Update Form 3File: Form 3 Sayba Royal March 2026.pdf | 29 Apr 2026 |
| Form 2A (FY 2025-2026)File: Form 2A Sayba Royal 2025-2026.pdf | 18 Apr 2026 |
| Form 5 (FY 2024-2025)File: Form 5 Sayba Royal 2024-2025.pdf | 28 Mar 2026 |
| Withdrawal Update Form 1File: Form 1 Sayba Royal Dec 2025.pdf | 3 Feb 2026 |
| Withdrawal Update Form 2File: Form 2 Sayba Royal Dec 2025.pdf | 3 Feb 2026 |
| Withdrawal Update Form 3File: Form 3 Sayba Royal Dec 2025.pdf | 3 Feb 2026 |
| Withdrawal Update Form 1File: Form 1 Sayba Royal Sept 25.pdf | 5 Nov 2025 |
| Withdrawal Update Form 2File: Form 2 Sayba Royal Sept 25.pdf | 5 Nov 2025 |
| Withdrawal Update Form 3File: Form 3 Sayba Royal Sept 25.pdf | 5 Nov 2025 |
| Withdrawal Update Form 1File: Form 1 Sayba Royal June 25.pdf | 27 Sep 2025 |
| Withdrawal Update Form 2File: Form 2 Sayba Royal June 2025.pdf | 27 Sep 2025 |
| Withdrawal Update Form 3File: Form 3 Sayba Royal June 25.PDF | 27 Sep 2025 |
| Form 1File: Form 1 Sayba Royal June 25.pdf | 15 Sep 2025 |
| Form 2File: Form 2 Sayba Royal June 2025.pdf | 15 Sep 2025 |
| Form 3File: Form 3 Sayba Royal June 25.PDF | 15 Sep 2025 |
| Disclosure of Sold and Booked InventoryFile: Disclosure Sold Unsold Inventory Sayba Royal June 25.pdf | 15 Sep 2025 |
| Self-declaration of Quarterly ProgressFile: Self Declaration Sayba Royal June 2025.pdf | 15 Sep 2025 |
| Form 1File: Form 1 Sayba Royal Q4.pdf | 25 Jun 2025 |
| Form 2File: Form 2 Sayba Royal March 2025.pdf | 25 Jun 2025 |
| Form 3File: Form 3 Sayba Royal March 2024.pdf | 25 Jun 2025 |
| Disclosure of Sold and Booked InventoryFile: Disclosure of Sold Unsold Inventory Sayba Royal March 2025.pdf | 25 Jun 2025 |
| Self-declaration of Quarterly ProgressFile: Self Declaration Sayba Royal March 2025.pdf | 25 Jun 2025 |
| Form 2A (FY 2024-2025)File: Form 2A Sayba Royal March 2024-25.pdf | 21 Jun 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Royal.pdf | 19 Apr 2025 |
| Details of encumbrances concerned to FinanceFile: declaration of encumbrances Royal.pdf | 2 Jan 2025 |
| Details of encumbrances concerned to LegalFile: declaration of encumbrances Royal.pdf | 2 Jan 2025 |
| Other - FinanceFile: ARCHITECT CERTIFICATE.pdf | 2 Jan 2025 |
| Layout approvalFile: 1 Copy of Layout Approval (in case of layout).pdf | 31 Dec 2024 |
| Copy of Layout Approval (in case of layout)File: 1 Copy of Layout Approval (in case of layout).pdf | 31 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-9.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-8.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-7.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-6.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-5.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-4.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-3.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34-2.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-7.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-2.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-3.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-4.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-5.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-6.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-8.pdf | 23 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34-9.pdf | 23 Dec 2024 |
| Building plan approvalFile: IOA Plan Bldg no 34 HIGHLIGHTED.pdf | 21 Dec 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: IOA Plan Bldg no 34 HIGHLIGHTED.pdf | 21 Dec 2024 |
| Other - TechnicalFile: Declaration Promoter.pdf | 19 Dec 2024 |
| Other - TechnicalFile: Annexure A Declaration Cum Undertaking.pdf | 19 Dec 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Mail - B P Cell MHADA - Outlook_34.pdf | 18 Dec 2024 |
| Other - TechnicalFile: annexure A.pdf | 29 Nov 2024 |
| Proforma of Agreement for saleFile: Agreement For Sale ROYAL.pdf | 29 Nov 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of lnterest in Other Real Estate Orqanizations2.pdf | 29 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3 CA SAYBA ROYAL.pdf | 28 Nov 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: CC Bldg No 34.pdf | 28 Nov 2024 |
| PAN CardFile: Star Rise Pan Card DONE.pdf | 27 Nov 2024 |
| Copy of the legal title reportFile: Bldg No 34 Legal Title Report-DONE.pdf | 27 Nov 2024 |
| Details of encumbrances concerned to FinanceFile: Declaration of Financial Encumbraces.pdf | 27 Nov 2024 |
| Details of encumbrances concerned to FinanceFile: Bldg No 34 Legal Encumbrances-DONE.pdf | 27 Nov 2024 |
| Proforma of Allotment letterFile: Proforma Allotment letter.pdf | 27 Nov 2024 |
| Declaration in FORM BFile: PROMOTER FORM B (2).pdf | 27 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Bldg No 34 Architect 's Certificate-DONE.pdf | 27 Nov 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Bldg No 34 Engineer 's Certificates-DONE.pdf | 27 Nov 2024 |
| Declaration about Commencement CertificateFile: Bldg No 34 Commencement Certificate-DONE.pdf | 27 Nov 2024 |
| CERSAI detailsFile: CERSAI DETAILS SAYBA ROYAL.pdf | 27 Nov 2024 |
| Declaration about all RERA Designated Bank Accounts (Format A)File: Format A Declaration about RERA Designated Bank Accounts for Real Estate Projects.pdf | 27 Nov 2024 |
| Deviation Report with respect to Allotment letterFile: No deviation for Allotment 34.pdf | 27 Nov 2024 |
| Details of encumbrances concerned to LegalFile: Bldg No 34 Legal Encumbrances-DONE.pdf | 27 Nov 2024 |
| Details of encumbrances concerned to LegalFile: Declaration of Financial Encumbraces.pdf | 27 Nov 2024 |
| Deviation Report with respect to model copy of AgreementFile: AGREEMENT DEVIATION REPORT-UPLOAD.pdf | 27 Nov 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of lnterest in Other Real Estate Orqanization1.pdf | 27 Nov 2024 |
| Letter from the bank regarding the opening of RERA Designated Bank Accounts (Format B)File: Bank FORMAT B Sayba Royal.pdf | 27 Nov 2024 |
| Disclosure for secured/unsecured finance availed for the projectFile: Disclosure for secured unsecured finance availed for the Project.pdf | 27 Nov 2024 |
Promoter's earlier projects2
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 |
|---|---|---|---|---|---|---|
| SAYBA ORCHIDP51800054279 | KURLA (EAST), Mumbai Suburban | 130 | Jan 2024 | Ongoing | Dec 2026 | Not due yet |
| SAYBA RESIDENCY | BUILDING NO 89-90 NEHRU NAGAR KURLA EAST MUMBAI-24 | 302 | - | Completed | Dec 2023 | Apr 2023 |
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Buyer report
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- All 75 filed documents as one ZIP, foldered, with a manifest
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Builder: M/S. STAR RISE
M/S. STAR RISE has 1 registration on MahaRERA, including SAYBA ROYAL. Its filings disclose 2 earlier MahaRERA projects: declares 1 of 1 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 SAYBA ROYAL is delayed beyond 31 Dec 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 SAYBA ROYAL?
The registered promoter entity is M/S. STAR RISE, 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 SAYBA ROYAL?
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 SAYBA ROYAL?
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 SAYBA ROYAL?
The professionals named in the filing: Architect: Ellora Project Consultants Pvt Ltd; Engineer: Associated Structural Engineers LLP; Engineer: Habib Ansari; Chartered Accountant: S K D J & CO; Chartered Accountant: Kapil Gupta; Chartered Accountant: Faheem Akhter Ansari. 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 SAYBA ROYAL?
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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