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The Royal Bay
By TPV Vishwakarma Venture LLP
RG-MH-19299 · RERA P51700078391 · Last updated on MahaRERA portal: 22 Jun 2026
Source: official MahaRERA filing
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Red flags
- Rs 50.00 crore secured on the land, in favour of RBL BANK LIMITED
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- Separate project account declared
- Allotment letter follows the model form
1 condition is 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 Thane 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.
The Royal Bay is a Residential / Group Housing project by TPV Vishwakarma Venture LLP in Thane, Maharashtra, registered with MahaRERA as P51700078391 on 10 Dec 2024. Possession is promised by 31 Dec 2028. 34 of the 579 units on this registration are recorded sold or booked, and 0 of 33 construction stages are filed complete.
At a glance
Project
- NameThe Royal Bay
- TypeResidential / Group Housing
- Location
- Sector24
- Nerul Navi Mumbai
- Navi Mumbai (M Corp.)
- Thane
- 400706
- Pincode400706
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51700078391
- ReraGenie IDRG-MH-19299
Builder
- NameTPV Vishwakarma Venture LLP
- Entity typeOthers
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on10 Dec 2024
- Promised completion31 Dec 2028
- Revised completionNone
- Buildings3 building records
- Documents filed91 files
Current status
Figures as on 22 Jun 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| A Wing | NA | 23 | 23 | 136 | 0 | 136 |
| B Wing | NA | 27 | 27 | 272 | 0 | 272 |
| C Wing | NA | 29 | 26 | 171 | 0 | 171 |
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 building3
As on 22 Jun 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 33 construction stages are filed complete across 3 buildings. The stage furthest along is Excavation, at 0%.
A Wing0%
| 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% |
B Wing0%
| 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% |
C Wing0%
| 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 22 Jun 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 | No | Not applicable |
| 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 filed713
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 |
|---|---|---|
| A Wing | 144 | 144 |
| B Wing | 301 | 301 |
| C Wing | 268 | 268 |
Land and ownership3
MahaRERA does not publish landowner contact details. A declared charge means a lender has a claim over the project land. Ask the promoter for a no-objection certificate from the lender named above before you pay any amount.
| Landowner | Village | District |
|---|---|---|
| Swagat Co-Operative Housing Society Limited | Navi Mumbai (M Corp.) | Thane |
| Samta Co-Operative Housing Society Limited | Navi Mumbai (M Corp.) | Thane |
| Om Sadguru Co-Operative Housing Society Limited | Navi Mumbai (M Corp.) | Thane |
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 | Urban Analysis Solution |
| Engineer | Pankaj Dinesh kumar Pasoria |
| Engineer | Amritpal Singh |
| Chartered Accountant | Ashok Periwal |
| Chartered Accountant | Ritesh talreja |
| Partner | Role in project |
|---|---|
| TPV Vishwakarma Venture LLP | - |
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 26 Oct 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 25 Oct 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 25 Oct 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 26 Nov 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 2028
Documents filed91
As listed on the registration, named by the MahaRERA slot each file was filed under, with the promoter's own file name beneath; the newest 80 of 91 are shown. 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 2A (FY 2024-2025)File: TPV VV LLP 24-25.pdf | 22 Jun 2026 |
| Form 2A (FY 2025-2026)File: TPV VV LLP 25-26.pdf | 22 Jun 2026 |
| Form 1File: TPV VV_Form 1.pdf | 20 Apr 2026 |
| Form 2File: TPV VV_Form 2.pdf | 20 Apr 2026 |
| Form 3File: TPV VV_Form 3.pdf | 20 Apr 2026 |
| Disclosure of Sold and Booked InventoryFile: TPV VV Ann A.pdf | 20 Apr 2026 |
| Form 1File: TPV VV LLP_Form 1.pdf | 20 Jan 2026 |
| Form 2File: FORM 2 Q3 TPV VV LLP.pdf | 20 Jan 2026 |
| Form 3File: FORM 3 Q3 TPV VV LLP.pdf | 20 Jan 2026 |
| Disclosure of Sold and Booked InventoryFile: ANNX A Q3.pdf | 20 Jan 2026 |
| Form 1File: Form 1_TPV VV_Q2.pdf | 18 Oct 2025 |
| Form 2File: Form 2_TPV VV_Q2.pdf | 18 Oct 2025 |
| Form 3File: Form 3 TPV VV LLP_Q2.pdf | 18 Oct 2025 |
| Disclosure of Sold and Booked InventoryFile: Ann A TPV VV_Q2.pdf | 18 Oct 2025 |
| Form 5 (FY 2024-2025)File: TPV Vishwakarma Form 5.pdf | 30 Sep 2025 |
| Form 1File: Form 1_Architect Certificate_Q1.pdf | 19 Jul 2025 |
| Form 2File: Form 2_TPV VV LLp_Q1_.pdf | 19 Jul 2025 |
| Form 3File: Form 3_TPV VV LLP_Q1_.pdf | 19 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Inventory_TPV VV LLP.pdf | 19 Jul 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 The Royal Bay.pdf | 15 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: FORM 3 TPVV Q4.pdf | 15 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: FORM 2 ANNEXURE-B-TPV VISHWAKARMA VENTURE LLP.pdf | 15 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1.pdf | 17 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3.pdf | 17 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 17 Jan 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1.pdf | 17 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3.pdf | 17 Jan 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2.pdf | 17 Jan 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Royal Bay Form 3 with declaration.pdf | 3 Dec 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Declaration.pdf | 26 Nov 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: TPV VV LLP_CC Verification mail (1).pdf | 26 Nov 2024 |
| Copy of the legal title reportFile: Legal title report 10-26-2024.pdf | 26 Oct 2024 |
| Other - LegalFile: ANNEXURE A.pdf | 26 Oct 2024 |
| Other - TechnicalFile: ANNEXURE A.pdf | 26 Oct 2024 |
| Deviation Report with respect to model copy of AgreementFile: Deviation for Agreement for sale.pdf | 26 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 17.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 16.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 15.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 14.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 13.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 12.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 11.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 10.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 9.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 8.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 7.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 6.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 5.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 4.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 3.pdf | 25 Oct 2024 |
| Building plan approvalFile: Nerul Building plan 2.pdf | 25 Oct 2024 |
| Layout approvalFile: Nerul Layout plan 1_compressed.pdf | 25 Oct 2024 |
| PAN CardFile: TPV Vishwakarma Venture LLP Pan Card.pdf | 25 Oct 2024 |
| Details of encumbrances concerned to FinanceFile: DECLRATION OF non FINANCIAL.pdf | 25 Oct 2024 |
| Details of encumbrances concerned to FinanceFile: DECLRATION OF NON LEGAL.pdf | 25 Oct 2024 |
| Copy of Layout Approval (in case of layout)File: Nerul Layout plan 1_compressed.pdf | 25 Oct 2024 |
| Proforma of Allotment letterFile: Allotment Letter fINAL.pdf | 25 Oct 2024 |
| Declaration in FORM BFile: Affidavit TPV VV LLP.pdf | 25 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: TPV VV LLP_Revie signed form 1.pdf | 25 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: TPV VV LLP_Form 2.pdf | 25 Oct 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Samta,Swagat,Omsadguru,CC final.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 11.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 2.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 3.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 4.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 5.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 6.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 7.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 8.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 9.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 10.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 12.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 13.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 14.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 15.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 16.pdf | 25 Oct 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Nerul Building plan 17.pdf | 25 Oct 2024 |
| Declaration about Commencement CertificateFile: DECLARATIONABOUT CC.pdf | 25 Oct 2024 |
| CERSAI detailsFile: DECLARATION ABOUT CERSAI REPORT.pdf | 25 Oct 2024 |
| Declaration about all RERA Designated Bank Accounts (Format A)File: Format A.pdf | 25 Oct 2024 |
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Buyer report
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- 1 condition on this project's record read and explained, with the clear checks alongside
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- All 91 filed documents as one ZIP, foldered, with a manifest
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Builder: TPV Vishwakarma Venture LLP
TPV Vishwakarma Venture LLP has 1 registration on MahaRERA, including The Royal Bay. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Thane district page.
Frequently asked questions
What are my rights if The Royal Bay 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 The Royal Bay?
The registered promoter entity is TPV Vishwakarma Venture LLP, an others 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 The Royal Bay?
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 The Royal Bay?
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 The Royal Bay?
The professionals named in the filing: Architect: Urban Analysis Solution; Engineer: Pankaj Dinesh kumar Pasoria; Engineer: Amritpal Singh; Chartered Accountant: Ashok Periwal; Chartered Accountant: Ritesh talreja. 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 The Royal Bay?
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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