Varad Residency
Wakad · Pune
What registered buyers actually paid
₹7,859 – ₹9,314
per sq ft of carpet, agreement value
Covers 80% of 214 agreements filed with MahaRERA.i
Home
12
Carpet area
758 sq ft
Typical value
₹61.8 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
M J OPERA is registered with MahaRERA as P52100032413 and the promoter has declared completion for 28 Feb 2026.
28 Feb 2026
declared completion
7months 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 | P52100032413 |
| Registered on | 04 Jan 2022 |
| Promoter-declared completion | 28 Feb 2026 |
| Current status | Certificate Signed |
| Against today | about 7 months past the declared date |
Approvals and compliance
MahaRERA's defaulter and deregistration lists and the quarterly-progress filing for M J OPERA record 17 quarterly progress reports since registration.
17quarterly 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
Construction
In M J OPERA, ₹89.35 Cr of a declared ₹99.30 Cr estimated project cost is reported as incurred, about 90.0%, as at the last certified filing with MahaRERA.
90.0%
₹89.35 Cr
of ₹99.30 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 M J OPERA, 214 of 237 homes filed with MahaRERA are recorded as sold or booked (211 with registered agreements and 3 booked), about 90%, and 23 remain available.
90%sold
214 of 237 homes
₹164.74 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, ₹133.53 Cr (about 81%) is recorded as collected and ₹31.92 Cr as receivable. The project registers 248 homes in total, while this sold/unsold inventory filing covers 237 of them.
Source · MahaRERA sold/unsold inventory filing · read 12 Jul 2026
What buyers actually paid: across 214 registered agreements, the effective carpet rate is ₹8,430/sqft, with eight in ten falling between ₹7,859 and ₹9,314 — 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 | 101 | 538 sqft (49.96 sqm) | ₹41.27 Lakh |
| Floor 1 | 102 | 543 sqft (50.48 sqm) | ₹41.45 Lakh |
| Floor 1 | 103 | 543 sqft (50.48 sqm) | ₹41.45 Lakh |
| Floor 1 | 104 | 538 sqft (49.96 sqm) | ₹41.27 Lakh |
| Floor 2 | 201 | 538 sqft (49.96 sqm) | ₹41.27 Lakh |
| Floor 2 | 202 | 543 sqft (50.48 sqm) | ₹41.45 Lakh |
| Floor 2 | 203 | 543 sqft (50.48 sqm) | ₹41.45 Lakh |
| Floor 2 | 204 | 538 sqft (49.96 sqm) | ₹41.27 Lakh |
| Floor 3 | 301 | 538 sqft (49.96 sqm) | ₹41.27 Lakh |
| Floor 3 | 302 | 543 sqft (50.48 sqm) | ₹41.45 Lakh |
| Floor 3 | 303 | 543 sqft (50.48 sqm) | ₹41.45 Lakh |
| Floor 3 | 304 | 538 sqft (49.96 sqm) | ₹41.27 Lakh |
| Ground/Floor 0 | 1 | 1,068 sqft (99.25 sqm) | ₹92.76 Lakh |
| Ground/Floor 0 | 11 | 579 sqft (53.8 sqm) | ₹50.28 Lakh |
| Ground/Floor 0 | 12 | 758 sqft (70.45 sqm) | ₹65.84 Lakh |
| Ground/Floor 0 | 13 | 504 sqft (46.79 sqm) | ₹43.73 Lakh |
| Ground/Floor 0 | 2 | 754 sqft (70.02 sqm) | ₹65.44 Lakh |
| Ground/Floor 0 | 3 | 638 sqft (59.25 sqm) | ₹55.37 Lakh |
| Ground/Floor 0 | 4 | 476 sqft (44.18 sqm) | ₹1.10 Cr |
| Podium | A-1 | 566 sqft (52.6 sqm) | ₹43.39 Lakh |
| Podium | A-2 | 566 sqft (52.6 sqm) | ₹43.39 Lakh |
| Podium | B-1 | 566 sqft (52.6 sqm) | ₹43.39 Lakh |
| Podium | B-2 | 566 sqft (52.6 sqm) | ₹43.39 Lakh |
The inventory filing also declares: 11 not for sale.
Read from MahaRERA on 09 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 214 homes carry one, and 23 of the 248 are recorded unsold.
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 |
|---|---|---|---|
| 12 | 758 sqft | Rs 61.78 lakh typical, over Rs 48.33 lakh to Rs 71.11 lakh | 64 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 M J OPERA, 4 of the 23 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+22 and 248 homes are registered across the project.
| Building | Wings | Floors | Homes | Declared completion |
|---|---|---|---|---|
| A BUILDING | 1 | G+22 | 78 | - |
| B BUILDING | 1 | G+22 | 78 | - |
| COMMERCIAL BUILDING | 1 | G+4 | 16 | - |
| C BUILDING | 1 | G+22 | 76 | - |
Unit mix on the filing: 232 residential and 16 non-residential (shops/offices).
Legal and disputes
5 complaints are on the MahaRERA record for M J OPERA, with orders passed in 2 of them.
5complaints
2with an order
Counts as disclosed in the project record.
Source · MahaRERA project disclosures · read 12 Jul 2026
| Complaint no. | Filed | Parties | Status |
|---|---|---|---|
| CC12600398 | 21/01/2026 | Rahul Khankari vs M/S SHIVDAN CONSTRUCTIONS | pending / no order on file |
| CC12600634 | 03/02/2026 | VISHAL MURLIDHAR JADHAV vs M/S SHIVDAN CONSTRUCTIONS | order passed |
| CC12601723 | 25/03/2026 | Vishal Dhamde vs M/S SHIVDAN CONSTRUCTIONS | order passed |
| CC12602270 | 17/04/2026 | Harshil Vaishnav vs M/S SHIVDAN CONSTRUCTIONS | pending / no order on file |
| CC12602414 | 25/04/2026 | Vishal Shrikant Varkhede vs M/S SHIVDAN CONSTRUCTIONS | pending / no order on file |
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 | 28 Feb 2026 | Through Order dated December 12th, 2025- REGULATORY CASE NO. 435 OF 2025 Severe Rains, labour shortage, Cost escalation, impact of inflation. Request you to please grant extension |
Located at WAKAD, WAKAD, Pune City, Pune, 411057. Per the filed land record, the plot is bounded to the north by 18 35 18 14 N 73 45 15 05 E, to the south by 18 35 18 58 N 73 45 16 80 E, to the east by 18 35 14 80 N 73 45 17 79 E and to the west by 18 35 14 99 N 73 45 16 57 E. These are the boundaries as recorded in the filed land record.
The nearest major job hub is ~4 km away — walking/short-hop distance to a major employment hub — a genuine work-near-home location.
| Landmark | Straight-line |
|---|---|
| Hinjewadi Rajiv Gandhi IT Park | 4 km |
| Baner–Balewadi belt | 4 km |
| Pune Junction / city centre | 13 km |
| Pune Int'l Airport (Lohegaon) | 15 km |
| Kharadi / EON IT Park | 18 km |
| Magarpatta / Hadapsar IT | 18 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 45 approved sheets are the same drawings the builder filed to get M J OPERA 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 M J OPERA?
The completion date has been revised 1 time on the register. Still choosing? We read the 45 approved drawings on M J OPERA’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 M J OPERA. 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
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 Pune RERA red-flag register.
Last checked against the RERA register: 10 Sep 2026