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Stella Residency
By VaibhavLaxmi Builders and Developers
RG-MH-10202 · RERA P51800006691 · Last updated on MahaRERA portal: 15 Feb 2023
Source: official MahaRERA filing
Red flags
- 1 complaint at MahaRERA
- Completion date moved by 18 months
- 1 extension taken
Clear
- No litigation declared
- 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.
See what the report covers Free either way: or have every new Mumbai Suburban registration emailed to you, free during the pilot beta.Saved. When you are ready to decide, the Rs 499 buyer report reads the fine print for you.
Stella Residency is a Residential / Group Housing project by VaibhavLaxmi Builders and Developers in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800006691 on 16 Aug 2017. The registration is recorded completed; possession was promised by 29 Oct 2022. The completion date has moved by 18 months from the original filing. 1 complaint is on record with the regulator.
At a glance
Project
- NameStella Residency
- TypeResidential / Group Housing
- Location
- Kannamwar Nagar-1
- Vikhroli East
- Kurla
- Mumbai Suburban
- 400083
- Pincode400083
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51800006691
- ReraGenie IDRG-MH-10202
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on16 Aug 2017
- Promised completion29 Oct 2022
- Revised completionRevised to 29 Oct 2022 (originally 30 Apr 2021)
- Buildings1 building record
- Documents filed34 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Stella Residency Wing B | NA | 24 | 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 Feb 2023, 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.
4 of 11 construction stages are filed complete. The stage furthest along is Staircases, at 40%.
Stella Residency Wing B: 44% 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 | 35% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 5% |
| Sanitary Fittings within the flats / premises | 2% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 40% |
| 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 15 Feb 2023, 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 | 50% |
| 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 | Yes | 0% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 50% |
| Electrical meter room, sub-station, receiving station | Yes | 50% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed56
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 partners2
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | RAJENDRA KARNIK |
| Engineer | AJAY MAHALE |
| Partner | Role in project |
|---|---|
| VaibhavLaxmi Builders and 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 promoterConstruction work completed is 98% so for balance 2% seeking the extension
Complaints filed with MahaRERA1
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC006000000292605 | Ramdas Sangle | Abhishek Balasaheb More, Kalpana Balasaheb More | 13/09/2022 |
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 Jul 2017 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 30 Jul 2017 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 30 Jul 2017 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 6 Jun 2019Confirm 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 Feb 2023
Documents filed34
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: Full OC and BCC.pdf | 15 Feb 2023 |
| Details of encumbrancesFile: Declaration of Encumbrances for Project Stella Residency.pdf | 19 Mar 2020 |
| Details of encumbrancesFile: Declaration of encumbrances-compressed.pdf | 17 Jul 2019 |
| Commencement Certificates / NA Order for plotted developmentFile: Updated CC.pdf | 6 Jun 2019 |
| Certificates of CA (Form 3)File: STELLA RESIDENCY -RERA FORM 3 March'18.pdf | 23 Nov 2018 |
| Certificates of CA (Form 5)File: STELLA_RESIDENCY__FORM_5.pdf | 15 Oct 2018 |
| Certificates of CA (Form 3)File: Form 3- Stella Rsidency.pdf | 25 Sep 2018 |
| Layout approvalFile: ob12-SHEET1.pdf | 30 Jul 2017 |
| Layout approvalFile: OB12-SHEET3.pdf | 30 Jul 2017 |
| Layout approvalFile: OB12-SHEET2.pdf | 30 Jul 2017 |
| Layout approvalFile: OB12-SHEET4.pdf | 30 Jul 2017 |
| Building plan approvalFile: STELLA RESIDENCY.pdf | 30 Jul 2017 |
| Layout approvalFile: OB12-SHEET5.pdf | 30 Jul 2017 |
| Layout approvalFile: OB12-SHEET6.pdf | 30 Jul 2017 |
| Layout approvalFile: OB12-SHEET7.pdf | 30 Jul 2017 |
| Layout approvalFile: OB12-SHEET8.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: ob12-SHEET1.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: OB12-SHEET3.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: OB12-SHEET2.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: OB12-SHEET4.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: OB12-SHEET5.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: OB12-SHEET6.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: OB12-SHEET7.pdf | 30 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: OB12-SHEET8.pdf | 30 Jul 2017 |
| Building Plan Approval (IOD)File: STELLA RESIDENCY.pdf | 30 Jul 2017 |
| Certificates of CA (Form 3)File: Form3- ResidencyBcompressed.pdf | 30 Jul 2017 |
| Details of encumbrancesFile: Encumbrance_Stella Residency B wing.pdf | 29 Jul 2017 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form 2 residency OB-12.pdf | 29 Jul 2017 |
| Declaration in FORM BFile: Form B.pdf | 28 Jul 2017 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1.pdf | 28 Jul 2017 |
| Proforma of Allotment letterFile: SELF DECLARATION.pdf | 28 Jul 2017 |
| PAN CardFile: PAN_VLBD.pdf | 27 Jul 2017 |
| Copy of the legal title reportFile: Title Report.pdf | 27 Jul 2017 |
| Commencement Certificates / NA Order for plotted developmentFile: CC.pdf | 27 Jul 2017 |
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Buyer report
Useful on a completed registration when you are buying resale, or checking what was promised against what was delivered.
- 3 conditions on this project's record read and explained, with the clear checks alongside
- Joined against the promoter's 8 other registrations and every project registered within 2 km, which the RERA portal never shows together
- All 34 filed documents as one ZIP, foldered, with a manifest
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Builder: VaibhavLaxmi Builders and Developers
VaibhavLaxmi Builders and Developers has 9 registrations on MahaRERA, including Green Vista and Stella Residency. Its filings disclose 8 earlier MahaRERA projects: declares 6 of 8 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 Stella Residency is delayed beyond 29 Oct 2022?
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 Stella Residency?
The registered promoter entity is VaibhavLaxmi Builders and 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 Stella Residency?
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 Stella Residency?
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 Stella Residency?
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 Stella Residency?
The professionals named in the filing: Architect: RAJENDRA KARNIK; Engineer: AJAY MAHALE. 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 Stella Residency?
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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