Royal Fantasy Constructions Private Limited
Andheri · Mumbai Suburban
What registered buyers actually paid
₹14,662 – ₹21,846
per sq ft of carpet, agreement value
Covers 80% of 50 agreements filed with MahaRERA.i
Home
Height A-Wing (Hostel Building) 11th Floor
Carpet area
712 sq ft
Typical value
₹1.31 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
Royal Fantasy Phase III is registered with MahaRERA as P51800009920 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 | P51800009920 |
| Registered on | 22 Aug 2017 |
| 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 Royal Fantasy Phase III record 34 quarterly progress reports since registration.
34quarterly 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
Royal Fantasy Constructions is the promoter of record on 4 projects registered with MahaRERA, none of which carry a MahaRERA regulator flag (insolvency, deregistration, completion lapse or QPR default).
4projects
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 Royal Fantasy Phase III, ₹45.69 Cr of a declared ₹49.40 Cr estimated project cost is reported as incurred, about 92.5%, as at the last certified filing with MahaRERA.
92.5%
₹45.69 Cr
of ₹49.40 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 Royal Fantasy Phase III, 50 of 60 homes filed with MahaRERA are recorded as sold or booked (47 with registered agreements and 3 booked), about 83%, and 10 remain available.
83%sold
50 of 60 homes
₹76.28 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, ₹61.48 Cr (about 81%) is recorded as collected and ₹14.80 Cr as receivable.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
What buyers actually paid: across 50 registered agreements, the effective carpet rate is ₹17,686/sqft, with eight in ten falling between ₹14,662 and ₹21,846 — 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 11 | Height A-Wing (Hostel Building) 11th Floor | 712 sqft (66.12 sqm) | ₹1.34 Cr |
| Floor 12 | Height B-1202 | 473 sqft (43.92 sqm) | ₹88.97 Lakh |
| Floor 14 | Height B-1402 | 473 sqft (43.92 sqm) | ₹88.97 Lakh |
| Floor 14 | Height B-1403 | 289 sqft (26.85 sqm) | ₹54.39 Lakh |
| Floor 14 | Height B-1404 | 465 sqft (43.19 sqm) | ₹87.49 Lakh |
| Floor 15 | Height B-1502 | 473 sqft (43.92 sqm) | ₹88.97 Lakh |
| Floor 15 | Height B-1504 | 465 sqft (43.19 sqm) | ₹87.49 Lakh |
| Floor 15 | Height B-1505 | 678 sqft (62.98 sqm) | ₹1.28 Cr |
| Floor 3 | D-201 | 712 sqft (66.12 sqm) | ₹1.22 Cr |
| Floor 3 | D-205 | 712 sqft (66.12 sqm) | ₹1.22 Cr |
No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing.
Read from MahaRERA on 08 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 50 homes carry one, and 9 of the 60 are recorded unsold. Since we started watching this ledger, 1 home has moved out of the unsold list, most recently on 08 September 2026.
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 |
|---|---|---|---|
| Height A-Wing (Hostel Building) 11th Floor | 712 sqft | Rs 1.3105 cr typical, over Rs 90.50 lakh to Rs 1.6910 cr | 23 filed at this size |
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. One of the two observations is an archived copy whose time is the moment the file was written, not a portal fetch time.
In Royal Fantasy Phase III, 3 of the 9 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 60 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| Dreamax Height Wing C PTC Slab 13th to 15th - no Saleable | 1 | G+3 | 1 | - |
| Dreamax Height Wing A PH Full - no Saleable | 1 | G+15 | 11 | - |
| Dreamax Vega Wing D | 1 | G+15 | 40 | - |
| Dreamax Height Wing B 12th - 15th floor | 1 | G+4 | 8 | - |
Unit mix on the filing: 59 residential and 1 non-residential (shops/offices).
No buyer complaints were on this project's MahaRERA record at the time of reading.
The MahaRERA completion deadline for this project has been formally extended 5 times, as recorded on the register.
| From | Extended to | Stated reason |
|---|---|---|
| as registered | 30 Dec 2020 | Our under construction real estate project is getting delayed due to several reasons as follows: 1. Temporary Negative cash flow due to, • Buyers not paying dues on time • finan |
| 30 Dec 2020 | 30 Jun 2023 | 1. There was temporary negative cash flow due to buyers not paying dues on time and poor market conditions for sale. 2. Other reasons like shortage of labour, disruptions due to i |
| 30 Jun 2023 | 30 Jun 2024 | 1. Temporary negative cash flow due to buyers not paying dues on time and poor market conditions for sale 2. Shortage of labour, disruptions due to implementation of GST & continu |
| 30 Jun 2024 | 30 Jun 2025 | 1. Work in progress in phase 3 is slow as compared to our schedule because we have to take utmost care of possession given to flat buyers in phase 1 close to the phase 3 building d |
| 30 Jun 2025 | 30 Jun 2026 | i) The project comprises three phases—Phase 1, Phase 2, and Phase 3—being developed on the same plot of land and includes two buildings: Dreamax Vega and Dreamax Height. Phase 1 ha |
Located at Andheri, Andheri, Andheri, Mumbai Suburban, 400093. Per the filed land record, the plot is bounded to the north by Plot Bearing No 386-286-368-287-368-292, to the south by Plot Bearing No 368-295A-368-295C, to the east by Plot Bearing No 368-254 and to the west by Plot Bearing No 383-397-397A-423. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~1 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Andheri MIDC / SEEPZ | 1 km |
| Chhatrapati Shivaji Int'l Airport | 4 km |
| Powai / Hiranandani business park | 5 km |
| Bandra Kurla Complex (BKC) | 7 km |
| Lower Parel / Worli business district | 15 km |
| Nariman Point / Fort | 23 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 12 approved sheets are the same drawings the builder filed to get Royal Fantasy Phase III 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 Royal Fantasy Phase III?
The completion date has been revised 5 times on the register. Still choosing? We read the 12 approved drawings on Royal Fantasy Phase III’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 Royal Fantasy Phase III. 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.
Royal Fantasy Constructions Private Limited is the promoter on 3 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).
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