Avenue 15
Sewri · Mumbai City
What registered buyers actually paid
₹21,750 – ₹26,415
per sq ft of carpet, agreement value
Covers 80% of 11 agreements filed with MahaRERA.i
Home
302
Carpet area
404 sq ft
Typical value
₹91.4 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
The Royal Oaks Residency is registered with MahaRERA as PM1170002600118 and the promoter has declared completion for 31 Dec 2030.
31 Dec 2030
declared completion
51months to go
against the declared date
The completion date and status as they stand on the MahaRERA registration record.
Source · MahaRERA project registration · read 02 Jul 2026
| MahaRERA registration | PM1170002600118 |
| Registered on | 17 Apr 2026 |
| Promoter-declared completion | 31 Dec 2030 |
| Current status | Certificate Signed |
| Against today | 51 months to the declared date |
Promoter record
Mighty Oaks Constructions is the promoter of record on 8 projects registered with MahaRERA, 1 of which carries a MahaRERA regulator flag (insolvency, deregistration, completion lapse or QPR default).
8projects
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 02 Jul 2026
Construction
In The Royal Oaks Residency, ₹4.67 Cr of a declared ₹29.67 Cr estimated project cost is reported as incurred, about 15.7%, as at the last certified filing with MahaRERA.
15.7%
₹4.67 Cr
of ₹29.67 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 02 Jul 2026
Sales
In The Royal Oaks Residency, 11 of 47 homes filed with MahaRERA are recorded as sold or booked, about 23%, and 36 remain available.
23%sold
11 of 47 homes
₹11.18 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, ₹40.35 Lakh (about 4%) is recorded as collected and ₹10.78 Cr as receivable.
Source · MahaRERA sold/unsold inventory filing · read 02 Jul 2026
What buyers actually paid: across 11 registered agreements, the effective carpet rate is ₹23,081/sqft, with eight in ten falling between ₹21,750 and ₹26,415 — 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 3 | 301 | 635 sqft (59 sqm) | ₹1.40 Cr |
| Floor 3 | 302 | 404 sqft (37.54 sqm) | ₹88.90 Lakh |
| Floor 3 | 303 | 404 sqft (37.5 sqm) | ₹88.80 Lakh |
| Floor 3 | 304 | 404 sqft (37.54 sqm) | ₹88.90 Lakh |
| Floor 3 | 305 | 246 sqft (22.9 sqm) | ₹54.23 Lakh |
| Floor 3 | 306 | 444 sqft (41.22 sqm) | ₹97.61 Lakh |
| Floor 3 | 307 | 401 sqft (37.3 sqm) | ₹88.33 Lakh |
| Floor 3 | 308 | 436 sqft (40.5 sqm) | ₹95.91 Lakh |
| Floor 4 | 401 | 635 sqft (59 sqm) | ₹1.21 Cr |
| Floor 4 | 402 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 4 | 403 | 404 sqft (37.5 sqm) | ₹76.69 Lakh |
| Floor 4 | 404 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 4 | 405 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 4 | 406 | 444 sqft (41.22 sqm) | ₹84.30 Lakh |
| Floor 4 | 407 | 401 sqft (37.3 sqm) | ₹76.28 Lakh |
| Floor 4 | 408 | 436 sqft (40.5 sqm) | ₹82.83 Lakh |
| Floor 5 | 501 | 635 sqft (59 sqm) | ₹1.21 Cr |
| Floor 5 | 502 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 5 | 503 | 404 sqft (37.5 sqm) | ₹76.69 Lakh |
| Floor 5 | 504 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 5 | 505 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 5 | 506 | 444 sqft (41.22 sqm) | ₹84.30 Lakh |
| Floor 5 | 507 | 401 sqft (37.3 sqm) | ₹76.28 Lakh |
| Floor 6 | 601 | 635 sqft (59 sqm) | ₹1.21 Cr |
| Floor 6 | 603 | 404 sqft (37.5 sqm) | ₹76.69 Lakh |
| Floor 6 | 604 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 6 | 605 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 6 | 606 | 444 sqft (41.22 sqm) | ₹84.30 Lakh |
| Floor 6 | 607 | 401 sqft (37.3 sqm) | ₹76.28 Lakh |
| Floor 6 | 608 | 436 sqft (40.5 sqm) | ₹82.83 Lakh |
| Floor 7 | 705 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 7 | 706 | 444 sqft (41.22 sqm) | ₹84.30 Lakh |
| Floor 7 | 708 | 436 sqft (40.5 sqm) | ₹82.83 Lakh |
| Floor 8 | 804 | 404 sqft (37.54 sqm) | ₹76.78 Lakh |
| Floor 8 | 806 | 444 sqft (41.22 sqm) | ₹84.30 Lakh |
| Floor 9 | 901 | 635 sqft (59 sqm) | ₹1.21 Cr |
No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing.
Read from MahaRERA on 04 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 11 homes carry one, and 36 of the 47 are recorded unsold. Since we started watching this ledger, 11 homes have moved out of the unsold list, most recently on 18 July 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 |
|---|---|---|---|
| 302 | 404 sqft | Rs 87.89 lakh to Rs 94.86 lakh | 2 filed on this stack, floors 6–7 |
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 The Royal Oaks Residency, 21 of the 36 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+10 and 47 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| THE ROYAL OAKS RESIDENCY | - | G+10 | 47 | - |
Unit mix on the filing: 39 residential and 8 non-residential (shops/offices).
No buyer complaints were on this project's MahaRERA record at the time of reading.
Located at Sewri, 18.30 mtrs wide DP road., Mumbai City, Mumbai City, 400015. Per the filed land record, the plot is bounded to the north by Avenue 15, to the south by osk india, to the east by Aqua bay and to the west by Arzan khambatta studio. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~2 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Lower Parel / Worli business district | 2 km |
| Bandra Kurla Complex (BKC) | 8 km |
| Nariman Point / Fort | 8 km |
| Chhatrapati Shivaji Int'l Airport | 10 km |
| Powai / Hiranandani business park | 15 km |
| Andheri MIDC / SEEPZ | 15 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 approved drawings are different: the sheets the builder filed to get The Royal Oaks Residency approved show what sits under each tower, which floor holds machines, and 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 The Royal Oaks Residency?
With 15.7% 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 The Royal Oaks Residency’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 The Royal Oaks Residency. 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
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Drawings Report · ₹4,999
Every drawing on file, read — which home to ask for · 1 working day
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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
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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