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TIRUPATI-PHASE-I
RG-MH-55470 · RERA P52100050480 · Last updated on MahaRERA portal: 3 Jan 2026
Source: official MahaRERA filing
Red flags
- No red flags in this filing
Clear
- No litigation declared
- No complaints on record
- Completion date never moved
- Separate project account declared
- Allotment letter follows the model form
- Recorded completed on MahaRERA
- All 2 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 the promoter's 1 other registration and every project registered within 2 km.
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TIRUPATI-PHASE-I is a Residential / Group Housing project by AVIOR URBAN REALTY LLP in Pune, Maharashtra, registered with MahaRERA as P52100050480 on 17 Apr 2023. The registration is recorded completed; possession was promised by 31 Dec 2026. 24 of the 35 units on this registration are recorded sold or booked, and 11 of 11 construction stages are filed complete.
At a glance
Project
- NameTIRUPATI-PHASE-I
- TypeResidential / Group Housing
- Location
- Model Colony
- -
- Kothrud
- Haveli
- Pune
- 411038
- Pincode411038
- MapView location on Google Maps (as filed on RERA)
- RERA no.P52100050480
- ReraGenie IDRG-MH-55470
Key dates
Key facts
Registration and timeline
- StatusCompleted
- Registered on17 Apr 2023
- Promised completion31 Dec 2026
- Revised completionNone
- Buildings1 building record
- Documents filed82 files
Current status
Figures as on 3 Jan 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| AVIOR TIRUPATI | NA | 7 | 7 | 35 | 0 | 35 |
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 3 Jan 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.
11 of 11 construction stages are filed complete.
AVIOR TIRUPATI: 100% 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 | 100% |
| Sanitary Fittings within the flats / premises | 100% |
| 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. | 100% |
| 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. | 100% |
Progress on shared amenities15
As on 3 Jan 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 | Yes | 25% |
| Water Supply | Yes | 10% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | No | Not applicable |
| Storm Water Drains | No | Not applicable |
| Landscaping & Tree Planting | No | Not applicable |
| Street Lighting | Yes | 30% |
| 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 | No | Not applicable |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | Yes | 100% |
| Electrical meter room, sub-station, receiving station | Yes | 5% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed30
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 |
|---|---|---|
| Tirupati Apartment Condominium | Kothrud | Pune |
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 |
|---|---|---|---|
| AVIOR TIRUPATI | NA | Rs 8.44 cr | Rs 8.44 cr |
| - | NA | Rs 86.00 lakh | Rs 41.28 lakh |
Certifying professionals and partners8
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Ar. Mangesh Gotal |
| Architect | AR Mangesh Gotal |
| Engineer | Ajinkya Gaikwad |
| Engineer | Vinod Kathare |
| Engineer | Chandrakant Deshpande |
| Engineer | Kashinath Dhanave |
| Chartered Accountant | RMS & Associates |
| Chartered Accountant | UMESH JHAWAR AND ASSOCIATES |
| Partner | Role in project |
|---|---|
| AVIOR URBAN REALTY 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 8 Feb 2023 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 10 Feb 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 10 Feb 2023 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 10 Feb 2023Confirm 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 filed82
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 82 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 |
|---|---|
| Occupational CertificateFile: Completion Certificate.pdf | 3 Jan 2026 |
| Form 5 (FY 2024-2025)File: 2 Form-5 - Tirupati - 2024-2025.pdf | 18 Dec 2025 |
| Form 5 (FY 2023-2024)File: 1 Form-5 - Tirupati - 2023-2024.pdf | 18 Dec 2025 |
| Withdrawal Update Form 1File: Form 1 - Sept 25.pdf | 28 Nov 2025 |
| Withdrawal Update Form 2File: Form 2 - Sept 25.pdf | 28 Nov 2025 |
| Withdrawal Update Form 3File: Form 3 - Sept 25_compressed.pdf | 28 Nov 2025 |
| Withdrawal Update Form 1File: Form 1 - Tirupati - Mar 24.pdf | 23 Jul 2025 |
| Withdrawal Update Form 2File: Form 2 - Tirupati- Mar 24.pdf | 23 Jul 2025 |
| Withdrawal Update Form 3File: Form 3 - Tirupati - Mar 24.pdf | 23 Jul 2025 |
| Form 2A (FY 2024-2025)File: Form 2A - Tirupati - March 25.pdf | 16 Jun 2025 |
| Form 1File: 4 Form 1 - Tirupati - Mar 25.pdf | 13 Jun 2025 |
| Form 2File: 4 Form 2 - Tirupati- Mar 25.pdf | 13 Jun 2025 |
| Form 3File: 4 Form 3 - Tirupati - Mar 25.pdf | 13 Jun 2025 |
| Disclosure of Sold and Booked InventoryFile: 4 Disclosure - Tirupati - Mar 25.pdf | 13 Jun 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: 3 Form 1 - Tirupati - Dec 24.pdf | 8 Feb 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: 3 Form 3 - Tirupati - Dec 24.pdf | 8 Feb 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: 3 Form 2 - Tirupati- Dec 24.pdf | 8 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: 3 Disclosure - Tirupati - Dec 24.pdf | 8 Feb 2025 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Form-5 - Tirupati - 2023-2024.pdf | 30 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Tirupati - Sept 24.pdf | 25 Nov 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - Sept 24.pdf | 25 Nov 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Tirupati- Sept 24.pdf | 25 Nov 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure - Tirupati - Sept 24.pdf | 25 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Tirupati - Jun 24.pdf | 7 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Tirupati- Jun 24.pdf | 7 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure - Tirupati - Jun 24.pdf | 7 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - Jun 24.pdf | 7 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Tirupati - Jun 24.pdf | 7 Oct 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - Jun 24.pdf | 7 Oct 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Tirupati- Jun 24.pdf | 7 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure - Tirupati - Jun 24.pdf | 7 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Tirupati - Mar 24.pdf | 22 Jun 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Tirupati- Mar 24.pdf | 15 Jun 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2A - Tirupati- Mar 24.pdf | 15 Jun 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure - Tirupati - Mar 24.pdf | 15 Jun 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - Mar 24.pdf | 15 Jun 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Tirupati - Dec 23.pdf | 1 Mar 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Tirupati- Dec 23.pdf | 1 Mar 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2A - Tirupati- Dec 23.pdf | 1 Mar 2024 |
| Disclosure of sold/ booked inventoryFile: Disclosure - Tirupati - Dec 23.pdf | 1 Mar 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - Dec 23.pdf | 1 Mar 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Tirupati - Sept 23.pdf | 11 Dec 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Tirupati- Sept 23.pdf | 11 Dec 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form 2A - Tirupati- Sept 23_compressed.pdf | 11 Dec 2023 |
| Disclosure of sold/ booked inventoryFile: Disclosure - Tirupati - Sept 23.pdf | 11 Dec 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - Sept 23.pdf | 11 Dec 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 - Tirupati - Jun 23.pdf | 23 Aug 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form 2 - Tirupati- Jun 23.pdf | 23 Aug 2023 |
| Disclosure of sold/ booked inventoryFile: Disclosure - Tirupati - Jun 23.pdf | 23 Aug 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - Jun 23.pdf | 23 Aug 2023 |
| Details of encumbrances concerned to FinanceFile: Declaration for Encumbrances - 27-6-23.pdf | 1 Jul 2023 |
| Details of encumbrances concerned to FinanceFile: Index II - Mortgage Deed - Capri Global Ltd.pdf | 1 Jul 2023 |
| Details of encumbrances concerned to LegalFile: Declaration for Encumbrances - 27-6-23.pdf | 1 Jul 2023 |
| Details of encumbrances concerned to LegalFile: Index II - Mortgage Deed - Capri Global Ltd.pdf | 1 Jul 2023 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 - Tirupati - 10-04-23.pdf | 10 Apr 2023 |
| Proforma of Agreement for saleFile: Draft 5 - Flat Purchase Agreement - 06-04-2023.pdf | 10 Apr 2023 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Format -A - HDFC - 10-04-23.pdf | 10 Apr 2023 |
| Deviation Report with respect to model copy of AgreementFile: Devition Letter - 31-03-23.pdf | 31 Mar 2023 |
| CERSAI detailsFile: CERSAI Report - 01-03-23.pdf | 3 Mar 2023 |
| Details of encumbrances concerned to FinanceFile: Encumbrances Finance - Declaration final.pdf | 20 Feb 2023 |
| Details of encumbrances concerned to LegalFile: Encumbrances Finance - Declaration final.pdf | 20 Feb 2023 |
| Declaration about Commencement CertificateFile: 1 - Declaration about CC.pdf | 20 Feb 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of Interest - Annexure A - Anand Somani.pdf | 20 Feb 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of Interest - Annexure A - Mahesh Somani.pdf | 20 Feb 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of Interest - Annexure A - Sunil Somani.pdf | 20 Feb 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of Interest -Annexure A - Ketan Somani.pdf | 20 Feb 2023 |
| Layout approvalFile: Plan -1.pdf | 10 Feb 2023 |
| Building plan approvalFile: Plan -2.pdf | 10 Feb 2023 |
| Building plan approvalFile: Plan -3.pdf | 10 Feb 2023 |
| Details of encumbrances concerned to FinanceFile: Declaration for litigation Legal.pdf | 10 Feb 2023 |
| Details of encumbrances concerned to LegalFile: Declaration for litigation Legal.pdf | 10 Feb 2023 |
| Copy of Layout Approval (in case of layout)File: Plan -1.pdf | 10 Feb 2023 |
| Building Plan Approval / NA Order for plotted developmentFile: Plan -2.pdf | 10 Feb 2023 |
| Building Plan Approval / NA Order for plotted developmentFile: Plan -3.pdf | 10 Feb 2023 |
| Commencement Certificates / NA Order for plotted developmentFile: CC - 9-2-23.pdf | 10 Feb 2023 |
| Commencement Certificates / NA Order for plotted developmentFile: N A Order.pdf | 10 Feb 2023 |
| PAN CardFile: PAN - Avior Urban Realty LLP.pdf | 8 Feb 2023 |
| Copy of the legal title reportFile: Rera - Title Certificate.pdf | 8 Feb 2023 |
| Declaration in FORM BFile: Affidavit Cum-Declation - Promoter.pdf | 8 Feb 2023 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Disclosure of Interest in Other Real Estate Organization.pdf | 8 Feb 2023 |
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 | Status | Promised | Delivered |
|---|---|---|---|---|---|
| AVIOR AATMAN | GHORPADE PETH SWARGET | 66 | Completed | Dec 2022 | Oct 2022 |
| PARINEETA | PLOT NO 213-213 RIGHT BHUSARI COLONY KOTHRUD PUNE | 27 | Completed | Apr 2018 | Apr 2018 |
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How this compares with Pune
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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.
- Red flags and clear checks, the possession story, sanctions and sales, land and title, who you are dealing with
- Joined against the promoter's 1 other registration and every project registered within 2 km, which the RERA portal never shows together
- All 82 filed documents as one ZIP, foldered, with a manifest
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Builder: AVIOR URBAN REALTY LLP
AVIOR URBAN REALTY LLP has 2 registrations on MahaRERA, including TIRUPATI-PHASE-I and Aarti Complex. Its filings disclose 3 earlier MahaRERA projects: declares 3 of 3 past projects completed on time. Read the full track record. See more projects on the Pune district page.
Frequently asked questions
What are my rights if TIRUPATI-PHASE-I 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 TIRUPATI-PHASE-I?
The registered promoter entity is AVIOR URBAN REALTY LLP, 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 TIRUPATI-PHASE-I?
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 TIRUPATI-PHASE-I?
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 TIRUPATI-PHASE-I?
The professionals named in the filing: Architect: Ar. Mangesh Gotal; Architect: AR Mangesh Gotal; Engineer: Ajinkya Gaikwad; Engineer: Vinod Kathare; Engineer: Chandrakant Deshpande; Engineer: Kashinath Dhanave. 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 TIRUPATI-PHASE-I?
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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