Land of Dreams

Decision Scorecard

What I'd Do As A Buyer

1. Confirm the sanctioned layout and your exact plot's number, dimensions and area against the demarcation plan, the N.A. (non-agricultural) order and the 7/12 land extract and title — on a plot the layout and title ARE the product, so verify them before you pay.

Questions To Ask The Builder

• Only ~0.0% of the estimated cost is incurred — what's the construction stage on site today?
• How many plots are in this phase, how many are unsold, and can I see the sold-plot record?
• What is the exact area, dimensions and road frontage of my plot, and where does it sit on the sanctioned layout?
• Is the land N.A. (non-agricultural) converted, and are the internal roads, water and power sanctioned and being handed to the society?

Plot Schedule & Layout

This is a plotted development — you buy a numbered plot on the sanctioned layout, not a flat in a tower. The plot schedule below is from the promoter's NA-plot filing with MahaRERA — plot numbers, areas and sold/unsold status as filed. Plot sizes run from 1,184–4,370 sqft (110–406 sq.m), median about 1,507 sqft.

Layout character. This layout is weighted toward mid (1,200–2,000) plots (72% of the 227 we could size), giving it a fairly consistent character and neighbour profile.

Plot picks from the filing

Exact plot numbers straight from the promoter's MahaRERA NA-plot filing — by size and by what's still on the market. Corner/facing isn't in the filing, so cross these against the position guide below and the builder checklist.

• Largest plots (premium — more frontage, easier to fit a bigger home): No. 20 (~4,367 sqft), No. 86 (~4,171 sqft), No. 16 (~3,725 sqft), No. 19 (~3,442 sqft), No. 94 (~3,274 sqft), No. 110 (~3,255 sqft).
• Most compact (lowest ticket size): No. 22 (~1,183 sqft), No. 23 (~1,208 sqft), No. 143 (~1,221 sqft), No. 195 (~1,230 sqft), No. 24 (~1,235 sqft), No. 142 (~1,239 sqft).
• Still available to buy — 227 of 227 plots are unsold per the filing: No. 1, No. 2, No. 3, No. 4, No. 5, No. 6, No. 7, No. 8, No. 9, No. 10, No. 11, No. 12, No. 13, No. 14, No. 15, No. 16 (+211 more).

How to weigh this buy — to live in, or to invest

A plot serves two very different buyers; what you should prioritise depends on which you are. This report is built for both.

If you're buying to build a home to live in — your priorities are the plot itself (facing, corner, park side — the daily-living things in the guide below) and whether the builder will hand over a fully developed plot: internal roads laid, water, power and sewer lines in, and your plot demarcated on the ground so you can actually start building. Clean title matters, but delivered infrastructure and a clear handover matter most. You hold as long as you like, so appreciation is a bonus here, not the reason to buy.

If you're buying as an investment — a plot is a multi-year land bet (often a 5–10 year hold) on the area around it. Bare land earns no rent while you hold it, so your return is appreciation minus holding cost — judge it as a land play: a resale-friendly size (see the liquidity read below), clean title for a quick exit, the micro-market's trajectory (see Location & Connectivity), and entry price against recent plot rates nearby.

Either way, the risk both buyers share is delivery: an under-construction plotted layout is only as good as the developer's ability to finish the roads and utilities and hand over clear, demarcated, clear-title plots on schedule.

Which plots to favour — and which to avoid

Whichever way you're buying, this is how to choose between the plots. Per-plot position isn't in the RERA filing, so the last step is a short list to take to the builder.

Chase: East- or north-facing plots (the road runs along the east/north edge) — morning sun, cooler afternoons, the vastu-favoured main-door direction, and a real, durable resale premium, corner plots — two road frontages mean more light, air and privacy and an easier resale, at the cost of roughly double the compound-wall spend and a bit more street dust, plots facing or abutting the central park / open space — a permanent open outlook nobody can build out, which holds value, plots on a wider internal road — a plot on a 12m/18m road resells for more than the same size on a 9m lane and plots on a cul-de-sac / dead-end road — almost no through-traffic makes them quieter and safer for children, which end-user families pay up for.

Avoid: plots backing or adjoining the STP, OHT/underground tank, electrical substation or DG yard — sewage odour, pump/generator noise and EMF worries that permanently cap the resale price, plots at a T-junction where a road runs straight at the frontage (Veedhi Shula / road-thrust) — headlight glare and dust, and a vastu negative a large share of buyers here simply refuse, which thins the resale pool, plots right at the entry gate — headlight sweep, security traffic and dust and plots at the layout's low point — the natural drainage sink is the first to waterlog in a hard Pune monsoon; walk the site in the rain if you can.

MahaRERA files the plot numbers and areas but not each plot's position or facing, so before you book, ask the builder to mark on the sanctioned layout, for your shortlist: (1) which are corner plots, (2) each plot's facing (which edge the road is on), (3) which face the park/open space, (4) where the STP, water tank, electrical yard and garbage bay actually sit, (5) each plot's abutting road width, and (6) which sit at a T-junction or on a dead-end/cul-de-sac. Then cross those against the schedule below. The filed sheet's north marker reads "up", so you can orient the layout yourself — but confirm each shortlisted plot's facing against the dimensioned plan.

Reading this layout

From the filed demarcation sheet (contrast-enhanced), a vision read of where things sit — directional, and worth confirming against the dimensioned plan.

On this layout, open space is spread across several sides of the layout — prioritise plots fronting the north / east open spaces (the vastu-favoured aspect that holds a resale premium). The STP, water tank and electrical yard weren't legible on this pale sheet — have the builder point them out (plots backing them are the ones to discount). North on the sheet is toward the top.

The filed layout / demarcation plan

Showing 150 of 227 plots.

Plot number, area and sold/unsold status as the promoter filed them with MahaRERA — confirm current availability and the exact dimensions before you book.

Sales & Inventory

Of 227 plots filed with MahaRERA, 0 are sold/booked and 227 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.

Construction Progress

MahaRERA's cost filing puts construction at ~0.0% of the estimated project cost incurred as of the last certificate (₹0 spent against a ₹92.50 Lakh 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 4 year(s), with no current default.

Builder Track Record

Across MahaRERA, Krisala Buildscape Llp is the promoter of record on 7 project(s), of which 2 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.

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 ₹1.17 Cr deposited, ₹1.17 Cr withdrawn for construction, and a closing balance of ₹0. 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. The project's own filing moved from an estimated ₹89.98 Cr to an actual ₹6.58 Cr (-93%) — a cost reduction to ask the builder to explain. On the actual filing the developer's OWN funds are ₹1.25 Cr (~19% of the total) against ₹0 borrowed and ₹5.33 Cr from buyer receipts — a read on how much of the developer's own capital is committed versus riding on your money.

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 3 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:

Location, Land & Connectivity

Located at Jambhul, Gat Nos. 202, 203, 204, 205, 208, 226/1, 226/2, 227, 228, and 237 (p), Mulshi, Pune, 412106. Per the filed land record, the plot is bounded to the north by Gat No. 210, Jambhul, to the south by Gat No. 237 (Pt) and 239 (Pt) Jambhul, to the east by Gat No. 225 and Gat No. 229 (Pt), Jambhul and to the west by Gat No. 201, 200, 237(Pt), 239, Jambhul. Confirm these against the 7/12 extract and the sanctioned plan before you rely on them.

Location & connectivity

The nearest major job hub is ~22 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.

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.