Balaji Symphony phase 3

• Balaji Symphony phase 3 is a 430 unit project of 3 buildings on 6,679 sq m at Panvel, Thane (PIN 410206), registered 25 July 2017 by Vinay Agrawal.
• The catchment is 862 registrations within 5 km: 280 active holding 26,595 filed units, 423 completed, 134 lapsed or revoked.
• At 430 units the subject is larger than 328 of the 337 catchment projects with a filed unit count.
• It is 100% booked, above the 21.7% median of the 247 active projects in the catchment that file sales.
• Possession has moved from Jun 2021 to 30 Jun 2028, a slip of 84 months.
• The promoter carries 4 MahaRERA registrations: 2 completed, 2 active, 0 lapsed. Part III reads the book.

The parcel is filed at 6,679 sq m (1.65 acres) under CIDCO. That is a larger land assembly than 2729 of the 2865 parcels registered in this pincode.

• The promoter is filed as owner of the land, with no other landowner listed: no landowner share agreement sits between the reader and the title.
• The filing carries no encumbrance declaration, so this analysis cannot say whether the land is charged. About two thirds of registrations are in the same state; it is an absence of disclosure, not evidence of a clean title.
• A legal title report is on the filing: "1 Copy of the legal title report", uploaded 21 July 2017.

Filed boundaries of the parcel

Boundary entries usually name the adjoining survey numbers and roads: the starting point for a title search and for reading what can be assembled around this parcel.

The plan summary files a built-up area of 25,963 sq m against the 6,679 sq m parcel, a built intensity of 3.89x (filed built-up over plot, both as filed).

• That works the parcel harder than 2443 of the 2767 projects in PIN 410206 with comparable filings.
• The plan summary counts 3 buildings sanctioned.

The product is 430 units across 3 buildings, 100% booked as filed, building by building below.

• The filed massing averages 4.0 units per sanctioned floor across 108 floors: the closest the filing comes to a configuration read, since MahaRERA files no BHK mix.

Parking: 3 spaces for 430 units, 0.01 per unit, 100% covered, as filed. That is more parking per unit than 0 of the 323 catchment projects filing both figures (median 0.85).

Every registration around the subject, as filed: 862 within 5 km, of which 280 are active, 423 completed and 134 lapsed or revoked. The map, the rings and the ownership of that supply follow.

What this supply is, by the promoters' own declared type: 525 residential / group housing, 255 others, 59 mixed, 17 commercial, 6 plotted.

Who holds the catchment

663 distinct promoter names operate within 5 km. The five largest by filed units hold 19.1% of the known stock:

• 5.4%City And Industrial Development Corporation Of Maharashtra Limited · 2 projects, 1,765 units
• 4.8%Arihant Abode Limited · 2 projects, 1,571 units
• 4.1%Sanvo Resorts Pvt. Ltd. · 30 projects, 1,343 units
• 2.8%Callista Realty Limited · 1 project, 902 units
• 1.9%Villa Realcon LLP · 1 project, 616 units

PIN 410206 as a whole holds 2,865 other registrations: 790 active, 1311 completed, 702 lapsed or revoked.

MahaRERA files no sales history, so no single project can show its own absorption. But 247 active projects of different ages in this catchment file a sales figure, and photographed on the same day they sketch the curve: how far sales typically stand after one year, three, five.

• Projects 0-1 years on the register: median 0% sold (80 projects).
• Projects 1-2 years on the register: median 15.1% sold (50 projects).
• Projects 2-3 years on the register: median 50% sold (51 projects).
• Projects 3-4 years on the register: median 48.4% sold (25 projects).
• Projects 4-5 years on the register: median 45.8% sold (13 projects).
• Projects 5-6 years on the register: median 49.7% sold (9 projects).
• Projects 6-7 years on the register: median 57.2% sold (6 projects).
• Projects 7-8 years on the register: median 71.2% sold (13 projects).
• 8 of the 247 are at 95% or better: effectively sold through while still under construction.
• 9 projects have been on the register five years or more and remain under 40% sold: the stock this market has not taken.
• The subject, 110 months on the register at 100% sold, stands above 6 of the 8 catchment projects within a year of its age.

What entered this pincode, year by year, and what each vintage has become. New supply is entering slower than the previous three years: 538 registrations in 2024-2026 against 700 in 2021-2023. Of the 1786 registrations now five or more years old, 543 (30%) have lapsed or been revoked rather than completing.

When the competing stock says it will land, by promised possession year of the active projects in the catchment.

The next buyer in this catchment chooses between these inventories. 17,854 unsold units sit across 242 active projects that file sales within 5 km; the ten largest holders: The subject itself is fully booked as filed and adds nothing to this competing stock.

Across 837 projects in the 5 km catchment the median possession slip is 0 months; 110 (13%) have moved their date by more than a year.

• The subject has slipped 84 months; 0 of the 837 compared projects have slipped further.
• 134 of the 862 registrations within 5 km (16%) have lapsed or been revoked, against 24% across the 7,829 registrations of the district.
• The completed cohort ran a median of 31 months from registration to its final promised date (423 completed registrations): the observed cycle time of this catchment.
• Of the 423 completed registrations, 322 (76%) carry an occupancy-certificate-shaped document on their register: the paper trail of delivery, read by document title.

Vinay Agrawal carries 4 MahaRERA registrations, the first in 2017: 2 completed (1 on the first promised date), 0 lapsed, and the rest live.

• The live book beyond the subject is 1 active registration holding 145 filed units: the concurrent load the subject shares its management and its 70% accounts discipline with.
• None of the other registrations is in Thane: this district is a first outing for the promoter on MahaRERA.
• Across the whole book the filings disclose 69 buyer complaints and 0 court cases.

The registrations, most recent first

How the book was assembled: 3 by the same MahaRERA promoter profile (definitive).

Reaching the promoter, as filed

• Official communication address, as filed: OFFICE NO 45/4, OFFICE NO 45/4, SHILOTAR-RAICHUR, PANVEL-MATHERAN ROAD, NEW PANVEL ANNEX, NEW PANVEL, New Panvel, Panvel, Raigarh, MAHARASHTRA, 410206.
• Point of contact, as filed with MahaRERA: Vinay Agarwal (Proprietor), their filed email address (withheld on this public sample; a delivered report prints it). MahaRERA records them as the authorised signatory on this registration. This is the contact the promoter nominated for this project, not a sales line, and it is what the filing gives you to put a question in writing.

The professionals whose certificates move this project's money and progress, and how widely each signs across the district. A bench that signs many filings is established capacity; one that signs only this filing is new to the record, and both are facts a counterparty prices.

Under RERA the architect certifies progress (Form 1), the engineer the works (Form 2), and the CA the cost and withdrawals from the 70% account (Form 3): these three signatures are what release the project's money.

The filing also names 1 other consultant: Bitush & Rajib Construction pvt ltd.

• 1 RERA-registered agent is empanelled on this project: its filed distribution reach. Agent identities and contact details are out of scope of this report by design.

The promoter files a project cost of Rs 0.0 crore, of which Rs 0.0 crore (99.7%) is certified as incurred: Rs 0.0 crore of spend remains between here and the finished project, as filed.

• The filing records the 70% separate account with 1 bank entry: the account structure RERA's 70% rule runs through.

• Of the 260 registrations within 5 km that answered the encumbrance question, 39 carry a declared charge, a rate of 15%. The remaining registrations in the ring were never asked, so they are outside this count entirely rather than counted as unencumbered.
• The median declared charge among them is Rs 40.0 crore. Total declared debt in the ring is Rs 2,601.8 crore, as filed.
• Bajaj Housing Finance Limited appears on 7 of the 39 charged parcels here (17.9%), the most of any lender in the ring. A lender already this active nearby has underwritten this micro-market before, which cuts both ways: it knows the market, and its exposure to it is concentrated.

Lenders active within 5 km

A parcel with more than one lender is counted under each, and the declared debt column attributes the parcel's whole filed charge to every lender named on it, so these columns describe presence rather than a loan book. Amounts filed outside a plausible range are excluded.

On the subject itself

• 3 buyer complaints are on the filing, by year of filing: 1 in 2021, 2 in 2023. Orders are on record for 3 of them.
• 1 matter has gone to the Appellate Tribunal on this project (latest status: Appeal Submitted): a dispute that outlived its first order.

Registrations that died with buyers inside

19 registrations within 5 km lapsed or were revoked at 50% sold or better. Each is a filed precedent of this micro-market taking money and not delivering a registration:

• 100% soldShadow Nest · 1.7 km · Lapsed · 21 units
• 100% soldBelleza · 2.8 km · Lapsed · 1 units
• 98.5% soldShikara Orchid · 0.9 km · Lapsed · 68 units
• 98.3% soldSpringfield 3 · 2.2 km · Lapsed · 58 units
• 98.1% soldSpringfield 2 · 2.2 km · Lapsed · 54 units

39 neighbouring parcels carry a declared encumbrance: Balaji Symphony phase 4 (0.0 km), Olive Boulevard (0.1 km), Balaji Pride - Phase I (0.8 km), Saras Vatika (1.4 km) and 35 more.

52 of the 862 catchment registrations (6%) disclose court cases, against 14% across the district; the heaviest is Hillshore 1,2,3,4,5,6,7,8,9,10,11 LCL - 0012 with 11 cases.

127 matters across 38 catchment projects have reached the Appellate Tribunal: disputes that outlived their first order.

The subject has filed 3 extensions. The reasons below are the promoter's own words from the application, unedited beyond length:

185 of the 862 registrations within 5 km (21%) have filed at least one extension, against 24% across the district: the base rate of delay a business plan in this catchment competes with.

A counterparty that keeps filing is one still running the project. The last document here landed 206 days ago; the median active project in Thane last filed 125 days ago.

• 27 Feb 2026Architect certificate (Form 1), Engineer certificate (Form 2), CA certificate (Form 3)
• 24 Feb 2026Architect certificate (Form 1), Engineer certificate (Form 2), CA certificate (Form 3)
• 27 Feb 2025Architect certificate (Form 1), Engineer certificate (Form 2)
• 11 Feb 2025CA certificate (Form 3)
• 17 Aug 2024CA certificate (Form 3)
• 12 Aug 2024Architect certificate (Form 1), Engineer certificate (Form 2)

• The register holds 146 filed documents, the latest on 27 February 2026.
• The newest legal title report is "1 Copy of the legal title report" (21 Jul 2017).

In the delivered analysis the filed documents behind this register, the title report, sanction letters and commencement certificates first among them, are read at generation time and summarised here in plain language with each document's own date: the chain of title, what exactly is sanctioned, and any condition a lender or partner would want quoted.

Every comparison in this analysis is computed from the promoters' own filings, joined across the corpus. This table is the basis and the coverage of each join, because a figure without its N is an assertion:

• The absorption read is a CROSS-SECTION: many projects of different ages photographed on the same day, never the sales history of one project. MahaRERA publishes current state only.
• Where two filed tables disagree (sales above all), the building table is used and the disagreement is shown, not resolved silently.
• Positions are stated as counts within a named set, never as scores. Nothing in this document is a recommendation.

• No flat prices. MahaRERA files no transaction values for apartments. The one exception in the whole corpus is the plotted (NA) tables, where sold plots carry their agreement consideration; where that exists it is read in Part II. For everything else, the land-transaction add-on exists because the answer needs registry records and human review, not this corpus.
• No carpet areas and no BHK mix. The per-unit configuration a launch plan needs is simply not in the filings; the massing figures in Part I are the closest filed proxy.
• No buyer identities or demand-side data. Who is absorbing this market cannot be read from RERA.
• A third of filings, and therefore some neighbours, carry no usable coordinate and fall outside every ring drawn here.
• No lapse dates. MahaRERA publishes only the status name; a lapsed registration was valid until its last filed completion date, and that is the only date stated.
• History accrues from observation. MahaRERA shows current state only; ReraGenie's change ledger records movement from the day it began watching, so trend depth grows with time and is stated wherever used.