Of 37,306 RERA-registered projects across Mumbai and Pune, 4,077 (10.9%) carry an official red flag — behind schedule, not filing, deregistered, or developer insolvent. Here is where the risk actually sits.
We checked every one of the 37,306 projects on MahaRERA's register across the Mumbai Metropolitan Region and Pune against the regulator's own problem lists. 4,077 — 10.9% — carry at least one red flag. Not our opinion; MahaRERA's own record. Here is where the risk sits.
What "flagged" means
Each flag is a specific, public status on the regulator's site — and each is a different kind of warning:
- Behind schedule — 2,647 projects whose RERA completion deadline has lapsed. The single most common flag.
- Not filing — 862 projects in abeyance for failing to file their mandatory quarterly progress reports.
- Developer in insolvency — 315 projects whose developer is in NCLT proceedings. The most serious flag for a buyer.
- Struck off — 331 deregistered, suspended, or revoked.
Where the risk concentrates
Flag rate is not even across the region. It climbs as you move out from the island city:
| District | Registered | Flagged | Flag rate |
|---|---|---|---|
| Palghar | 3,063 | 504 | 16.5% |
| Pune | 13,649 | 1,541 | 11.3% |
| Mumbai City | 1,402 | 153 | 10.9% |
| Thane | 7,194 | 744 | 10.3% |
| Raigad | 5,442 | 543 | 10.0% |
| Mumbai Suburban | 6,556 | 592 | 9.0% |
Mumbai Suburban is the cleanest of the metro districts (9.0% flagged); Palghar the most exposed (16.5%). The lazy headline — "Mumbai is a mess" — is wrong: the core city's record is comparatively clean, and the risk rises in the fast-growing fringe where supply has run ahead of delivery.
The pockets to look twice at
Zooming to taluka level (≥150 registered projects), the highest-flag pockets are:
| Taluka | District | Registered | Flag rate |
|---|---|---|---|
| Shirur | Pune | 205 | 28.3% |
| Shahapur | Thane | 244 | 23.8% |
| Palghar | Palghar | 1,319 | 21.6% |
| Khed | Pune | 348 | 21.6% |
| Alibag | Raigad | 173 | 20.8% |
| Karjat | Raigad | 782 | 20.2% |
| Junnar | Pune | 158 | 19.6% |
| Baramati | Pune | 451 | 17.3% |
Developers who appear most on the flag lists
Counting distinct flagged projects per developer across the region. This is a volume signal, not a rate — large developers naturally have more projects, so read it as "whose names recur," not a delivery score:
| Developer | Flagged projects |
|---|---|
| Developers | 34 |
| Lavasa Corporation Ltd | 31 |
| Nirmal Lifestyle (Kalyan) | 30 |
| Neptune Developers Limited | 27 |
| Neptune Developers Ltd | 18 |
| Bhagvati Infra | 17 |
| Mahindra Lifespaces | 15 |
| Lodha | 15 |
Before you commit
A flag is a reason to look closer, not always a reason to walk — a lapsed completion date can mean a routine extension, or a stalled build. The way to know is the project's own filing history. Tell us the project and we'll pull its full MahaRERA record — completion status, the filings behind it, and the developer's track record — free.
Source: MahaRERA registered-project map and the authority's published non-compliance, abeyance, NCLT, and deregistration lists, as of June 2026. We plot the public record and do not editorialise individual projects.