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VICTORY DIVINE
RG-MH-24285 · RERA P51800008313 · Last updated on MahaRERA portal: 9 Jan 2025
Source: official MahaRERA filing
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Red flags
- Completion date moved by 75 months
- 2 extensions taken
Clear
- No litigation declared
- No complaints on record
- Separate project account declared
- Allotment letter follows the model form
2 conditions are 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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VICTORY DIVINE is a Residential / Group Housing project by YASHODANAND REALTORS in Mumbai Suburban, Maharashtra, registered with MahaRERA as P51800008313 on 18 Aug 2017. Possession is promised by 31 Dec 2026. The completion date has moved by 75 months from the original filing.
At a glance
Project
- NameVICTORY DIVINE
- TypeResidential / Group Housing
- Location
- Greater Mumbai (M Corp.) (Part) (802794)
- Mumbai
- Mumbai Suburban
- 400064
- Pincode400064
- MapView location on Google Maps (as filed on RERA)
- RERA no.P51800008313
- ReraGenie IDRG-MH-24285
Builder
- NameYASHODANAND REALTORS
- Entity typePartnership
- PartnersPRASHANTI LAND DEVELOPERS PRIVATE LIMITED HIMANSHU NARENDRA SHAH, YASHODANAND REALTORS PRIVATE LIMITED SAMIR SHIRISH DADIA
Key dates
Key facts
Registration and timeline
- StatusRegistered
- Registered on18 Aug 2017
- Promised completion31 Dec 2026
- Revised completionRevised to 31 Dec 2026 (originally 30 Sep 2020)
- Buildings1 building record
- Documents filed57 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| MATANGI NIWAS | NA | 15 | 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 9 Jan 2025, 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 Slabs of Super Structure, at 35%.
MATANGI NIWAS: 42% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 100% |
| Basement (if any) | 100% |
| Podiums (if any) | 0% |
| Plinth | 100% |
| Stilt Floor | 100% |
| Slabs of Super Structure | 35% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 4% |
| Sanitary Fittings within the flats / premises | 0% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 22% |
| 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 9 Jan 2025, 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 | Yes | 0% |
| 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 | Yes | 0% |
Parking filed36
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 ownership
MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
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 partners4
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | KULIN PATRAWALA |
| Engineer | SURA & ASSOCIATES |
| Chartered Accountant | Patel Palkar & AssociatesLLP |
| Chartered Accountant | Baser & Associates |
| Partner | Role in project |
|---|---|
| YASHODANAND REALTORS | - |
Extensions applied for2
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterDUE TO COVID-19 AND PERMISSION DELAY THE PROJECT WAS NOT ABLE TO GET COMPLETED ON TIME. WE WOULD LIKE TO REQUEST YOU TO FURTHER GRANT US EXTENSION TILL 31/10/2024
Reason as filed by the promoterThis is to inform you that our project name Victory Divine located at TSP, N. B. Cross Road, Malad (W), Somwari Bazar, Mumbai 400 064 Bearing Rera No P51800008313 is delayed due to some dispute with the society, they had filed case before the Hon'ble High Court and now all the disputed have been resolved and we are amicably moving forward to complete the project
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 Jul 2017 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 26 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 26 Jul 2017 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 18 Aug 2018Confirm 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 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 |
|---|---|
| Certificates of CA (Form 3)File: Form 3 B.pdf | 9 Jan 2025 |
| Declaration in FORM BFile: Declaration Form B (2).pdf | 7 Jan 2025 |
| Disclosure of sold/ booked inventoryFile: list of inventory.pdf | 7 Jan 2025 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM 1 Matangi (Sep 24) (1).pdf | 3 Dec 2024 |
| Disclosure of sold/ booked inventoryFile: list of inventory.pdf | 3 Dec 2024 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM 1 Matangi (Mar 24) (1).pdf | 2 Dec 2024 |
| Certificates of CA (Form 3)File: Form 3 B (Sep 24) (1).pdf | 2 Dec 2024 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form - 2 (Sep 24) (1).pdf | 2 Dec 2024 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM 1 Matangi (Mar 23).pdf | 26 Nov 2024 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM 1 Matangi (Mar 24).pdf | 26 Nov 2024 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: FORM 1 Matangi (Sep 24).pdf | 26 Nov 2024 |
| Certificates of CA (Form 3)File: Form 3 B (Sep 24).pdf | 26 Nov 2024 |
| Certificates of CA (Form 3)File: Form 3 B (Mar 24).pdf | 26 Nov 2024 |
| Certificates of CA (Form 3)File: Form 3 B (Mar 23).pdf | 26 Nov 2024 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form - 2 (Sep 24).pdf | 26 Nov 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: Form - 2A (Mar 22).pdf | 26 Nov 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: Form - 2A (Mar 23).pdf | 26 Nov 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: Form 5 (Mar 23).pdf | 26 Nov 2024 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2023-24)File: Form - 2A (Mar 24).pdf | 26 Nov 2024 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2023-24)File: Form 5 (Mar 24).pdf | 26 Nov 2024 |
| Declaration about Commencement CertificateFile: CC declaration.pdf | 24 Nov 2022 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1 march 2020.pdf | 24 Nov 2022 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1 march 2021.pdf | 24 Nov 2022 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1 march 2022.pdf | 24 Nov 2022 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: Engineer 2A 2019-2020.pdf | 24 Nov 2022 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: Engineer 2A 2020-2021.pdf | 24 Nov 2022 |
| CERSAI detailsFile: Cersai declaration.pdf | 24 Nov 2022 |
| Disclosure of sold/ booked inventoryFile: Inventory.pdf | 24 Nov 2022 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: Form 5 18-19.pdf | 24 Nov 2022 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: Form 5 19-20.pdf | 24 Nov 2022 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: Form 5 20-21.pdf | 24 Nov 2022 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: Form 5 21-22.pdf | 24 Nov 2022 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Victory Divine - Form 1 - June 2019_compressed.pdf | 27 Sep 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Victory Divine - Form 2 - June 2019_compressed.pdf | 27 Sep 2019 |
| Certificates of CA (Form 3)File: Form 3 Matangi Signed April-June 2019 1_compressed.pdf | 27 Sep 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Form 1 - Matangi - Dec 18_compressed.pdf | 1 Aug 2019 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Matangi - Form 1 Mar 19_compressed.pdf | 1 Aug 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form 2 - Matangi - Dec 2018_compressed.pdf | 1 Aug 2019 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Form 2 - MAr 19 - Matangi_compressed.pdf | 1 Aug 2019 |
| Certificates of CA (Form 3)File: Form 3 Matangi Oct-Dec 2018.pdf | 1 Aug 2019 |
| Certificates of CA (Form 3)File: Form 3 Matangi Jan-March 2019 Scanned.pdf | 1 Aug 2019 |
| Certificates of CA (Form 5)File: Form 5 Matangi-.pdf | 10 Dec 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: Further CC .pdf | 18 Aug 2018 |
| Certificates of CA (Form 3)File: Form 3 Scanned.pdf | 28 Jul 2017 |
| Declaration in FORM BFile: Form B Affidavit.pdf | 27 Jul 2017 |
| Certificates of Engineer (Form 2)(Mandatory for only ongoing project)File: Engineer Certificate Form 2.pdf | 27 Jul 2017 |
| Proforma of Allotment letterFile: LETTER OF ALLOTMENT.pdf | 27 Jul 2017 |
| Proforma of Allotment letterFile: Agreement for Sale declaration.pdf | 27 Jul 2017 |
| Layout approvalFile: Layout Approval.pdf | 26 Jul 2017 |
| Building plan approvalFile: IOD.pdf | 26 Jul 2017 |
| PAN CardFile: PAN.pdf | 26 Jul 2017 |
| Copy of the legal title reportFile: Title Report.pdf | 26 Jul 2017 |
| Details of encumbrancesFile: Encumbrance.pdf | 26 Jul 2017 |
| Copy of Layout Approval (in case of layout)File: Layout Approval.pdf | 26 Jul 2017 |
| Building Plan Approval (IOD)File: IOD.pdf | 26 Jul 2017 |
| Commencement Certificates / NA Order for plotted developmentFile: CC.pdf | 26 Jul 2017 |
| Certificates of Architect (Form 1)(Mandatory for only ongoing project)File: Matangi Architect Certificate.pdf | 26 Jul 2017 |
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Builder: YASHODANAND REALTORS
YASHODANAND REALTORS has 1 registration on MahaRERA, including VICTORY DIVINE. 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 VICTORY DIVINE 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 VICTORY DIVINE?
The registered promoter entity is YASHODANAND REALTORS, 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 VICTORY DIVINE?
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 VICTORY DIVINE?
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 VICTORY DIVINE?
The professionals named in the filing: Architect: KULIN PATRAWALA; Engineer: SURA & ASSOCIATES; Chartered Accountant: Patel Palkar & AssociatesLLP; Chartered Accountant: Baser & Associates. 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 VICTORY DIVINE?
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; why the completion date was revised and what the new timeline depends on. The Rs 499 buyer report works through all of them from the filings.
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