Lakhani Builders PVT LTD
Panchpakadi · Thane
What registered buyers actually paid
₹15,934 – ₹24,620
per sq ft of carpet, agreement value
Covers 80% of 30 agreements filed with MahaRERA.i
Home
FLAT 604
Carpet area
692 sq ft
Typical value
₹1.50 cr
Independent analysis · Quietlist · Bengaluru
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Free before you decide: the 14 things to get in writing before you book
Every item comes from a real RERA filing. Send it to the family group before anyone pays a token.
Send the checklist to the family group Read it here →Delivery and registration
EMPIRE HERITAGE is registered with MahaRERA as P51700046624 and the promoter has declared completion for 31 Jul 2027.
31 Jul 2027
declared completion
10months to go
against the declared date
The completion date and status as they stand on the MahaRERA registration record.
Source · MahaRERA project registration · read 12 Jul 2026
| MahaRERA registration | P51700046624 |
| Registered on | 25 Aug 2022 |
| Promoter-declared completion | 31 Jul 2027 |
| Current status | Certificate Signed |
| Against today | 10 months to the declared date |
Approvals and compliance
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for EMPIRE HERITAGE record 17 quarterly progress reports since registration.
17quarterly filings
Entries as they appear on MahaRERA's own lists and the project's progress filing.
Source · MahaRERA defaulter, deregistration and QPR lists · read 12 Jul 2026
Promoter record
Lakhani Builders is the promoter of record on 18 projects registered with MahaRERA, 3 of which carry a MahaRERA regulator flag (insolvency, deregistration, completion lapse or QPR default).
18projects
registered with MahaRERA
3flagged
by MahaRERA
Counted across Quietlist's full MahaRERA register store, matched on the promoter name as it appears on each filing.
Source · MahaRERA register, all projects · read 12 Jul 2026
Sales
In EMPIRE HERITAGE, 30 of 58 homes filed with MahaRERA are recorded as sold or booked (21 with registered agreements and 9 booked), about 52%, and 28 remain available.
52%sold
30 of 58 homes
₹53.19 Cr
committed by buyers
Counts and agreement value as the promoter filed them at the last compliance date; this is the filed inventory, not current availability. Of that agreement value, ₹24.44 Cr (about 46%) is recorded as collected and ₹28.75 Cr as receivable. The project registers 85 homes in total, while this sold/unsold inventory filing covers 58 of them.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
What buyers actually paid: across 30 registered agreements, the effective carpet rate is ₹18,862/sqft, with eight in ten falling between ₹15,934 and ₹24,620 — computed from the agreement values and carpet areas the promoter filed, not broker quotes.
The units recorded as unsold on the filing. The reckoner value is the government's ready-reckoner assessment the promoter filed against that unit, the figure stamp duty is charged on. It is not a price anyone paid, not an asking price, and not a valuation of the home.
| Floor | Unit | Carpet | Govt reckoner value |
|---|---|---|---|
| Floor 1 | FLAT 103 | 663 sqft (61.61 sqm) | ₹1.04 Cr |
| Floor 1 | FLAT 106 | 683 sqft (63.45 sqm) | ₹1.07 Cr |
| Floor 11 | FLAT 1103 | 663 sqft (61.61 sqm) | ₹1.15 Cr |
| Floor 11 | FLAT 1105 | 852 sqft (79.18 sqm) | ₹1.47 Cr |
| Floor 11 | FLAT 1106 | 683 sqft (63.45 sqm) | ₹1.18 Cr |
| Floor 12 | FLAT 1203 | 663 sqft (61.61 sqm) | ₹1.14 Cr |
| Floor 13 | FLAT 1303 | 663 sqft (61.61 sqm) | ₹1.15 Cr |
| Floor 13 | FLAT 1305 | 852 sqft (79.18 sqm) | ₹1.47 Cr |
| Floor 14 | FLAT 1403 | 663 sqft (61.61 sqm) | ₹1.15 Cr |
| Floor 15 | FLAT 1504 & 1505 | 1,177 sqft (109.35 sqm) | ₹2.03 Cr |
| Floor 15 | FLAT 1506 | 683 sqft (63.45 sqm) | ₹1.18 Cr |
| Floor 2 | FLAT 203 | 663 sqft (61.61 sqm) | ₹1.04 Cr |
| Floor 2 | FLAT 205 | 852 sqft (79.18 sqm) | ₹1.34 Cr |
| Floor 2 | FLAT 206 | 683 sqft (63.45 sqm) | ₹1.07 Cr |
| Floor 3 | FLAT 305 | 852 sqft (79.18 sqm) | ₹1.34 Cr |
| Floor 3 | FLAT 306 | 683 sqft (63.45 sqm) | ₹1.07 Cr |
| Floor 4 | FLAT 405 | 852 sqft (79.18 sqm) | ₹1.21 Cr |
| Floor 4 | FLAT 406 | 683 sqft (63.45 sqm) | ₹1.07 Cr |
| Floor 5 | FLAT 503 | 663 sqft (61.61 sqm) | ₹1.09 Cr |
| Floor 5 | FLAT 505 | 852 sqft (79.18 sqm) | ₹1.41 Cr |
| Floor 5 | FLAT 506 | 683 sqft (63.45 sqm) | ₹1.13 Cr |
| Floor 6 | FLAT 603 | 663 sqft (61.61 sqm) | ₹1.09 Cr |
| Floor 6 | FLAT 604 | 692 sqft (64.25 sqm) | ₹1.14 Cr |
| Floor 6 | FLAT 605 | 852 sqft (79.18 sqm) | ₹1.41 Cr |
| Floor 6 | FLAT 606 | 683 sqft (63.45 sqm) | ₹1.13 Cr |
| Floor 7 | FLAT 706 | 683 sqft (63.45 sqm) | ₹1.13 Cr |
| Floor 8 | FLAT 805 | 852 sqft (79.18 sqm) | ₹1.41 Cr |
| Floor 9 | FLAT 906 | 683 sqft (63.45 sqm) | ₹1.13 Cr |
No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing.
Read from MahaRERA on 10 September 2026
MahaRERA publishes, home by home, what this promoter filed: which homes are sold and which are not, the RERA carpet area of each, and for the sold ones the registered agreement value — the consideration filed for that specific home. On this project 30 homes carry one, and 28 of the 58 are recorded unsold.
Here is one of those unsold homes, priced against what buyers of the same home on other floors actually filed:
| Home | Carpet | Filed for the same home on other floors | Based on |
|---|---|---|---|
| FLAT 604 | 692 sqft | Rs 1.4986 cr typical, over Rs 1.0550 cr to Rs 13.3996 cr | 12 filed on this stack, floors 1–14 |
A filed consideration is what was registered for one {unit}. It is not a valuation, and MahaRERA does not publish the date of any of these agreements — read a range as a spread, not as a trend. An unsold row means no sale had been filed for it when we looked, which is a filing state, not a promise that the {unit} is available to you today. Only one observation of this ledger so far: no change can be reported yet. This observation is an archived copy whose time is the moment the file was written, not a portal fetch time.
In EMPIRE HERITAGE, 27 of the 28 unsold homes have agreements filed on their own stack. The Sales Report gives each of them its own row — the filed agreements behind that stack listed in full, the government reckoner value the promoter filed against it, and whether it is mortgaged to a lender while still on the unsold list. Built from the filing itself, sent by email.
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+15 and 85 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| BUILDING 1 | 1 | G+15 | 85 | - |
Unit mix on the filing: 85 residential.
No buyer complaints were on this project's MahaRERA record at the time of reading.
Located at PANCHPAKADI, SERVICE ROAD, Thane, Thane, 400602. Per the filed land record, the plot is bounded to the north by FP NO 302, to the south by FP NO 299, to the east by ROAD and to the west by FP NO 300A AND FP NO 300B. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~11 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Powai / Hiranandani business park | 11 km |
| Andheri MIDC / SEEPZ | 12 km |
| Chhatrapati Shivaji Int'l Airport | 16 km |
| Bandra Kurla Complex (BKC) | 17 km |
| Lower Parel / Worli business district | 26 km |
| Nariman Point / Fort | 33 km |
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.
🔒 What I’d do as a buyer here · Drawings Report
The report opens with what this project really is — read from its approved drawings — then the specific calls: the cheapest good way to buy here, the home to say no to, what you can stop worrying about, and what to get in writing before you sign anything.
🔒 Which home to ask for · Drawings Report
The home-level read: which ones to prefer and which to avoid, what the drawings put around each, and the things on this site nobody at the sales desk will tell you about.
The approved drawings
Everything above is on this page already, free, from the government record. The drawings are different: the 17 approved sheets are the same drawings the builder filed to get EMPIRE HERITAGE approved — what sits under each tower, which floor holds machines, what the sales sheet leaves out. Nobody reads them for you. We do.
What that turns up — from other projects’ filings:
ATS Knightsbridge · Sector 124, Noida
You pay for 10,000 sq ft. The floor inside your home is 6,982 sq ft. The rest is walls, shared circulation and services. Get both numbers written into your agreement before you pay any booking amount.
Oberoi Elysian · Goregaon East, Mumbai
“The building is complete.” The tower has reached full height — true. The same filed certificate, same page: sanitary fittings 6% done. Ask for a possession date in writing.
Godrej Aristocrat · Sector 49, Gurugram
Paying extra for the top floor? The terrace drawing shows what sits on the slab above those flats: the overhead water tanks, the lift machine rooms and the roof machinery. Ask which flat sits under which.
Prestige Camden Gardens · Thanisandra, Bengaluru
The approved parking table asks for 12 visitor spaces. It shows 0. Two-wheeler spaces: also 0. Ask in writing where visitors will park.
Buying in EMPIRE HERITAGE?
We read the 17 approved drawings on EMPIRE HERITAGE’s file and tell you which homes we would ask for, what sits around them, and what to get in writing before you pay the token.
This page is the free MahaRERA filing summary on EMPIRE HERITAGE. Both readings below are built from that same filing. See a real one first:
Sales Report sample: Palmspring Towers → · Drawings Report sample: Oberoi Elysian – Tower A → · browse all sample reports →
Payment is confirmed automatically. The Sales Report is delivered on payment. The Drawings Report is 1 working day. We email the link, so you can close the tab.
Sales Report · ₹2,999
Every home still unsold, beside what was filed for the same home on other floors · delivered on payment
Not useful to your decision? Full refund — no questions asked.
Drawings Report · ₹4,999
Every drawing on file, read — which home to ask for · 1 working day
Not useful to your decision? Full refund — no questions asked.
Paying from outside India? Pay $35 (Sales Report) and $59 (Drawings Report) via PayPal, or email hello@quietlist.in for a card invoice. Prefer to talk first, or have a portfolio to check? Same address. An information aid for your own due diligence, not legal or investment advice.
Free · Watch this project
We'll email you when this project's RERA record changes, and send the 14-point booking checklist with the first email.
Lakhani Builders PVT LTD is the promoter on 10 MahaRERA-registered projects, of which 1 carry a regulator flag (insolvency, deregistration, suspension, completion lapse or QPR default). A pattern across a builder's portfolio matters more than any one project's brochure — look into these before you trust this registration:
See every Lakhani Builders PVT LTD project & its RERA track record →
Flags are from MahaRERA's own published problem lists — not a claim about the developer's intent. Explore every flagged project on our Mumbai, Thane & the MMR RERA red-flag register.
Last checked against the RERA register: 10 Sep 2026