Geras Affinia

Decision Scorecard

What I'd Do As A Buyer

1. It's past the declared completion date with no OC on the public record — ask for the revised date and any filed extension, in writing.
2. Confirm the occupancy/completion certificate, the sanctioned plan and its FSI, the 7/12 land extract and title, and your exact carpet area on the agreement — the record shows where to look, not a substitute for your own checks.

Questions To Ask The Builder

• Only ~39.2% of the estimated cost is incurred — what's the construction stage on site today?
• The declared completion date has passed — what is the revised date, and has an extension been filed?
• What is each declared court case about, and does any of it touch the title to my flat?
• Of the 38 registered homes, how many are sold, and can I see the sold-inventory record?
• Can I see the latest Form 2 (engineer's cost certificate) and the sanctioned plan for my building?

The Sanctioned Layout Plan

The layout the promoter actually filed with MahaRERA — rarely shown to buyers. Read where each tower sits relative to the internal roads, the open spaces and the plot boundaries before you pick a flat.

From the sanctioned site plan, we map every block against the amenities worth being near and the utilities worth avoiding, using each item's position on the plan:

Of the 10 blocks on the sanctioned plan, 7 sit next to the key amenities and 0 back onto utilities. Where you buy within the project matters:

Positions are read from the sanctioned plan, not surveyed; distances are relative within the plan, not metres. Treat this as where to look first and what to check on a site visit — not a final verdict.

Sales & Inventory

Of 38 homes filed with MahaRERA, 0 are sold/booked and 38 remain available (~0% sold) — early in sales — more choice of units now, but confirm the developer has the pre-sales to fund the build. This is the promoter's own reported inventory as at the last compliance filing; confirm current availability directly.

The unsold units on the filing — if you're quoted a unit NOT on this list, ask why it shows as sold/booked on the RERA record:

No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing — still confirm your specific unit's status in the agreement.

Construction Progress

MahaRERA's cost filing puts construction at ~39.2% of the estimated project cost incurred as of the last certificate (₹6.03 Cr spent against a ₹15.37 Cr estimate). This financial % is the regulator's own proxy for how much is physically built — the closest public read on real progress, and one a brochure never shows. With only ~5 months to the declared date and ~39.2% of the cost incurred, ask the promoter how the balance gets built in the time left.

Cost-incurred % as last certified to MahaRERA; it can lag on-site reality between filings. Confirm the current stage and the latest Form 2 before you book.

Delivery & Registration

Regulatory Standing

MahaRERA's own defaulter/deregistration lists and the project's quarterly-progress-report filing — the regulator's view of whether this project is in good standing.

• Filing progress reports — quarterly progress reports are on record across 10 year(s), with no current default.

Builder Track Record

Across MahaRERA, Gera Developments Private is the promoter of record on 46 project(s), of which 3 carry a MahaRERA regulator flag (insolvency, deregistration, completion-lapse or QPR default). Read the pattern across the portfolio, not just this project's brochure — matched on the promoter name in the MahaRERA register.

Complaints

No buyer complaints were on this project's MahaRERA record at the time of reading — a clean sheet worth re-checking near booking.

Legal & Litigation

The promoter has declared 3 court case(s) on this project to MahaRERA. Litigation can cloud the land title or stall the build — have a lawyer pull the cause list for each and confirm whether it touches the title to your flat. This is declared by the promoter; there may be further cases not on the RERA record.

RERA Escrow Account

RERA requires 70% of buyer collections to sit in a designated account spent only on this project. In this filing the designated-account disclosure shows no movement (zero deposits, withdrawals and balance). That usually means the promoter has not updated this disclosure — ask for the designated account's bank statement and the latest Form 3 (CA certificate) before you sign.

Project Funding

How the promoter says the project is funded, filed as estimated and actual. The project's own filing moved from an estimated ₹32.65 Cr to an actual ₹20.84 Cr (-36%) — a cost reduction to ask the builder to explain. On the actual filing the developer's OWN funds are ₹20.84 Cr (~100% of the total) against ₹0 borrowed and ₹0 from buyer receipts — a read on how much of the developer's own capital is committed versus riding on your money.

Buildings & Wings

The buildings and wings registered under this project, with each tower's sanctioned height and declared completion date. Here the tallest tower rises to G+12 and 38 homes are registered across the project.

Unit mix on the filing: 38 habitable floor.

Filed Document Catalog

The documents the promoter has actually filed with MahaRERA for this project — the paperwork trail a buyer's lawyer should read in full. Their presence on the register is a good sign; ask for a certified copy of each before you sign.

Engineering, Cost & Professionals

The professionals of record on the MahaRERA filing — the people whose licences are on the line for the certified filings:

Separately, 13 MahaRERA-registered real-estate agent(s) are attached to this project as its sales channel — a measure of the selling machine behind it, not of build accountability. Whoever shows you a flat, verify their MahaRERA agent registration and deal only on the terms in the filed agreement drafts.

Location, Land & Connectivity

Located at Baner, Baner, Haveli, Pune, 411007. Per the filed land record, the plot is bounded to the north by Plot boundary and adjacent nala beyond, to the south by Plot boundary and adjacent amenity space, to the east by Plot Boundary and adjacent plot A1 S No 66 1 to5 and to the west by Plot Boundary and 30 mts wide DP road. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.

Location & connectivity

The nearest major job hub is ~0 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.

Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.

Before You Book

This report reads the MahaRERA public record — the promoter's own declarations. Independently confirm: the occupancy/completion certificate, the sanctioned plan and its FSI, the 7/12 land extract and title, the exact carpet area on your agreement, and any complaint/litigation orders in full. Treat the record as where to look first, not a substitute for your own diligence.