Joyville Hadapsar Sky-Luxe

Decision Scorecard

What I'd Do As A Buyer

1. 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

• What is each declared court case about, and does any of it touch the title to my flat?
• Of the 168 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 30 blocks on the sanctioned plan, 0 sit next to the key amenities and 3 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 168 homes filed with MahaRERA, 160 are sold/booked and 8 remain available (~95% sold) — nearly sold out — little inventory left, so you're buying into an established buyer base. Buyers have committed ₹203.97 Cr in agreement value so far. Of that, ₹161.02 Cr (~79%) is already collected, ₹42.95 Cr receivable — a read on how far along these sales really are. This is the promoter's own reported inventory as at the last compliance filing; confirm current availability directly.

What buyers actually paid: across 160 registered agreements, the effective carpet rate is ₹10,809/sqft (typical range ₹10,446–₹11,582) — computed from the agreement values and carpet areas the promoter filed, not broker quotes. Compare your quote against this before negotiating.

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 ~51.2% of the estimated project cost incurred as of the last certificate (₹102.99 Cr spent against a ₹201.11 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.

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 5 year(s), with no current default.

Builder Track Record

Across MahaRERA, Joyville Shapoorji is the promoter of record on 50 project(s), of which none currently 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 5 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. As last filed, that account shows ₹381.20 Cr deposited, ₹380.84 Cr withdrawn for construction, and a closing balance of ₹35.72 Lakh. Withdrawals have drawn the account down to a thin balance — normal late in a build, but worth checking against the construction stage above.

Project Funding

How the promoter says the project is funded, filed as estimated and actual. On the actual filing the developer's OWN funds are ₹0 (~0% of the total) against ₹0 borrowed and ₹179.49 Cr 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+23 and 168 homes are registered across the project.

Unit mix on the filing: 168 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.

Plus 7 other supporting file(s) on the MahaRERA record.

Engineering, Cost & Professionals

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

Separately, 19 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 Shewalewadi, Off Pune Solapur Highway, Mumbai City, Mumbai City, 412307. Per the filed land record, the plot is bounded to the north by 6-7-9-10-6 Part, to the south by Proposed Canal Road 6-7-9-10-2, to the east by 6-7-9-10-6 Part and to the west by 6-7-9-10-6 Part. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.

Location & connectivity

The nearest major job hub is ~6 km away — a manageable everyday commute to a major job hub.

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.