Nexus Group
Navi Mumbai, Ulwe · Raigarh
What registered buyers actually paid
₹12,763 – ₹14,683
per sq ft of filed area, agreement value
Covers 80% of 15 agreements filed with MahaRERA.i
Plot
Flat 106
Area
295 sq ft
Typical value
₹41 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
Villa Varniraj is registered with MahaRERA as PM1270002500222 and the promoter has declared completion for 31 Dec 2027.
31 Dec 2027
declared completion
15months 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 | PM1270002500222 |
| Registered on | 04 Jul 2025 |
| Promoter-declared completion | 31 Dec 2027 |
| Current status | Certificate Signed |
| Against today | 15 months to the declared date |
Approvals and compliance
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for Villa Varniraj record 2 quarterly progress reports since registration.
2quarterly 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
Nexus Group is the promoter of record on 39 projects registered with MahaRERA, 1 of which carries a MahaRERA regulator flag (insolvency, deregistration, completion lapse or QPR default).
39projects
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 Villa Varniraj, ₹10.21 Cr of a declared ₹15.86 Cr estimated project cost is reported as incurred, about 64.4%, as at the last certified filing with MahaRERA.
64.4%
₹10.21 Cr
of ₹15.86 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 Villa Varniraj, 15 of 42 plots filed with MahaRERA are recorded as sold or booked (9 with registered agreements and 6 booked), about 36%, and 27 remain available.
36%sold
15 of 42 plots
₹6.15 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, ₹2.87 Cr (about 47%) is recorded as collected and ₹3.28 Cr as receivable. The project registers 76 plots in total, while this sold/unsold inventory filing covers 42 of them.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
What buyers actually paid: across 15 registered agreements, the effective carpet rate is ₹13,398/sqft, with eight in ten falling between ₹12,763 and ₹14,683 — 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 104 | 299 sqft (27.82 sqm) | ₹37.63 Lakh |
| Floor 1 | Flat 105 | 280 sqft (25.985 sqm) | ₹39.95 Lakh |
| Floor 1 | Flat 106 | 295 sqft (27.365 sqm) | ₹40.04 Lakh |
| Floor 2 | Flat 207 | 319 sqft (29.672 sqm) | ₹40.76 Lakh |
| Floor 2 | Flat 208 | 322 sqft (29.958 sqm) | ₹38.42 Lakh |
| Floor 2 | Flat 209 | 322 sqft (29.958 sqm) | ₹38.42 Lakh |
| Floor 2 | Flat 210 | 319 sqft (29.672 sqm) | ₹40.76 Lakh |
| Floor 2 | Flat 211 | 297 sqft (27.61 sqm) | ₹38.58 Lakh |
| Floor 3 | Flat 301 | 281 sqft (26.12 sqm) | ₹36.87 Lakh |
| Floor 3 | Flat 305 | 280 sqft (25.99 sqm) | ₹36.72 Lakh |
| Floor 3 | Flat 306 | 295 sqft (27.37 sqm) | ₹38.31 Lakh |
| Floor 4 | Flat 408 | 322 sqft (29.96 sqm) | ₹38.42 Lakh |
| Floor 4 | Flat 409 | 322 sqft (29.96 sqm) | ₹38.42 Lakh |
| Floor 4 | Flat 410 | 319 sqft (29.67 sqm) | ₹40.76 Lakh |
| Floor 4 | Flat 411 | 297 sqft (27.61 sqm) | ₹38.58 Lakh |
| Floor 5 | Flat 501 | 281 sqft (26.12 sqm) | ₹38.71 Lakh |
| Floor 5 | Flat 505 | 280 sqft (25.99 sqm) | ₹38.55 Lakh |
| Floor 5 | Flat 506 | 295 sqft (27.37 sqm) | ₹40.23 Lakh |
| Floor 6 | Flat 608 | 322 sqft (29.96 sqm) | ₹40.09 Lakh |
| Floor 6 | Flat 609 | 322 sqft (29.96 sqm) | ₹40.09 Lakh |
| Floor 6 | Flat 611 | 297 sqft (27.61 sqm) | ₹40.27 Lakh |
| Ground/Floor 0 | Shop 1 | 392 sqft (36.44 sqm) | ₹47.54 Lakh |
| Ground/Floor 0 | Shop 2 | 308 sqft (28.62 sqm) | ₹36.87 Lakh |
| Ground/Floor 0 | Shop 4 | 221 sqft (20.55 sqm) | ₹26.81 Lakh |
| Ground/Floor 0 | Shop 5 | 295 sqft (27.44 sqm) | ₹35.80 Lakh |
| Ground/Floor 0 | Shop 6 | 308 sqft (28.62 sqm) | ₹36.87 Lakh |
| Ground/Floor 0 | Shop 7 | 394 sqft (36.57 sqm) | ₹47.71 Lakh |
The inventory filing also declares: 34 owner/investor-held.
Read from MahaRERA on 19 July 2026
MahaRERA publishes, plot by plot, what this promoter filed: which plots are sold and which are not, the filed area of each, and for the sold ones the registered agreement value — the consideration filed for that specific plot. On this project 15 plots carry one, and 27 of the 76 are recorded unsold.
Here is one of those unsold plots, priced against what buyers of comparable plots on the same filing actually filed:
| Plot | Area | Filed for comparable plots on the same filing | Based on |
|---|---|---|---|
| Flat 106 | 295 sqft | Rs 41.00 lakh typical, over Rs 38.52 lakh to Rs 42.00 lakh | 3 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. 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 Villa Varniraj, 17 of the 27 unsold plots 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+7 and 76 plots are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| VILLA VARNIRAJ | 1 | G+7 | 76 | - |
Unit mix on the filing: 69 residential and 7 non-residential (shops/offices).
No buyer complaints were on this project's MahaRERA record at the time of reading.
The promoter has declared 5 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 plot. This is declared by the promoter; there may be further cases not on the RERA record.
| Court | Case no. | Year | Status |
|---|---|---|---|
| 1St Jt. Cjjd & Jmfc Panvel M. D. Saindane | 139/2010 | 2010 | Ongoing |
| 7Th Cjsd Panvel Vaishali R. Hangargekar | 120/11 | 2011 | Ongoing |
| 1 - Cjsd Panvel N P Pawar | 21/2011 | 2011 | Ongoing |
| 1 Null | 210/2008 | 2008 | Ongoing |
| Justice M S Sonak & Justice Kamal Katha | WPST/16150/2024 | 2024 | Ongoing |
Located at Navi Mumbai, Ulwe, Plot No. A-6, Sector 16, Panvel, Raigarh, 410206. Per the filed land record, the plot is bounded to the north by 20.0 M Wide Road, to the south by Plot No.A-9,A-10,A-11,A-12, to the east by Plot No. A-5 and to the west by Plot No. A-7. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~19 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 |
|---|---|
| Bandra Kurla Complex (BKC) | 19 km |
| Lower Parel / Worli business district | 20 km |
| Nariman Point / Fort | 21 km |
| Powai / Hiranandani business park | 21 km |
| Chhatrapati Shivaji Int'l Airport | 21 km |
| Andheri MIDC / SEEPZ | 24 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 plot to say no to, what you can stop worrying about, and what to get in writing before you sign anything.
🔒 Which plot to ask for · Drawings Report
The plot-level read: which parts of the layout to prefer and which to avoid, what the approved layout puts against each boundary — roads, drains, open land — 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 Villa Varniraj 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 Villa Varniraj?
We read the 2 approved drawings on Villa Varniraj’s file and tell you which plots 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 Villa Varniraj. Both readings below are built from that same filing. See a real one first:
Sales Report sample: Palmspring Towers → · Drawings Report sample: Ace Villas → · 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 plot 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.
Nexus Group is the promoter on 2 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