Borivali Madhumas Chsl
MahaRERA Property Intelligence · Borivali West · Mumbai Suburban
PR1180002500322 · Borivali West · promoter Panchnaad Developers
The Reckoner Record · ₹999
No home on this project’s MahaRERA filing carries a registered agreement, so there is no record of what anyone has paid. What the promoter has filed is the ready reckoner valuation for 15 homes, read on 19 July 2026 — the rate stamp duty is charged on, with each home’s filed area already applied.
Built from the filing itself and emailed as a PDF.
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
Optimus is registered with MahaRERA as PR1180002500322 and the promoter has declared completion for 31 Dec 2026.
31 Dec 2026
declared completion
3months 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 | PR1180002500322 |
| Registered on | 22 Jul 2025 |
| Promoter-declared completion | 31 Dec 2026 |
| Current status | Certificate Signed |
| Against today | 3 months to the declared date |
Approvals and compliance
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for Optimus 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
Promoter record
Panchnaad Developers is the promoter of record on 2 projects registered with MahaRERA, none of which carry a MahaRERA regulator flag (insolvency, deregistration, completion lapse or QPR default).
2projects
registered with MahaRERA
0flagged
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 Optimus, ₹34.74 Lakh of a declared ₹5.79 Cr estimated project cost is reported as incurred, about 6.0%, as at the last certified filing with MahaRERA.
6.0%
₹34.74 Lakh
of ₹5.79 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 Optimus, 0 of 15 homes filed with MahaRERA are recorded as sold or booked, about 0%, and 15 remain available.
0%sold
0 of 15 homes
Counts as the promoter filed them at the last compliance date; this is the filed inventory, not current availability. The project registers 27 homes in total, while this sold/unsold inventory filing covers 15 of them.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
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 2 | 201 | 448 sqft (41.6 sqm) | ₹80.39 Lakh |
| Floor 2 | 202 | 373 sqft (34.67 sqm) | ₹67.00 Lakh |
| Floor 3 | 301 | 580 sqft (53.93 sqm) | ₹1.04 Cr |
| Floor 3 | 302 | 300 sqft (27.88 sqm) | ₹53.87 Lakh |
| Floor 3 | 303 | 519 sqft (48.24 sqm) | ₹93.22 Lakh |
| Floor 4 | 401 | 580 sqft (53.93 sqm) | ₹1.04 Cr |
| Floor 4 | 402 | 300 sqft (27.88 sqm) | ₹53.87 Lakh |
| Floor 4 | 403 | 519 sqft (48.24 sqm) | ₹93.22 Lakh |
| Floor 5 | 501 | 448 sqft (41.6 sqm) | ₹80.39 Lakh |
| Floor 5 | 502 | 442 sqft (41.03 sqm) | ₹79.29 Lakh |
| Floor 6 | 601 | 448 sqft (41.6 sqm) | ₹80.39 Lakh |
| Floor 6 | 602 | 442 sqft (41.03 sqm) | ₹79.29 Lakh |
| Floor 7 | 702 | 442 sqft (41.03 sqm) | ₹79.29 Lakh |
| Floor 8 | 803 | 440 sqft (40.85 sqm) | ₹78.94 Lakh |
| Ground/Floor 0 | Shop no.2 | 144 sqft (13.34 sqm) | ₹32.22 Lakh |
No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing.
Sales
No registered sale-agreement price is recorded for Optimus 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 Optimus 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 15 homes — the Annual Statement of Rates valuation, with each home’s carpet area and floor already applied. Across them that is Rs 17,952 a sq ft typical, over Rs 17,952 to Rs 22,441.
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 15 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+8 and 27 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| Optimus | 1 | G+8 | 27 | - |
Unit mix on the filing: 22 residential and 5 non-residential (shops/offices).
No buyer complaints were on this project's MahaRERA record at the time of reading.
Located at Borivali West, I. C. Colony, Borivali, Mumbai Suburban, 400103. Per the filed land record, the plot is bounded to the north by Road, to the south by CTS No. 939, to the east by CTS No. 989 and to the west by CTS No. 932A. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~13 km away — a real but liveable commute to the nearest job hub — factor peak-hour traffic.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 13 km |
| Powai / Hiranandani business park | 16 km |
| Chhatrapati Shivaji Int'l Airport | 18 km |
| Bandra Kurla Complex (BKC) | 21 km |
| Lower Parel / Worli business district | 28 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
A thin filing
The crawled listing for Optimus shows only one approved drawing — not enough drawn material for a useful unit-level read, and we would rather tell you that than sell you a thin report. The register record above is what this filing carries.
What has the government valued these homes at?
15 of the 15 homes are still unsold in the latest filing, so which one you take is a real choice. With 6% 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 every approved drawing on Optimus’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 Optimus: 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:
Reckoner Record sample: MEK Grand Central → · browse all sample reports →
Payment is confirmed automatically. The Reckoner Record is delivered on payment. We email the link, so you can close the tab.
Reckoner Record · ₹999
Every home’s filed government valuation, as data · delivered on payment
Drawings Report · ₹4,999
This project has a thin public drawing file — the crawled listing shows one approved drawing or none. We check the current filing first, and only take payment if there is enough to read.
Paying from outside India? Pay $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.
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