16 Lakaki
MahaRERA · the public record
The Luxe Towers - Building I and J
Shivaji nagar, Bhamburda · Neelsidhi Mohar Raisoni Developers LLP
Project X-Ray · for this project
Before you book, see what you’re really buying.
The layout. The real costs. The commitments. We read the plans and filings together, so you can decide with a clearer picture.
Six checks for your project.
The Family Fit Scan
A bedroom can fit a bed but leave no room for a work desk. We compare layouts for furniture, storage and the way your family lives.
The Premium Lens
What the extra price buys. A bigger advertised area may mean a larger balcony, not larger rooms. See what changes in usable space, views and privacy before paying more.
The Unwritten Bill
The flat price isn’t the full move-in budget. We flag missing kitchen fittings, extra utility charges and maintenance commitments.
The Neighbour Math
Eight homes on your floor feels different from four. We check shared floors, parking rights and access to facilities.
The Progress Pulse
Finished walls don’t mean water, power and access are ready. We read the detailed progress filings, not just the overall percentage.
The Lawyer’s Shortlist
A small token can come with a much larger cancellation charge. We flag that, the seller’s authority and documents your lawyer should check.
Go in with more than “Can you give me a discount?”
The Deal Trail
See the numbers behind the sales pitch. Filed agreement amounts, unit numbers and areas give you a starting point beyond the seller’s current quote.
The Size Match
Compare homes that belong in the same conversation. A smaller home can look like a cheaper deal. Use filed areas and supported price comparisons to put the numbers in context.
The Stock Snapshot
Know which other units are worth asking about. Where the filing lists unsold units, see their numbers and areas. Confirm which are available now with the seller.
Your Numbers File
Keep the evidence beside the quote. Read the PDF summary, then sort and filter the source spreadsheet. Take the relevant entries into your price discussion.
The conclusion, and the work behind it.
The Home Match
Which unit would we pursue—and why? Compare usable rooms, furniture fit, direction and floor differences. See named choices and backups where the plans identify them.
The Outside View
What is beside it, below it and in front of it? Trace nearby towers, access roads, parking and service areas across the plans. Understand the trade-offs a floor plan alone can miss.
The Full Bill
What are you committing to beyond the quoted price? Examine fit-out exclusions, shared facilities, charges and contract terms. Use agreement-price evidence where the records support it.
The Paper Trail
What needs clearing up before you buy? Follow sale rights, approvals, loan claims and legal documents. Bring the specific unresolved points to your lawyer.
The Delivery Check
Do the filed dates and progress tell the same story? Read the dated progress, extensions and infrastructure commitments together. Separate a promised finish from the work recorded as done.
Your Decision File
A choice you can explain to the whole family. Start with the buying decision, then follow the illustrations, comparisons and sources. Keep the benefits, compromises and open questions together.
53units filed as unsoldInventory · 28 October 2026
31 Dec 2027declared completionMahaRERA registration · read 18 Jul 2026
72registered unitsMahaRERA registration · read 18 Jul 2026
From another project · Life Republic Atmos Phase II
See the findings, not just a list of checks.
Read the complete sample: unit choices, layout illustrations, important risks and questions for the builder. Its findings concern the named sample, not this project.
Read the Project X-Ray sample ↗
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 360. These findings concern the named sample, not this project.
Read the Life Republic Atmos Phase II sample report ↗
Free project details
Registration read 18 Jul 2026RERA details for The Luxe Towers - Building I and J
MahaRERA · P52100015603
Delivery and registration
When is the project declared for completion?
The Luxe Towers - Building I and J is registered with MahaRERA as P52100015603 and the promoter has declared completion for 31 Dec 2027.
31 Dec 2027
declared completion
13months to go
against the declared date
The completion date and status as they stand on the MahaRERA registration record.
Source · MahaRERA project registration · read 18 Jul 2026
| MahaRERA registration | P52100015603 |
| Registered on | 12 Mar 2018 |
| Promoter-declared completion | 31 Dec 2027 |
| Current status | Certificate Signed |
| Against today | 13 months to the declared date |
Construction
How much construction cost has been reported?
In The Luxe Towers - Building I and J, ₹55.82 Cr of a declared ₹56.00 Cr estimated project cost is reported as incurred, about 99.7%, as at the last certified filing with MahaRERA.
99.7%
₹55.82 Cr
of ₹56.00 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 18 Jul 2026
Sales
How many are filed as sold or booked?
In The Luxe Towers - Building I and J, 16 of 72 homes filed with MahaRERA are recorded as sold or booked (14 with registered agreements and 2 booked), about 22%, and 56 are filed as unsold.
22%sold or booked
16 of 72 homes
₹49.82 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, ₹33.39 Cr (about 67%) is recorded as collected and ₹16.43 Cr as receivable.
Source · MahaRERA sold/unsold inventory filing · read 18 Jul 2026
Filed prices
What prices are filed for The Luxe Towers - Building I and J?
Filed agreement values: The Luxe Towers - Building I and J (P52100015603) has 16 sold or booked entries with usable agreement values and areas in the MahaRERA inventory · read 18 Jul 2026. The median filed rate is ₹22,230 per sq ft of carpet area; the middle 80% lie between ₹17,725 and ₹24,644. These are promoter-filed considerations, not verified cash paid or current asking prices. Individual agreement dates are unavailable, so the range is a spread, not a price trend.
Source · MahaRERA sold/unsold inventory filing · read 18 Jul 2026
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 28 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 19 homes carry one, and 53 of the 72 are recorded unsold. Since we started watching this ledger, 3 homes have moved out of the unsold list, most recently on 19 October 2026.
Here is one home filed as unsold, beside the amounts filed for comparable homes:
| Home | Carpet | Filed comparison | Based on |
|---|---|---|---|
| Wing I-1202 | 1,681 sqft | Rs 3.79 cr typical, over Rs 3.30 cr to Rs 4.90 cr | 5 filed · number pattern + area (within 2%), same building |
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. 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 Luxe Towers - Building I and J, 41 of the 53 unsold homes have filed sales to compare with. The Price Radar 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+12 and 72 homes are registered across the project.
| Building | Wings | Floors | Units | Declared completion |
|---|---|---|---|---|
| Wing I | 1 | G+12 | 24 | - |
| Wing J1 | 1 | G+12 | 24 | - |
| Wing J2 | 1 | G+12 | 24 | - |
Unit mix on the filing: 72 residential.
Legal and disputes
What disputes are disclosed?
2 complaints are on the MahaRERA record for The Luxe Towers - Building I and J, with orders passed in 2 of them.
2complaints
2with an order
Counts as disclosed in the project record.
Source · MahaRERA project disclosures · read 18 Jul 2026
| Complaint no. | Filed | Parties | Status |
|---|---|---|---|
| CC12504422 | 12/12/2025 | Arun Rangnath Bahirat vs Neelsidhi Mohar Raisoni Developers LLP | order passed |
| SM12600182 | 23/03/2026 | Ram Gawali vs Neelsidhi Mohar Raisoni Developers LLP | order passed |
Legal & Litigation
The promoter has declared 1 court case on this project to MahaRERA. Filed statuses: 1 “Ongoing”. 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 Court Pune Maharashtra | 1532 | 2025 | Ongoing Filed description: Special Civil Suit No. 1532 of 2025 has been filed by Mr. Arun Rangnath Bahirat against Rohan Builders & Developers Private Limited, Neelsiddhi Mohar Raisoni Developers LLP, and members of the Bahirat family, seeking declaration, partition, and perpetual injunction in respect of his alleged share in the suit property described in the plaint. Defendant Nos. 1 to 4 appeared through advocates and filed replies to the temporary injunction application, along with applications for rejection of the plaint under Order VII Rule 11 of the CPC, including additional grounds. Without prejudice, a written statement was also filed. The suit is presently at the stage of hearing arguments on the rejection application, and no prohibitory or restraining orders have been passed. |
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 | 31 Dec 2027 | We would like to humbly state that we have neither commenced the project nor have accepted any bookings or any third party rights in the said project. Now we have obtained revised |
Location, Land & Connectivity
Located at Shivaji nagar, Bhamburda , Off Senapati Bapat Road , Pune City, Pune, 411016. Per the filed land record, the plot is bounded to the north by 103A-10P AND 103A-11P AND 104, to the south by 103A-10 and 11 BLOCK NO 6 AND 103A-7, to the east by 103A-7 and to the west by 103A-10P AND 103A-11P AND ROAD. These are the boundaries as recorded in the filed land record.
Location & connectivity
The nearest of the listed job hubs is about 6 km in a straight line from the mapped location. Road distance and travel time will differ.
| Landmark | Straight-line |
|---|---|
| Pune Junction / city centre | 5 km |
| Baner–Balewadi belt | 6 km |
| Magarpatta / Hadapsar IT | 11 km |
| Pune Int'l Airport (Lohegaon) | 11 km |
| Hinjewadi Rajiv Gandhi IT Park | 11 km |
| Kharadi / EON IT Park | 12 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.