Larsen & Toubro Ltd.
Powai · Mumbai Suburban
What registered buyers actually paid
₹33,276 – ₹37,022
per sq ft of carpet, agreement value
Covers 80% of 145 agreements filed with MahaRERA.i
Home
2305
Carpet area
1,066 sq ft
Typical value
₹3.83 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
IORA at L and T Realty Elixir Reserve is registered with MahaRERA as P51800033984 and the promoter has declared completion for 31 May 2025.
31 May 2025
declared completion
16months past
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 | P51800033984 |
| Registered on | 14 Mar 2022 |
| Promoter-declared completion | 31 May 2025 |
| Current status | Certificate Signed |
| Against today | about 16 months past the declared date |
Approvals and compliance
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for IORA at L and T Realty Elixir Reserve record 13 quarterly progress reports since registration.
13quarterly 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
Larsen Toubro Ltd is the promoter of record on 30 projects registered with MahaRERA, 1 of which carries a MahaRERA regulator flag (insolvency, deregistration, completion lapse or QPR default).
30projects
registered with MahaRERA
1flagged
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
Construction
In IORA at L and T Realty Elixir Reserve, ₹142.14 Cr of a declared ₹167.03 Cr estimated project cost is reported as incurred, about 85.1%, as at the last certified filing with MahaRERA.
85.1%
₹142.14 Cr
of ₹167.03 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 IORA at L and T Realty Elixir Reserve, 145 of 173 homes filed with MahaRERA are recorded as sold or booked, about 84%, and 28 remain available.
84%sold
145 of 173 homes
₹467.68 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, ₹289.67 Cr (about 62%) is recorded as collected and ₹178.01 Cr as receivable.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
What buyers actually paid: across 145 registered agreements, the effective carpet rate is ₹35,210/sqft, with eight in ten falling between ₹33,276 and ₹37,022 — 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 | 0102 | 940 sqft (87.31 sqm) | ₹56.84 Lakh |
| Floor 1 | 0104 | 1,066 sqft (99.02 sqm) | ₹64.46 Lakh |
| Floor 23 | 2301 | 940 sqft (87.31 sqm) | ₹65.36 Lakh |
| Floor 23 | 2302 | 940 sqft (87.31 sqm) | ₹65.36 Lakh |
| Floor 23 | 2303 | 1,131 sqft (105.09 sqm) | ₹78.68 Lakh |
| Floor 23 | 2304 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 23 | 2305 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 23 | 2306 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
| Floor 23 | 2307 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
| Floor 24 | 2401 | 940 sqft (87.31 sqm) | ₹65.36 Lakh |
| Floor 24 | 2402 | 940 sqft (87.31 sqm) | ₹65.36 Lakh |
| Floor 24 | 2403 | 1,131 sqft (105.09 sqm) | ₹78.68 Lakh |
| Floor 24 | 2404 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 24 | 2405 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 24 | 2406 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
| Floor 24 | 2407 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
| Floor 25 | 2501 | 940 sqft (87.31 sqm) | ₹65.36 Lakh |
| Floor 25 | 2502 | 940 sqft (87.31 sqm) | ₹65.36 Lakh |
| Floor 25 | 2503 | 1,131 sqft (105.09 sqm) | ₹78.68 Lakh |
| Floor 25 | 2504 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 25 | 2505 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 25 | 2506 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
| Floor 25 | 2507 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
| Floor 26 | 2603 | 1,131 sqft (105.09 sqm) | ₹78.68 Lakh |
| Floor 26 | 2604 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 26 | 2605 | 1,066 sqft (99.02 sqm) | ₹74.13 Lakh |
| Floor 26 | 2606 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
| Floor 26 | 2607 | 632 sqft (58.67 sqm) | ₹43.92 Lakh |
No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing.
Read from MahaRERA on 09 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 145 homes carry one, and 28 of the 173 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 |
|---|---|---|---|
| 2305 | 1,066 sqft | Rs 3.8285 cr typical, over Rs 3.5529 cr to Rs 4.1897 cr | 22 filed on this stack, floors 1–22 |
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 IORA at L and T Realty Elixir Reserve, every one of the 28 unsold homes has agreements filed on its 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+31 and 173 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| IORA at L and T Realty Elixir Reserve | 1 | G+31 | 173 | - |
Unit mix on the filing: 173 residential.
No buyer complaints were on this project's MahaRERA record at the time of reading.
The promoter has declared 2 court cases 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 home. This is declared by the promoter; there may be further cases not on the RERA record.
| Court | Case no. | Year | Status |
|---|---|---|---|
| High Court Of Judicature At Bombay | 2019/9486 | 2019 | Petition Is Not Admitted Till Date As Per Tc Uploaded Title Of Land Is Clear And Marketable |
| High Court | 2019/9486 | 2019 | Ongoing |
Located at Powai, Saki Vihar Road, Mumbai City, Mumbai City, 400072. Per the filed land record, the plot is bounded to the north by 87 part of village paspoli, to the south by 87 part of village paspoli, to the east by 87 part of village paspoli and to the west by 87 part of village paspoli. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~32 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 |
|---|---|
| Lower Parel / Worli business district | 32 km |
| Nariman Point / Fort | 35 km |
| Chhatrapati Shivaji Int'l Airport | 35 km |
| Bandra Kurla Complex (BKC) | 35 km |
| Andheri MIDC / SEEPZ | 36 km |
| Powai / Hiranandani business park | 39 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 6 approved sheets are the same drawings the builder filed to get IORA at L and T Realty Elixir Reserve 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 IORA at L and T Realty Elixir Reserve?
We read the 6 approved drawings on IORA at L and T Realty Elixir Reserve’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 IORA at L and T Realty Elixir Reserve. 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.
Larsen & Toubro Ltd. is the promoter on 25 MahaRERA-registered projects, with none currently carrying a regulator flag — a reassuring wider track record (matched on the promoter name in the register; it doesn't guarantee this specific project, but a clean portfolio is a good sign).
See every Larsen & Toubro 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