Manas Valley Phase II
MahaRERA · the public record
Estrella, Viva, Pirangut
Pirangut · K Raheja Corp Real Estate Private Limited
Project Review · example purchase
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10units filed as unsoldInventory · 23 October 2026
30 Apr 2027declared completionMahaRERA registration · read 19 Jul 2026
48registered unitsMahaRERA registration · read 19 Jul 2026
From another project · Life Republic Atmos Phase II
Avoid bad decisions, only go for the best homes.
Read the complete sample: unit choices, layout illustrations, important risks and questions for the builder. Its findings concern the named sample, not this project.
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From another project · Life Republic Atmos Phase II · earlier comprehensive example
A useful study. Or a genuine third bedroom.
F0201 has two bedrooms, a 2.45 × 2.45 m study and a separate work nook. F0607 has three bedrooms and three toilets, with a common refuge bay beside the master-bedroom end. The report compares these and all 40 homes marked unsold in the filing captured on 16 September 2026; this is not live availability.
This longer example shows the depth of research available in Project Deep Dive. These findings concern the named sample, not this project.
Read the Life Republic Atmos Phase II sample report ↗
Free project details
Registration read 19 Jul 2026RERA details for Estrella, Viva, Pirangut
MahaRERA · P52100026088
Delivery and registration
When is the project declared for completion?
Estrella, Viva, Pirangut is registered with MahaRERA as P52100026088 and the promoter has declared completion for 30 Apr 2027.
30 Apr 2027
declared completion
6months to go
against the declared date
The completion date and status as they stand on the MahaRERA registration record.
Source · MahaRERA project registration · read 19 Jul 2026
| MahaRERA registration | P52100026088 |
| Registered on | 15 Aug 2020 |
| Promoter-declared completion | 30 Apr 2027 |
| Current status | Certificate Signed |
| Against today | 6 months to the declared date |
Approvals and compliance
What compliance filings are on record?
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for Estrella, Viva, Pirangut 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 19 Jul 2026
- Filing progress reports — 4 quarterly progress reports on record since registration, with no current default.
Promoter record
What else is this promoter on record for?
K Raheja Corp Real Estate Private Limited is the promoter of record on 21 projects registered with MahaRERA.
21projects
registered with 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 19 Jul 2026
Construction
How much construction cost has been reported?
In Estrella, Viva, Pirangut, ₹28.65 Cr of a declared ₹32.41 Cr estimated project cost is reported as incurred, about 88.4%, as at the last certified filing with MahaRERA.
88.4%
₹28.65 Cr
of ₹32.41 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 19 Jul 2026
Sales
How many are filed as sold or booked?
In Estrella, Viva, Pirangut, 38 of 48 homes filed with MahaRERA are recorded as sold or booked (37 with registered agreements and 1 booked), about 79%, and 10 are filed as unsold.
79%sold or booked
38 of 48 homes
₹36.72 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, ₹30.84 Cr (about 84%) is recorded as collected and ₹5.88 Cr as receivable.
Source · MahaRERA sold/unsold inventory filing · read 19 Jul 2026
Filed agreement values: across 38 sold or booked entries with usable filed values and areas, the effective carpet rate is ₹6,286/sqft, with eight in ten falling between ₹5,632 and ₹10,325 — 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 unit.
| Floor | Unit | Carpet | Govt reckoner value |
|---|---|---|---|
| Floor 1 | TH 18 - 201 | 1,410 sqft (130.955 sqm) | ₹71.75 Lakh |
| Floor 1 | TH 18 - 202 | 1,410 sqft (130.955 sqm) | ₹71.75 Lakh |
| Floor 2 | TH 18 - 301 | 1,179 sqft (109.505 sqm) | ₹60.00 Lakh |
| Floor 2 | TH 18 - 302 | 1,179 sqft (109.505 sqm) | ₹60.00 Lakh |
| Floor 2 | TH 20 - 301 | 1,179 sqft (109.505 sqm) | ₹60.00 Lakh |
| Floor 2 | TH 20 - 302 | 1,179 sqft (109.505 sqm) | ₹60.00 Lakh |
| Floor 3 | TH 18 - 401 | 1,175 sqft (109.163 sqm) | ₹59.81 Lakh |
| Floor 3 | TH 18 - 402 | 1,175 sqft (109.163 sqm) | ₹59.81 Lakh |
| Floor 3 | TH 20 - 401 | 1,175 sqft (109.163 sqm) | ₹59.81 Lakh |
| Floor 3 | TH 20 - 402 | 1,175 sqft (109.163 sqm) | ₹59.81 Lakh |
No units are declared mortgaged, reserved, investor-held or not-for-sale in this inventory filing.
What the filings record, home by home
Read from MahaRERA on 23 October 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 sold or booked entries the filed agreement value — the consideration filed for that specific home. On this project 38 homes carry one, and 10 of the 48 are recorded unsold. Since we started watching this ledger, 8 homes have moved out of the unsold list, most recently on 23 October 2026.
Here is one home filed as unsold, beside the amounts filed for comparable homes:
| Home | Carpet | Filed comparison | Based on |
|---|---|---|---|
| TH 18 - 201 | 1,179 sqft | Rs 71.07 lakh typical, over Rs 65.27 lakh to Rs 1.27 cr 2 unusually low or high filed amounts are included in this range. Check the individual entries before using it to discuss a price. | 22 filed · similar area (within 2%), elsewhere in project |
A filed consideration is the amount the promoter reported for one home. 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 home is available to you today.
In Estrella, Viva, Pirangut, every one of the 10 unsold homes has filed sales to compare with. The Sales Report gives each of them its own row — the filed agreements behind its comparison listed in full, the government reckoner value the promoter filed against it, and mortgage status where the filing supplies it. Missing mortgage information is not confirmation that a unit is free of a mortgage. Built from the filing itself, sent by email.
Buildings & Wings
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+3 and 48 homes are registered across the project.
| Building | Wings | Floors | Units | Declared completion |
|---|---|---|---|---|
| Townhouse No 12 | 1 | G+2 | 3 | - |
| Townhouse No 15 | 1 | G+2 | 3 | - |
| Townhouse No 13 | 1 | G+2 | 3 | - |
| Townhouse No 14 | 1 | G+2 | 3 | - |
| Townhouse No 16 | 1 | G+2 | 3 | - |
| Semi-attached Twin Villa F-27 and F-28 | 1 | G+1 | 2 | - |
| Townhouse No 18 | 1 | G+3 | 4 | - |
| Townhouse No 20 | 1 | G+3 | 27 | - |
Unit mix on the filing: 48 residential.
Legal and disputes
What disputes are disclosed?
1 complaint is on the MahaRERA record for Estrella, Viva, Pirangut, with orders passed in 1 of them.
1complaint
1with an order
Counts as disclosed in the project record.
Source · MahaRERA project disclosures · read 19 Jul 2026
| Complaint no. | Filed | Parties | Status |
|---|---|---|---|
| CC005000000085389 | 26/03/2021 | Neelam Razdan vs PACT REAL ESTATE PRIVATE LIMITED | order passed |
Legal & Litigation
The promoter has declared 7 court cases on this project to MahaRERA. Filed statuses: 3 “Ongoing”; 4 “Closed”. These are the promoter's filed statements, not a current court check. A disposed application or motion does not establish that the whole case is closed. 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 Senior Division Pune | 2085 | 2010 | Ongoing Filed description: Matter kept for reissue of summons to Defendants |
| Additional District Court | 224 | 2016 | Ongoing Filed description: Matter is posted for arguments of the Appellant |
| High Court Of Bombay | 5964 | 2021 | Closed Filed description: Disposed off as withdrawn |
| High Court Of Bombay | 5967 | 2021 | Closed Filed description: Disposed off as withdrawn |
| Sub Divisional Officer Maval | 185 | 2020 | Closed Filed description: Appeal allowed and matter disposed off |
| Sub Divisional Officer Maval | 186 | 2020 | Closed Filed description: Appeal allowed and matter disposed off |
| Civil Judge Senior Division | 2085 | 2010 | Ongoing Filed description: For Specific Performance and Injunction |
Deadline Extensions
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 Apr 2027 | At the time of initial registration with MahaRERA, the project comprised of 8 townhouses viz. TH-12, TH-13, TH-14, TH-15, TH-16, TH-17, TH-18 and TH-20, each consisting of ground f |
Location, Land & Connectivity
Located at Pirangut, Paud road, Andheri, Mumbai Suburban, 412115. Per the filed land record, the plot is bounded to the north by Gat No 531, to the south by Gat No 589 and 590, to the east by 12 Mtr wide road and to the west by Gat No 594 and 595. These are the boundaries as recorded in the filed land record.
Location & connectivity
The nearest of the listed job hubs is about 47 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Hinjewadi Rajiv Gandhi IT Park | 47 km |
| Baner–Balewadi belt | 48 km |
| Pune Junction / city centre | 54 km |
| Magarpatta / Hadapsar IT | 59 km |
| Pune Int'l Airport (Lohegaon) | 62 km |
| Kharadi / EON IT Park | 62 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.