Home / Browse projects / Thane, Maharashtra / Upper Thane-IRIS Wing C
Upper Thane-IRIS Wing C
RG-MH-75852 · RERA P51700047779 · Last updated on MahaRERA portal: 20 Jul 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 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 178 other registrations.
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Upper Thane-IRIS Wing C is a Residential / Group Housing project by LODHA DEVELOPERS LIMITED in Thane, Maharashtra, registered with MahaRERA as P51700047779 on 28 Nov 2022. Possession is promised by 31 Dec 2026. 127 of the 135 units on this registration are recorded sold or booked, and 4 of 11 construction stages are filed complete.
At a glance
Project
- NameUpper Thane-IRIS Wing C
- TypeResidential / Group Housing
- Location
- Anjur Road
- Anjur
- Bhiwandi
- Thane
- 421302
- Pincode421302
- RERA no.P51700047779
- ReraGenie IDRG-MH-75852
Builder
- NameLODHA DEVELOPERS LIMITED
- Entity typeCompany
- CINL45200MH1995PLC093041
- GSTIN27AAACL1490J1ZG
- ChairpersonsRAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA, RAJENDRA LODHA and 1 more
- Other registrations178 more →
- Completed16 of 179
- No longer live3 lapsed, de-registered or revoked
- Past their filed date3
- Declared earlier projects22 →
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on28 Nov 2022
- Promised completion31 Dec 2026
- Revised completionNone
- Buildings1 building record
- Documents filed68 files
Current status
Figures as on 20 Jul 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Wing D of Cluster 5 Point 03 Sector D | NA | 14 | 14 | 135 | 0 | 135 |
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 20 Jul 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.
4 of 11 construction stages are filed complete. The stage furthest along is Installation of Lifts, at 60%.
Wing D of Cluster 5 Point 03 Sector D: 60% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 0% |
| Slabs of Super Structure | 100% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 55% |
| Sanitary Fittings within the flats / premises | 50% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 55% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 40% |
| 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. | 60% |
Progress on shared amenities15
As on 20 Jul 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 | 0% |
| Water Supply | Yes | 20% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 30% |
| Storm Water Drains | Yes | 30% |
| Landscaping & Tree Planting | Yes | 0% |
| Street Lighting | Yes | 0% |
| Community Buildings | Yes | 0% |
| Treatment And Disposal Of Sewage And Sullage Water | Yes | 0% |
| Solid Waste Management And Disposal | Yes | 0% |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | Yes | 0% |
| 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 | Yes | 0% |
Land and ownership
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.
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 partners7
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | VILAS DESAI & ASSOCIATES |
| Architect | Vilas Desai & Associate |
| Architect | Pradeep Kamble |
| Engineer | Amit Patil |
| Engineer | Mehul Shah |
| Chartered Accountant | Chirag Sarvaiya |
| Chartered Accountant | M S K A & Associates |
| Partner | Role in project |
|---|---|
| LODHA DEVELOPERS LIMITED | - |
Litigation declared1
| Case | Court | Status |
|---|---|---|
| L-583/2018 | Maharashtra Revenue Tribunal | For filing reply |
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 Nov 2022 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 17 Nov 2022 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 8 Nov 2022 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 8 Nov 2022Confirm 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 filed68
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: Form1 - Upper Thane -IRIS Wing C - P51700047779.pdf | 20 Jul 2026 |
| Withdrawal Update Form 2File: form 2 iris wing C Signed.pdf | 20 Jul 2026 |
| Withdrawal Update Form 3File: form 3 iris wing C Signed.pdf | 20 Jul 2026 |
| Form 2A (FY 2025-2026)File: Form 2A - Upper Thane-IRIS Wing C - P51700047779.pdf | 25 Jun 2026 |
| Withdrawal Update Form 1File: Form1- Upper Thane -IRIS Wing C- P51700047779-Mar-26.pdf | 20 Apr 2026 |
| Withdrawal Update Form 2File: Iris C Mar 2026 - Form 02 Signed.pdf | 20 Apr 2026 |
| Withdrawal Update Form 3File: Iris C Mar 2026 - Form 03 Signed.pdf | 20 Apr 2026 |
| Withdrawal Update Form 1File: Form-1 Iris C- Dec-25.pdf | 27 Jan 2026 |
| Withdrawal Update Form 2File: Iris C Form 02 Signed Dec 25.pdf | 27 Jan 2026 |
| Withdrawal Update Form 3File: Iris C Form 03 Signed Dec 25.pdf | 27 Jan 2026 |
| Withdrawal Update Form 1File: Upper Thane -IRIS Wing C Form-1 Sep-25.pdf | 1 Nov 2025 |
| Withdrawal Update Form 2File: Form 02 - Iris C - Sep 25 signed.pdf | 1 Nov 2025 |
| Withdrawal Update Form 3File: Form 03 - Iris C - Sep 25 signed.pdf | 1 Nov 2025 |
| Form 5 (FY 2024-2025)File: UT - Iris WIng C.pdf | 14 Oct 2025 |
| Form 2A (FY 2024-2025)File: Upper Thane -IRIS Wing C - P51700047779 - Form 2A.pdf | 25 Jul 2025 |
| Form 1File: Upper Thane - IRIS Wing C - Form1 - June 25 - P51700047779 -okk.pdf | 18 Jul 2025 |
| Form 2File: Form 2 Iris C June 2025.pdf | 18 Jul 2025 |
| Form 3File: Form 3 Iris C June 2025.pdf | 18 Jul 2025 |
| Disclosure of Sold and Booked InventoryFile: Sold Unsold Iris C June 2025.pdf | 18 Jul 2025 |
| Form 1File: Form 1 -Upper Thane -IRIS - Wing C -March 25.pdf | 6 Jun 2025 |
| Form 2File: Signed Form 2 - ( Iris C )March 2025.pdf | 6 Jun 2025 |
| Form 3File: Signed Form 3 -( Iris C) March 2025.pdf | 6 Jun 2025 |
| Disclosure of Sold and Booked InventoryFile: Signed Sold Unsold Iris C March 2025.pdf | 6 Jun 2025 |
| Self-declaration of Quarterly ProgressFile: Declaration.pdf | 6 Jun 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 (Upper Thane -IRIS - Wing C).pdf | 2 May 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Signed Iris C Declaration - Form 2 and 3 - Dec 24.pdf | 20 Feb 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Signed Iris C Declaration - Form 2 and 3 - Dec 24.pdf | 20 Feb 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: UT Iris Wing C.pdf | 24 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Sold-Unsold_IRIS C Dec 2024.pdf | 23 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: Upper Thane - IRIS Wing C.pdf | 16 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: UT iris wing C.pdf | 4 Nov 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Upper Thane -IRIS Wing C - P51700047779 - June24.pdf | 24 Oct 2024 |
| Disclosure of sold/ booked inventoryFile: Upper Thane - IRIS Wing C.pdf | 24 Oct 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: P51700047779 - Upper Thane -IRIS Wing C.pdf | 19 Oct 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form 2A - Upper Thane -IRIS Wing C - P51700047779.pdf | 17 Oct 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Upper Thane -IRIS Wing C - P51700047779 - June24.pdf | 10 Aug 2024 |
| Disclosure of sold/ booked inventoryFile: Upper Thane -IRIS Wing C - P51700047779 - June24.pdf | 8 Aug 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold - Upper Thane -IRIS Wing C - P51700047779 - March 24.pdf | 28 May 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 - Upper Thane -IRIS Wing C - P51700047779 - March 24.pdf | 15 May 2024 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold - Upper Thane -IRIS Wing C - P51700047779 - Dec23.pdf | 27 Feb 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form1 - Upper Thane -IRIS Wing C - P51700047779 - Dec23.pdf | 26 Feb 2024 |
| Disclosure of sold/ booked inventoryFile: Upper Thane - IRIS Wing C-P51700047779-Sep23.pdf | 12 Dec 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Upper thane IRIS wing C - Form1 - Sep23.pdf | 21 Nov 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Upper Thane -IRIS Wing C.pdf | 16 Oct 2023 |
| Disclosure of sold/ booked inventoryFile: Upper Thane - IRIS Wing C.pdf | 20 Mar 2023 |
| Disclosure of sold/ booked inventoryFile: Upper Thane - IRIS Wing C.pdf | 8 Mar 2023 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: 1019_001.pdf | 23 Nov 2022 |
| Layout approvalFile: IRIS Layout Upload.pdf | 17 Nov 2022 |
| Copy of Layout Approval (in case of layout)File: IRIS Layout Upload.pdf | 17 Nov 2022 |
| Proforma of Agreement for saleFile: NEW ATS 17112022.pdf | 17 Nov 2022 |
| Deviation Report with respect to model copy of AgreementFile: NEW ATS Deviation IRIS C.pdf | 17 Nov 2022 |
| Declaration about Commencement CertificateFile: Latest CC Decla.pdf | 16 Nov 2022 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3 IRIS C.pdf | 16 Nov 2022 |
| Declaration in FORM BFile: Fom B.pdf | 11 Nov 2022 |
| Proforma of Allotment letterFile: 1 Proforma of Allotment letter.pdf | 11 Nov 2022 |
| Deviation Report with respect to Allotment letterFile: Deviation Allotment.pdf | 11 Nov 2022 |
| Building plan approvalFile: Build Layout.pdf | 8 Nov 2022 |
| Layout approvalFile: Layout 1.pdf | 8 Nov 2022 |
| Copy of the legal title reportFile: Legal Title Report.pdf | 8 Nov 2022 |
| Details of encumbrances concerned to FinanceFile: Fina Encum.pdf | 8 Nov 2022 |
| Details of encumbrances concerned to FinanceFile: Legal_encum.pdf | 8 Nov 2022 |
| Details of encumbrances concerned to LegalFile: Fina Encum.pdf | 8 Nov 2022 |
| Details of encumbrances concerned to LegalFile: Legal_encum.pdf | 8 Nov 2022 |
| Copy of Layout Approval (in case of layout)File: Layout 1.pdf | 8 Nov 2022 |
| Building Plan Approval / NA Order for plotted developmentFile: Build Layout.pdf | 8 Nov 2022 |
| Commencement Certificates / NA Order for plotted developmentFile: ITP_Bhiwandi_CC.PDF | 8 Nov 2022 |
| CERSAI detailsFile: CERSAI.pdf | 8 Nov 2022 |
| PAN CardFile: Macrotech Developers Ltd PAN CARD.pdf | 2 Aug 2022 |
Promoter's earlier projects1
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 |
|---|---|---|---|---|---|---|
| LODHA PARKP51900001339 | . | 2,210 | Jul 2017 | Completed | Dec 2023Registered original: Dec 2021 | Feb 2022 |
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Buyer report
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- All 68 filed documents as one ZIP, foldered, with a manifest
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See every Thane project, with the district possession charts
Builder: LODHA DEVELOPERS LIMITED
LODHA DEVELOPERS LIMITED has 179 registrations on MahaRERA, including Lodha Adrina and Mhatre Compound. Its filings disclose 22 earlier MahaRERA projects: declares 9 of 10 past projects completed on time. Litigation is declared on 39 of its registrations. Read the full track record. See more projects on the Thane district page.
Frequently asked questions
What are my rights if Upper Thane-IRIS Wing C 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 Upper Thane-IRIS Wing C?
The registered promoter entity is LODHA DEVELOPERS LIMITED, a company as per the filing. Its CIN L45200MH1995PLC093041 and GSTIN 27AAACL1490J1ZG can be cross-checked on the MCA and GST portals. 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 Upper Thane-IRIS Wing C?
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 Upper Thane-IRIS Wing C?
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 Upper Thane-IRIS Wing C?
The professionals named in the filing: Architect: VILAS DESAI & ASSOCIATES; Architect: Vilas Desai & Associate; Architect: Pradeep Kamble; Engineer: Amit Patil; Engineer: Mehul Shah; Chartered Accountant: Chirag Sarvaiya. 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 Upper Thane-IRIS Wing C?
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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