Excellensea Villas Project
MahaRERA Property Intelligence · Alibag · Raigarh
PR1270002500126 · Alibag · promoter Forstar Realty
The Drawings Report · ₹4,999
We read all 5 approved drawings and 32 filed papers on this project’s RERA file — the sheets the builder filed to get it approved.
57 of 57 homes still unsold in the latest filing · 19.4% of the project cost incurred.
One real find, from a Gurugram colony’s approved papers: 392.997 sq m already used of the 396 allowed — the promised extra room can never be built.
Get it for this project →Not useful to your decision? Full refund — no questions asked. Sent as a PDF in one working day.
Or, since no sale has been filed on this project: the government has valued 57 homes here, and the Reckoner Record lists every one with the rate it implies.
The Reckoner Record · ₹999 →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
Esmeralda by Forstar is registered with MahaRERA as PR1270002500126 and the promoter has declared completion for 20 Feb 2030.
20 Feb 2030
declared completion
41months 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 | PR1270002500126 |
| Registered on | 25 Jun 2025 |
| Promoter-declared completion | 20 Feb 2030 |
| Current status | Certificate Signed |
| Against today | 41 months to the declared date |
Approvals and compliance
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for Esmeralda by Forstar record 4 quarterly progress reports since registration.
4quarterly 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
Construction
In Esmeralda by Forstar, ₹15.16 Cr of a declared ₹78.22 Cr estimated project cost is reported as incurred, about 19.4%, as at the last certified filing with MahaRERA.
19.4%
₹15.16 Cr
of ₹78.22 Cr declared cost
Cost incurred as last certified to MahaRERA. It is a financial measure, not a survey of site work, and it can lag on-site reality between filings.
Source · MahaRERA quarterly progress filing · read 12 Jul 2026
Sales
In Esmeralda by Forstar, 0 of 57 homes filed with MahaRERA are recorded as sold or booked, about 0%, and 57 remain available.
0%sold
0 of 57 homes
Counts as the promoter filed them at the last compliance date; this is the filed inventory, not current availability. The project registers 76 homes in total, while this sold/unsold inventory filing covers 57 of them.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
The inventory filing also declares: 19 not for sale.
Sales
No registered sale-agreement price is recorded for Esmeralda by Forstar in the MahaRERA project file.
Not available
This is what the record does not contain, not a value of zero.
Source · MahaRERA project file · checked 19 July 2026
Read from MahaRERA on 19 July 2026
No home in Esmeralda by Forstar carries a registered agreement value on its MahaRERA filing, so there is no record here of what anyone has paid. What the promoter has filed is the government ready reckoner value for 57 homes — the Annual Statement of Rates valuation, with each home’s carpet area and floor already applied. Across them that is Rs 3,809 a sq ft typical, over Rs 3,809 to Rs 3,809.
A reckoner value is the basis stamp duty is charged on. It is not a price anyone paid, not an asking price, and not a valuation of the home to you.
The Reckoner Record lists all 57 of them — each home, its RERA carpet area, the valuation filed against it and the rate that works out to. It is the filing copied, not a reading of it.
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+10 and 76 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| Building | 1 | G+10 | 63 | - |
| Villa -Type - A1 | 1 | G+2 | 1 | - |
| Villa -Type - A2 | 1 | G+2 | 1 | - |
| Villa -Type - A3 | 1 | G+2 | 1 | - |
| Villa -Type - B | 1 | G+2 | 1 | - |
| Villa -Type - C1 | 1 | G+2 | 1 | - |
| Villa -Type - C2 | 1 | G+2 | 1 | - |
| Villa -Type - C3 | 1 | G+2 | 1 | - |
| Villa -Type - C4 | 1 | G+2 | 1 | - |
| Villa -Type - C5 | 1 | G+2 | 1 | - |
| Villa -Type - C6 | 1 | G+2 | 1 | - |
| Villa -Type - C7 | 1 | G+2 | 1 | - |
| Villa -Type - D | 1 | G+2 | 1 | - |
| Villa -Type - C8 | 1 | G+2 | 1 | - |
Unit mix on the filing: 76 residential.
No buyer complaints were on this project's MahaRERA record at the time of reading.
Located at Alibag, -, Mumbai, Mumbai Suburban, 402201. Per the filed land record, the plot is bounded to the north by P.N.P College, to the south by Properties of Rane Kamble and Raut and lands sold to Divekar and Ghole, to the east by Sai Mandir Property having Survey No. 80/1 and to the west by 9 Mtrs. Wide Road. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~38 km away — well outside the job hubs — this is a value/space play, not a short-commute one; budget for the drive.
| Landmark | Straight-line |
|---|---|
| Nariman Point / Fort | 30 km |
| Lower Parel / Worli business district | 38 km |
| Bandra Kurla Complex (BKC) | 45 km |
| Chhatrapati Shivaji Int'l Airport | 47 km |
| Powai / Hiranandani business park | 50 km |
| Andheri MIDC / SEEPZ | 52 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 5 approved sheets are the same drawings the builder filed to get Esmeralda by Forstar 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 Esmeralda by Forstar?
57 of the 57 homes are still unsold in the latest filing, so which one you take is a real choice. With 19.4% of the project cost incurred, there is no finished building to walk through — the approved drawings are the only place to see what you are buying. We read the 5 approved drawings on Esmeralda by Forstar’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. For Esmeralda by Forstar, one reading of it goes further. Which home should I ask for? — what the approved drawings and filed papers say about the homes, the parking, the approvals, and what to get in writing before you sign. That is the Drawings Report. See a real one first:
Drawings Report sample: Oberoi Elysian – Tower A → · Reckoner Record sample: MEK Grand Central → · browse all sample reports →
Payment is confirmed automatically. The Drawings Report is 1 working day. The Reckoner Record is delivered on payment. We email the link, so you can close the tab.
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.
Reckoner Record · ₹999
Every home’s filed government valuation, as data · delivered on payment
Paying from outside India? Pay $59 (Drawings Report) and $12 (Reckoner Record) 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.
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Last checked against the RERA register: 10 Sep 2026