Buy smart. Stay protected.Reading the MahaRERA record, construction certificates and financials, and computing the safety score. This can take up to a minute the first time.
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Independent RERA risk vettingDetailed Project Report
Northwind Realty LLP · Kharadi, Pune
Registration, complaints & litigation on the public MahaRERA record.
Buyer-ready on the signals we can see — still verify the documents below.
Prioritised for where Skyline Heights — Tower B is today — Under construction · 62%. The full detail follows below.
Possession is overdue
Committed for 30 Jun 2025 — overdue by ~13 month(s). You're owed interest for every month of delay (Sec 18).
→ Calculate your Section 18 delay-interest claim before paying further.
27 buyer complaints on record
A high complaint volume at MahaRERA for this project.
→ Read the complaints and speak to existing buyers before committing.
Pay no more than 10% upfront
Don't pay more than 10% of the price before a registered Agreement for Sale (Sec 13).
The buyer-side risk the public-record Safety Score doesn't capture. Higher is safer.
Active and within the registered timeline.
62% construction on the public record.
No quarterly compliance filings (Form 1/2/3 or sold-inventory disclosure) are visible from this source — verify on the MahaRERA page.
No registered charge is declared on the project land.
The confirmations to get in writing first — tailored to what this project is missing.
Confirm the RERA number & phase
Amenities and timelines can differ by tower/phase — make sure you're checking the exact one you're buying.
→ Verify P51800012345 covers your building, and which amenities are registered under this phase (not a future one).
CC covers your exact floor
If the Commencement Certificate is cleared only to a lower level, your flat can't legally be built yet.
→ Ask for the CC and confirm in writing that it covers your wing and floor.
Agreement for Sale reviewed
It fixes possession date, charges, cancellation and your obligations — one-sided clauses are where buyers lose the most.
→ Have an advocate review the actual draft and negotiate the flagged clauses before signing.
Form 3 / escrow status
Shows funds collected vs spent, and whether 70% of collections is ringfenced in the RERA-designated account.
→ Ask for the latest Form 3 (CA) certificate and bank-account disclosure before any construction-linked payment.
Carpet is the RERA-mandated basis; super built-up is the builder's quote. Your selections stay on this device and print with the report.
Skyline Heights — Tower B by Northwind Realty LLP scores 18/100on HomeBuyerSaathi's Public-record Safety Score — a high risk record built from public MahaRERA data. The key drivers:
Under construction — 62% built. Watch pace vs deadline and whether your floor is legally cleared.
We auto-check what the public data shows; the rest are quick checks to run on the MahaRERA page before you book.
Future-phase amenities
VerifyAre the pool, clubhouse and play area registered under your phase — not a future one?
Risk: If tied to a future phase, the builder can legally delay them for years or swap them for another tower.
Check the phase-wise registration on the project's MahaRERA page.
Agreement deviates from RERA model
VerifyDoes the builder's Agreement for Sale match the model form filed with RERA?
Risk: Builders file deviations from MahaRERA's model Agreement for Sale to weaken buyer protections — heavier penalties on you, longer possession grace, easier forfeiture on cancellation.
Compare the builder's agreement with the model form filed on MahaRERA.
Conditional Commencement Certificate
VerifyWhere this project sits on the RERA lifecycle — the documents mandated at this stage (on record vs not found), and the legal timelines the builder must meet, with your remedy if they breach.
A RERA obligation is being breached — read the details before you commit any money.
MahaRERA has said it can't verify every builder self-declaration — scrutiny is largely complaint-driven. We check them against the public record so you don't have to wait for a problem to surface.
Phase 1
Registration
Phase 2
Construction
Phase 3
Completion
Phase 4
Handover
This project is in Phase 2 — Construction. documents mandated by this stage are on the public MahaRERA record
RERA-registered for 31 Dec 2022, revised to 30 Jun 2025. At the current build pace (~62% done), a realistic handover is around Sept 2027.
Estimate from construction progress vs. a healthy ~3%/month pace. Get any earlier verbal promise from the builder in writing.
Builder's quarterly RERA updates
No filings on recordNo quarterly compliance filings (Form 1/2/3 or sold-inventory disclosure) are visible from this source — verify on the MahaRERA page.
Form 3 financials weren't available to extract for this project. Where filed, they cover estimated cost, cost incurred, amount collected, withdrawals and the RERA escrow balance.
Transparent, additive risk factors from public data — they total 82/100 of risk, which sets the safety score at 18/100. The more risk points, the lower the safety.
Possession deadline extended 2 time(s).
Source: MahaRERA registration certificate
43 months past the originally registered possession date.
Source: Registered possession date
62% complete · 10/18 slabs.
Source: Quarterly progress report (Form 1)
27 complaint(s) across 240 units (11%).
Source: Complaints on the MahaRERA record
Pay no more than 10% upfront
RERA Section 13 bars a builder from taking more than 10% before a registered Agreement for Sale.
→ Keep any pre-agreement token small, and ideally refundable, until these confirmations are in hand.
Copy-ready email to the builder
Subject: Documents & confirmations required before booking/signing — Skyline Heights — Tower B (P51800012345)
Dear Sales / CRM Team,
I am evaluating Skyline Heights — Tower B under MahaRERA registration P51800012345. Before making any booking or payment, or signing the Agreement for Sale, please share the following documents and confirmations in writing:
1. Latest Commencement Certificate, and written confirmation of whether it covers my exact wing, floor and flat.
2. Sanctioned layout plan, and confirmation of which amenities/common areas are registered under this project's RERA phase (not a future/larger phase).
3. Latest Form 1, Form 2 and Form 3, including project cost incurred, amount collected, withdrawals, and the RERA-designated bank account disclosure.
4. Final itemised cost sheet — agreement value, GST, stamp duty & registration, parking, floor rise, club/amenity charges, legal/document charges, CAM, maintenance, corpus and deposits, each shown separately.
5. Draft Agreement for Sale, and confirmation that the possession date, delay interest, force-majeure, cancellation and plan-change clauses comply with RERA buyer protections.
Kindly provide the above before I proceed further.
Regards,
{Your name}Does the CC cover your floor?
Risk: If the CC is cleared only to a lower floor and FSI clearances stall, your flat legally cannot be built.
The Detailed Report reads the exact sanctioned floor from the CC document.
Sanctioned vs brochure layout
VerifyDoes the sanctioned layout match the sales brochure?
Risk: Section 14 bars plan changes without 2/3 consent — but builders add 'new phases' on adjacent land to raise density and block light.
Compare the brochure with the Sanctioned Layout Plan on MahaRERA.
Active litigation
ClearAny disputes on the project's litigation tab?
Risk: A title dispute, tenant-clearance fight or court stay can freeze construction and lock your money for years.
None on record.
70:30 escrow account
VerifyIs 70% of collections going to the designated escrow account?
Risk: Diverting funds to a corporate/subsidiary account is the #1 reason projects stall mid-way.
No Form 3 (CA) certificate found on the record yet — ask for it and the designated-account disclosure to confirm 70% is ringfenced.
Committed for 30 Jun 2025 — overdue by ~13 month(s). The revised date is already beyond RERA's 1-year extension cap.
Your remedy: You can withdraw for a full refund + interest, or stay and claim monthly interest (≈ SBI MCLR + 2%) for every month of delay.
No quarterly compliance filings (Form 1/2/3 or sold-inventory disclosure) are visible from this source — verify on the MahaRERA page.
No Form 3 on the public record — ask for the escrow audit before paying.
A builder can't take more than 10% of the price before executing and registering your Agreement for Sale.
Layout, structural or sanctioned-amenity changes require the written consent of two-thirds of buyers.
Phase 1 · Registration
Proves the builder may legally start construction, and up to which floor.
→ Ask the builder for it — it isn't on the public MahaRERA record.
The approved design — your flat must match it.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Confirms clear, unencumbered ownership (≈30-year title search).
→ Ask the builder for it — it isn't on the public MahaRERA record.
Confirms the builder owns the land it is building on.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Whether the land carries a bank charge, loan or dispute.
→ Ask the builder for it — it isn't on the public MahaRERA record.
The builder's statutory affidavit on title, timeline and escrow.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Phase 2 · Construction
Quarterly: structure matches the sanctioned plans.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Quarterly: construction quality & structural safety.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Audits cost incurred; gates 70% escrow withdrawals.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Phase 3 · Completion
The legal green light for possession — civic services certified.
Fire-department clearance for the building.
MPCB / environment clearance.
Lift operation license.
Phase 4 · Handover
Birth of your RWA — the builder must facilitate it within 3 months of 51% booking.
→ Demand this at possession / handover.
Transfers land + common areas to the society — due within 3 months of OC.
→ Demand this at possession / handover.
Operational blueprints — handed to the society within 30 days of common-area handover.
→ Demand this at possession / handover.
“Not on record” means the document wasn't found in the public MahaRERA filing — ask the builder for it; it isn't proof the builder failed to obtain it. Phase-4 (handover) documents are buyer-side and rarely on the portal — demand them at possession. Informational, not legal advice.
1 order(s) passed but not complied with.
Source: MahaRERA orders on the project
None on record.
Source: Litigation disclosed on the project
Deadline passed with ~38% of construction still pending.
Source: Progress vs the registered deadline
Not available.
Source: Sold-inventory disclosure (Form 3)
Document record not available from this source.
Source: Quarterly filings (Form 1/2/3)
Not assessed.
Source: Registration certificate validity
Mandatory model agreement; deviations weaken your protection.
→ Ask the builder for it — it isn't on the public MahaRERA record.
Maintenance accounts and the unused corpus fund transferred to the society.
→ Demand this at possession / handover.