Home / Browse projects / Thane, Maharashtra / Urban Hills Phase 1
Urban Hills Phase 1
By Lotus Group
RG-MH-17959 · RERA P51700056256 · Last updated on MahaRERA portal: 11 Jun 2026
Source: official MahaRERA filing
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Red flags
- Rs 33.10 crore secured on the land, in favour of Aditya Birla Capital Ltd
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.
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Urban Hills Phase 1 is a Others project by Lotus Group in Thane, Maharashtra, registered with MahaRERA as P51700056256 on 22 May 2024. Possession is promised by 1 Apr 2028. 81 of the 378 units on this registration are recorded sold or booked, and 10 of 22 construction stages are filed complete.
At a glance
Project
- NameUrban Hills Phase 1
- TypeOthers
- Location
- Opp Bhomi Lawns
- Nr Maruti Showroom
- Kalyan Phata
- Thane
- Thane (M Corp.)
- Thane
- 421204
- Pincode421204
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51700056256
- ReraGenie IDRG-MH-17959
Builder
- NameLotus Group
- Entity typePartnership
- PartnersRasila Mahendra Patel, Mahendra Bhanji Patel, Shardaben Vinod Patel, Vinod Kanjibhai Patel, Bhavna Anilkumar Patel, Anilkumar Karshan Patel
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on22 May 2024
- Promised completion1 Apr 2028
- Revised completionNone
- Buildings2 building records
- Documents filed77 files
Current status
Figures as on 11 Jun 2026, this project's latest MahaRERA filing.
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| Building A | NA | 21 | 21 | 217 | 119 | 336 |
| Building B | NA | 12 | 6 | 42 | 0 | 42 |
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 building2
As on 11 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.
10 of 22 construction stages are filed complete across 2 buildings. The stage furthest along is Slabs of Super Structure, at 75%.
Building A50%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 100% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 45% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 5% |
| 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% |
Building B52%
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 100% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 75% |
| 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 11 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 | 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 | No | Not applicable |
| Open Parking | No | Not applicable |
Parking filed380
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 |
|---|---|---|
| Building A | 80 | 80 |
| Building B | 300 | 300 |
Land and ownership1
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 |
|---|---|---|
| Shaukatali Abdul Khudus Choudhari | Pimpri Chinchawad (M Corp.) | 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 |
|---|---|---|---|
| Building A | NA | Rs 19.25 cr | Rs 8.09 cr |
| Building B | NA | Rs 19.25 cr | Rs 8.09 cr |
| - | NA | Rs 10.00 cr | - |
Certifying professionals and partners3
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Vinay Patil & Associates |
| Engineer | S V Patel & Associates |
| Chartered Accountant | LK Dedhia & Co |
| Partner | Role in project |
|---|---|
| Lotus Group | - |
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 22 Mar 2024 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 7 May 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 11 Apr 2024 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 15 Mar 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 1 Apr 2028
Documents filed77
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: Form 1.pdf | 11 Jun 2026 |
| Withdrawal Update Form 2File: Form 2.pdf | 11 Jun 2026 |
| Withdrawal Update Form 3File: Form 3_compressed.pdf | 11 Jun 2026 |
| Form 1File: Form 1 Architect Certificate Q2.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Engineering Certificate Q2.pdf | 25 Feb 2026 |
| Form 3File: Form 3 CA Certificate Q2.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Promoters Disclosure of Sold Booked Inventory Q2.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Architect Certificate Q3.pdf | 25 Feb 2026 |
| Form 2File: Form 2 Engineering Certificate Q3.pdf | 25 Feb 2026 |
| Form 3File: Form 3 CA Certificate Q3.pdf | 25 Feb 2026 |
| Disclosure of Sold and Booked InventoryFile: Promoters Disclosure of Sold Booked Inventory Q3.pdf | 25 Feb 2026 |
| Form 1File: Form 1 Architect Certificate .pdf | 18 Aug 2025 |
| Form 2File: Form 2 Engineering Certificate.pdf | 18 Aug 2025 |
| Form 3File: Form 3 CA Certificate _compressed.pdf | 18 Aug 2025 |
| Disclosure of Sold and Booked InventoryFile: Promoter's Disclosure of Sold Booked Inventory (1).pdf | 18 Aug 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form - 1 Architect Certificate .pdf | 19 Apr 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form - 3 CA Certificate.pdf | 19 Apr 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form - 2 Engineering Certificate .pdf | 19 Apr 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Inventory_compressed.pdf | 19 Apr 2025 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form - 1 Architect Certificate_compressed.pdf | 27 Feb 2025 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form 3_compressed.pdf | 27 Feb 2025 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form - 2 Engineering Certificate_compressed.pdf | 27 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Inventory _compressed.pdf | 27 Feb 2025 |
| Disclosure of sold/ booked inventoryFile: Sold Unsold Inventory Rera (1).pdf | 27 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form - 1 Architect Certificate_organized.pdf | 7 Dec 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form - 3 CA Certificate.pdf | 7 Dec 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form - 2 Engineering Certificate.pdf | 7 Dec 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form-1 Architect Ceritficate (Q1) FY 24-25.pdf | 23 Jul 2024 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form-2 Engineering Certificate (Q1) FY 24-25.pdf | 23 Jul 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Self Declaration - No Withdrawal from Designated Bank Account.pdf | 23 Jul 2024 |
| Declaration about Commencement CertificateFile: Declaration about CC.pdf | 15 May 2024 |
| Layout approvalFile: PLOT AREA SHOWN IN APPROVED PLAN_compressed.pdf | 7 May 2024 |
| Layout approvalFile: PLOT AREA UNDER BUILDING.pdf | 7 May 2024 |
| Copy of Layout Approval (in case of layout)File: PLOT AREA SHOWN IN APPROVED PLAN_compressed.pdf | 7 May 2024 |
| Copy of Layout Approval (in case of layout)File: PLOT AREA UNDER BUILDING.pdf | 7 May 2024 |
| Other - TechnicalFile: Declaration of Plot Area.pdf | 2 May 2024 |
| Other - TechnicalFile: Order no 50 to 2024.pdf | 2 May 2024 |
| Other - TechnicalFile: Verification of CC.pdf | 2 May 2024 |
| Building plan approvalFile: Sanction Plans 12-1_compressed.pdf | 11 Apr 2024 |
| Building plan approvalFile: Sanction Plans 12-2_compressed.pdf | 11 Apr 2024 |
| Building plan approvalFile: Sanction Plans 12-3_compressed.pdf | 11 Apr 2024 |
| Building plan approvalFile: Sanction Plans 12-4_compressed.pdf | 11 Apr 2024 |
| Building plan approvalFile: Sanction Plans 12-5_compressed.pdf | 11 Apr 2024 |
| Building plan approvalFile: Sanction Plans 12-6_compressed.pdf | 11 Apr 2024 |
| Building plan approvalFile: Sanction Plans 12-7_compressed.pdf | 11 Apr 2024 |
| Building plan approvalFile: Sanction Plans 12-8_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-1_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-2_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-3_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-4_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-5_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-6_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-7_compressed.pdf | 11 Apr 2024 |
| Building Plan Approval / NA Order for plotted developmentFile: Sanction Plans 12-8_compressed.pdf | 11 Apr 2024 |
| Proforma of Agreement for saleFile: Draft of Agreement for Sale.pdf | 11 Apr 2024 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 Architect Certificate_compressed.pdf | 10 Apr 2024 |
| CA Certificate on Project Cost & Fund withdrawal (Form 3)File: Form-3 CA Certificate_compressed.pdf | 10 Apr 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Anilkumar Karshanbhai Patel.pdf | 10 Apr 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Bhavnaben Anilkumar Patel.pdf | 10 Apr 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Rasila Mahendra Patel.pdf | 10 Apr 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Mahendra Bhanjibhai Patel.pdf | 10 Apr 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Vinod Patel.pdf | 10 Apr 2024 |
| Disclosure of Interest in Other Real Estate OrganizationsFile: Shardaben Vinod Patel.pdf | 10 Apr 2024 |
| Proforma of Allotment letterFile: Allotment.pdf | 8 Apr 2024 |
| Deviation Report with respect to Allotment letterFile: No Deviation Report for Allotment letter.pdf | 8 Apr 2024 |
| Deviation Report with respect to model copy of AgreementFile: Deviation Report for Agreement for sale.pdf | 8 Apr 2024 |
| Copy of the legal title reportFile: Legal Title Report.pdf | 22 Mar 2024 |
| Copy of the legal title reportFile: Search Report.pdf | 22 Mar 2024 |
| Details of encumbrances concerned to FinanceFile: Encumbrances Finance.pdf | 22 Mar 2024 |
| Details of encumbrances concerned to FinanceFile: Encumbrances Legal.pdf | 22 Mar 2024 |
| Details of encumbrances concerned to LegalFile: Encumbrances Finance.pdf | 22 Mar 2024 |
| Details of encumbrances concerned to LegalFile: Encumbrances Legal.pdf | 22 Mar 2024 |
| Declaration in FORM BFile: Form-B Promoters.pdf | 22 Mar 2024 |
| CERSAI detailsFile: Declaration Cersai.pdf | 22 Mar 2024 |
| Separate Bank Account details including no encumbrances on the Bank Account or no escrow on the sameFile: Declaration Separate Bank.pdf | 22 Mar 2024 |
| PAN CardFile: pan card Lotus.pdf | 15 Mar 2024 |
| Commencement Certificates / NA Order for plotted developmentFile: Commencement Certificate.pdf | 15 Mar 2024 |
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Buyer report
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- All 77 filed documents as one ZIP, foldered, with a manifest
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Project watch
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Builder: Lotus Group
Lotus Group has 1 registration on MahaRERA, including Urban Hills Phase 1. 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 Urban Hills Phase 1 is delayed beyond 1 Apr 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 Urban Hills Phase 1?
The registered promoter entity is Lotus Group, 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 Urban Hills Phase 1?
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 Urban Hills Phase 1?
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 Urban Hills Phase 1?
The professionals named in the filing: Architect: Vinay Patil & Associates; Engineer: S V Patel & Associates; Chartered Accountant: LK Dedhia & Co. 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 Urban Hills Phase 1?
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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