Home / Browse projects / Mumbai Suburban, Maharashtra / Tirumala Habitats
Tirumala Habitats
RG-MH-11669 · RERA P51800004278 · Last updated on MahaRERA portal: 11 Oct 2019
Source: official MahaRERA filing
Red flags
- 15 complaints at MahaRERA
Clear
- No litigation declared
- Completion date never moved
- Separate project account declared
- Allotment letter follows the model form
- Recorded completed on MahaRERA
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.
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Tirumala Habitats is a Residential / Group Housing project by AAP Realtors Ltd. in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800004278 on 9 Aug 2017. The registration is recorded completed; possession was promised by 30 Jun 2019. 15 complaints are on record with the regulator.
At a glance
Project
- NameTirumala Habitats
- TypeResidential / Group Housing
- Location
- BalRajeshwar Road
- Mulund (W)
- Kurla
- Mumbai Suburban
- 400080
- Pincode400080
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51800004278
- ReraGenie IDRG-MH-11669
Builder
- NameAAP Realtors Ltd.
- Entity typeCompany
- DirectorAditya Kedia
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on9 Aug 2017
- Promised completion30 Jun 2019
- Revised completionNone
- Buildings1 building record
- Documents filed57 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Tirumala Habitats | NA | 47 | 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 11 Oct 2019, 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.
7 of 11 construction stages are filed complete. The stage furthest along is External plumbing and external plaster, at 99%.
Tirumala Habitats: 96% 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 | 95% |
| Sanitary Fittings within the flats / premises | 88% |
| 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. | 99% |
| 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. | 75% |
Progress on shared amenities17
As on 11 Oct 2019, 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 | 95% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 98% |
| Storm Water Drains | Yes | 98% |
| Landscaping & Tree Planting | Yes | 88% |
| Street Lighting | No | Not applicable |
| Community Buildings | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 90% |
| Solid Waste Management And Disposal | Yes | 0% |
| Water conservation /Rain water harvesting | Yes | 100% |
| Energy managemcnt | Yes | 74% |
| Fire protection and fire safety requirements | Yes | 93% |
| Electrical meter room, sub-station, receiving station | Yes | 95% |
| Aggregate area of recreational Open Space | Yes | 85% |
| Open Parking | No | Not applicable |
| D G Set Power Backup | Yes | 47% |
| Organic Waste Control | Yes | 80% |
Parking filed745
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 ownership1
MahaRERA does not publish landowner contact details. MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
| Landowner | Village | District |
|---|---|---|
| Samta Builders Private Limited | 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.
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 | TeeArch |
| Engineer | J W CONSULTANT LLP |
| Partner | Role in project |
|---|---|
| AAP Realtors Ltd. | - |
Litigation declared14
| Case | Court | Status |
|---|---|---|
| 3501/2006 | The High Court Bombay | The Suit is Pending |
| 2/2014 | The Charity Commissioner Maharashtra | Pending |
| 3417/2003 | The High Court Bombay | Pending |
| CAA/100/2015 | The High Court Bombay | Pending |
| COAPP/72/2015 | The High Court Bombay | Pending |
| CC00600000000024/2018 | RERA | Disposed |
| CC006000000055694/2018 | RERA | Disposed |
| CC006000000056686/2018 | RERA | Disposed |
| CC006000000022984/2018 | RERA | Disposed |
| AT006000000010989/2019 | RERA Appellate Tribunal | Pending |
| 12850/2018 | Bombay High Court | Pending |
| 351/2016 | Small Cause Court Mumbai | Disposed |
| 1166/2018 | Bombay city civil | Pending |
| 1167/2018 | Bombay City Ciivil | Pending |
Complaints filed with MahaRERA15
| Case no. | Complainant | Respondent | Filed |
|---|---|---|---|
| CC006000000000924 | Komal Patel | Aditya Kedia | 29/09/2017 |
| CC006000000022984 | Shubha Shetty | AAP Realtors Ltd | 11/02/2018 |
| CC006000000055694 | Possession delay | Aditya Kedia | 09/08/2018 |
| CC006000000056686 | Prashant B Bhadra | AAP REALTORS LTD | 23/10/2018 |
| CC006000000197298 | Abhinav Angirish | Aap Realtors Pvt. Ltd., Aditya Kedia and Kirti Kedia | 21/06/2021 |
| CC006000000197373 | Abhinav Angirish | Aap Realtors Ltd., Aditya Kedia and Kirti Kedia | 22/06/2021 |
| CC006000000197435 | Rahul Wadhwani | Aap Realtors Ltd., Aditya Kedia and Kirti Kedia | 29/06/2021 |
| CC006000000198309 | Mrs. Geeta Bhavesh Bhanushali, Mr Bhavesh Bhanushali and Mr. Kalyanji Bhanushali | Transcon Skycity Private Limited | 04/10/2021 |
| CC006000000198308 | Sheela Bhanushali and Govind Bhanushali | Transcon Skycity Private Limited | 04/10/2021 |
| CC006000000303621 | sonali desai | AAP Realtors Ltd. | 09/12/2022 |
| CC006000000396482 | Rahul Anantrai Mehta | Aap Realtors Limited | 03/07/2023 |
| CC006000000396484 | Minal Hitesh Bagthariya | Aap Realtors Limited | 03/07/2023 |
| CC006000000418689 | SAPNA KUSUMGAR | AAP REALTORS LTD | 02/01/2024 |
| CC006000000428689 | SIDDHARTH KUSUMGAR | AAP REALTORS LTD | 02/01/2024 |
| CC006000000428702 | YOGESH KUSUMGAR | AAP REALTORS LTD | 03/01/2024 |
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 Jul 2017 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 27 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 27 Jul 2017 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 28 Mar 2018Confirm 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 filed57
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 |
|---|---|
| Annual Audit Report of Statutory CA (Form 5)File: 201803_AAP Form 5.pdf | 11 Oct 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer certificate - TH - Dec 18.pdf | 28 Feb 2019 |
| Certificates of CA (Form 3)File: CA Certificate - TH - Dec 18.pdf | 28 Feb 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: TH - Architect Certificate - Sept 2018.pdf | 15 Nov 2018 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineers certificate - TH - Sept 18.pdf | 15 Nov 2018 |
| Certificates of CA (Form 3)File: TH_CA_Sep-18.pdf | 15 Nov 2018 |
| Certificates of Architect (Form 4)File: Architect Certificate.pdf | 13 Jun 2018 |
| OtherFile: Occupation Certificate - Tirumala Habitats.pdf | 13 Jun 2018 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineers certificate-Tirumala Habitats.pdf | 7 May 2018 |
| Certificates of CA (Form 3)File: CA Certificates - Tirumala Habitats.pdf | 7 May 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: Commencement Certificate.pdf | 28 Mar 2018 |
| Status of Formation of Legal Entity (Society/Co Op etc.)File: Name Resolution - Transcon Skycity TH CHS LTD - Proposed.pdf | 28 Mar 2018 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: TH - Engineer's Certificate - Dec 17.pdf | 8 Feb 2018 |
| Certificates of CA (Form 3)File: TH - CA Certificates - Dec 17.pdf | 8 Feb 2018 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: TH - Architect Certificate - Sept 2017.pdf | 10 Nov 2017 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: TH - Engineer's Certificate - Sept 2017.pdf | 10 Nov 2017 |
| Certificates of CA (Form 3)File: TH-CA Certificate - Sept 2017.pdf | 10 Nov 2017 |
| Layout approvalFile: Approved Layout Plan1.pdf | 27 Jul 2017 |
| Layout approvalFile: Approved Layout-Letter.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD 1.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD 2.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD -6.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD 7.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD -8.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD -9.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD - 10.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD -11.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD 4.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD 5.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD - 12.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD -13.pdf | 27 Jul 2017 |
| Building plan approvalFile: IOD -14.pdf | 27 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: Approved Layout-Letter.pdf | 27 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: Approved Layout Plan1.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD 1.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD 2.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD 4.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD 5.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD -6.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD 7.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD -8.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD -9.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD - 10.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD -11.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD - 12.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD -13.pdf | 27 Jul 2017 |
| Building Plan Approval (IOD)File: IOD -14.pdf | 27 Jul 2017 |
| Declaration in FORM BFile: TH_Form-B.pdf | 27 Jul 2017 |
| Declaration in FORM BFile: TH_AD_Form-B.pdf | 27 Jul 2017 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Architect Certificate - Tirumala Habitats.pdf | 27 Jul 2017 |
| Proforma of Allotment letterFile: th_aos.pdf | 27 Jul 2017 |
| Proforma of Allotment letterFile: Deed of Conveyance - Tirumala Habitats.pdf | 27 Jul 2017 |
| Copy of the legal title reportFile: Title Report.pdf | 26 Jul 2017 |
| Details of encumbrancesFile: Details of Litigation _ Encumbrances.pdf | 26 Jul 2017 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer's Certificate - Tirumala Habitats.pdf | 26 Jul 2017 |
| Certificates of CA (Form 3)File: CA Certificate - Tirumala Habitats.pdf | 26 Jul 2017 |
| Proforma of Allotment letterFile: Proforma of Allotment Letter.pdf | 26 Jul 2017 |
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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
- Joined against every project registered within 2 km, which the RERA portal never shows together
- All 57 filed documents as one ZIP, foldered, with a manifest
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Builder: AAP Realtors Ltd.
AAP Realtors Ltd. has 1 registration on MahaRERA, including Tirumala Habitats. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Mumbai Suburban district page.
Frequently asked questions
What are my rights if Tirumala Habitats is delayed beyond 30 Jun 2019?
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 Tirumala Habitats?
The registered promoter entity is AAP Realtors Ltd., 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 Tirumala Habitats?
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 Tirumala Habitats?
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 Tirumala Habitats?
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 Tirumala Habitats?
The professionals named in the filing: Architect: TeeArch; Engineer: J W CONSULTANT LLP. 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 Tirumala Habitats?
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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