ACE Aristo
Village Wadavali · Thane
What registered buyers actually paid
₹12,804 – ₹14,971
per sq ft of carpet, agreement value
Covers 80% of 78 agreements filed with MahaRERA.i
Home
FLAT NO 1308
Carpet area
417 sq ft
Typical value
₹56.8 lakh
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
LARKINS NEST is registered with MahaRERA as P51700046980 and the promoter has declared completion for 30 Jun 2026.
30 Jun 2026
declared completion
3months 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 | P51700046980 |
| Registered on | 26 Sep 2022 |
| Promoter-declared completion | 30 Jun 2026 |
| Current status | Certificate Signed |
| Against today | about 3 months past the declared date |
Approvals and compliance
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for LARKINS NEST record 12 quarterly progress reports since registration.
12quarterly 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
Pride Property Developers is the promoter of record on 123 projects registered with MahaRERA, 18 of which carry a MahaRERA regulator flag (insolvency, deregistration, completion lapse or QPR default).
123projects
registered with MahaRERA
18flagged
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 LARKINS NEST, ₹33.60 Cr of a declared ₹39.72 Cr estimated project cost is reported as incurred, about 84.6%, as at the last certified filing with MahaRERA.
84.6%
₹33.60 Cr
of ₹39.72 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 LARKINS NEST, 78 of 113 homes filed with MahaRERA are recorded as sold or booked (64 with registered agreements and 14 booked), about 69%, and 35 remain available.
69%sold
78 of 113 homes
₹52.44 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, ₹31.30 Cr (about 60%) is recorded as collected and ₹21.14 Cr as receivable. The project registers 169 homes in total, while this sold/unsold inventory filing covers 113 of them.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
What buyers actually paid: across 78 registered agreements, the effective carpet rate is ₹13,728/sqft, with eight in ten falling between ₹12,804 and ₹14,971 — 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 NO 104 | 429 sqft (39.89 sqm) | ₹69.49 Lakh |
| Floor 10 | FLAT NO 1007 | 411 sqft (38.16 sqm) | ₹66.47 Lakh |
| Floor 13 | FLAT NO 1302 | 593 sqft (55.11 sqm) | ₹96.00 Lakh |
| Floor 13 | FLAT NO 1306 | 576 sqft (53.54 sqm) | ₹93.27 Lakh |
| Floor 13 | FLAT NO 1307 | 411 sqft (38.16 sqm) | ₹66.47 Lakh |
| Floor 13 | FLAT NO 1308 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 14 | FLAT NO 1405 | 444 sqft (41.21 sqm) | ₹71.79 Lakh |
| Floor 14 | FLAT NO 1406 | 576 sqft (53.54 sqm) | ₹93.27 Lakh |
| Floor 14 | FLAT NO 1407 | 411 sqft (38.16 sqm) | ₹66.47 Lakh |
| Floor 14 | FLAT NO 1408 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 14 | FLAT NO 1409 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 16 | FLAT NO 1607 | 411 sqft (38.16 sqm) | ₹66.47 Lakh |
| Floor 17 | FLAT NO 1708 | 417 sqft (38.78 sqm) | ₹66.47 Lakh |
| Floor 17 | FLAT NO 1709 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 18 | FLAT NO 1802 | 593 sqft (55.11 sqm) | ₹96.00 Lakh |
| Floor 18 | FLAT NO 1803 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 18 | FLAT NO 1807 | 411 sqft (38.16 sqm) | ₹93.27 Lakh |
| Floor 18 | FLAT NO 1808 | 417 sqft (38.78 sqm) | ₹66.47 Lakh |
| Floor 19 | FLAT NO 1908 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 19 | FLAT NO 1909 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 2 | FLAT NO 208 | 429 sqft (39.89 sqm) | ₹69.49 Lakh |
| Floor 2 | FLAT NO 209 | 429 sqft (39.89 sqm) | ₹69.49 Lakh |
| Floor 2 | OFFICE 2014 | 538 sqft (49.94 sqm) | ₹1.01 Cr |
| Floor 3 | FLAT NO 301 | 433 sqft (40.19 sqm) | ₹70.01 Lakh |
| Floor 3 | FLAT NO 308 | 429 sqft (39.89 sqm) | ₹69.49 Lakh |
| Floor 3 | FLAT NO 309 | 429 sqft (39.89 sqm) | ₹69.49 Lakh |
| Floor 3 | OFFICE 302 | 158 sqft (14.68 sqm) | ₹29.65 Lakh |
| Floor 3 | OFFICE 303 | 271 sqft (25.18 sqm) | ₹50.86 Lakh |
| Floor 3 | OFFICE 304 | 538 sqft (49.94 sqm) | ₹1.01 Cr |
| Floor 5 | FLAT NO 507 | 411 sqft (38.16 sqm) | ₹66.47 Lakh |
| Floor 6 | FLAT NO 607 | 411 sqft (38.16 sqm) | ₹66.47 Lakh |
| Floor 7 | FLAT NO 706 | 576 sqft (53.54 sqm) | ₹93.27 Lakh |
| Floor 7 | FLAT NO 707 | 411 sqft (38.16 sqm) | ₹66.47 Lakh |
| Floor 7 | FLAT NO 709 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
| Floor 8 | FLAT NO 809 | 417 sqft (38.78 sqm) | ₹67.55 Lakh |
The inventory filing also declares: 56 owner/investor-held.
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 78 homes carry one, and 35 of the 169 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 NO 1308 | 417 sqft | Rs 56.78 lakh typical, over Rs 42.10 lakh to Rs 5.1017 cr | 49 filed on this stack, floors 5–19 |
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 LARKINS NEST, 33 of the 35 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+19 and 169 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| PROPOSED BUILDING | 1 | G+19 | 169 | - |
Unit mix on the filing: 152 residential and 17 non-residential (shops/offices).
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 |
|---|---|---|---|
| Civil Judge S D Thane | 998 | 2011 | Closed |
| Civil Court Thane | 998 | 2011 | Closed |
The MahaRERA completion deadline for this project has been formally extended 1 time, as recorded on the register.
| From | Extended to | Stated reason |
|---|---|---|
| as registered | 30 Jun 2026 | The delay in the completion of the project and the submission of this request has occurred due to several unforeseen circumstances that were beyond our control. These include procu |
Located at VILLAGE WADAVALI, GHODBUNDER ROAD, Thane, Thane, 400615. Per the filed land record, the plot is bounded to the north by HISSA NO 13-3E, to the south by 40 METER WIDE D P ROAD HISSA NO 13-2, to the east by HISSA NO 14 AND HISSA NO 13-3P and to the west by SURVEY NO 47. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~14 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Powai / Hiranandani business park | 14 km |
| Andheri MIDC / SEEPZ | 15 km |
| Chhatrapati Shivaji Int'l Airport | 19 km |
| Bandra Kurla Complex (BKC) | 20 km |
| Lower Parel / Worli business district | 29 km |
| Nariman Point / Fort | 36 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 2 approved sheets are the same drawings the builder filed to get LARKINS NEST 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 LARKINS NEST?
The completion date has been revised 1 time on the register. We read the 2 approved drawings on LARKINS NEST’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 LARKINS NEST. 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.
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