RERA registered P52100024865 Active
Up-Life-Phase-2-Emerald
Belawade, Pune · Residential / Group Housing by Avior Shelters LLP
Official record Updated from the register 13 October 2026. Anything filed since then is not here yet.
In short
Up-Life-Phase-2-Emerald in Belawade is MahaRERA-registered (P52100024865) and still under construction, with possession filed for December 2029. Buyers have already registered 13 sales here at a median ₹7,420 per sq ft of carpet — not an asking price. About 27% of the 48 units are sold. Avior Shelters LLP is the promoter.
- Sold here at
- ₹7,420
- per sq ft, 13 registered sales
- Available
- Duplex
- 15 left · 729–768 sq ft
- Now due
- Dec 2029
- 4 years later than first promised
Belawade, Pune, 412108
The coordinates are the promoter's own, filed with MahaRERA. We have not checked them on the ground, and a filed pin is occasionally a few kilometres from the survey number on the same filing — if it does not look right, search by name.
Flat sizes on file
All 48 flats are filed unit by unit with the authority, the highest on floor 4. Sizes are RERA carpet area — the floor you can actually walk on, not a built-up or saleable figure. The register holds them in square metres, so that figure is printed under each one: it is what you will see if you open the filing, and the square feet are our arithmetic on it.
Duplex Residences
Carpet Area vs. Loading Factor Arithmetic
How statutory carpet translates to standard Pune market quoted areas (+20% Built-up, +40% Super Built-up)
| Unit Configuration | Statutory RERA Carpet (Actual) | Approx Built-up (+20%) | Super Built-up (+40% Loading) | Available Inventory |
|---|---|---|---|---|
| Duplex | 693 – 841 sq ft (64.53 – 78.11 sq m) | ~832 – 1009 sq ft | ~970 – 1177 sq ft | 15 left of 48 |
13 / 48
27% absorption rate
What buyers actually paid
| Range across those sales | ₹5,526 to ₹13,246 per sq ft |
|---|---|
| Sold and booked | 13 sold, 0 booked |
| Still available | 15 flats, 693–841 sq ft |
A registered price is what a buyer contracted to pay, so it is the closest thing to a real number this market produces. It still is not a quote for you: these agreements were signed on different dates as the project progressed, floor and facing move the rate, and what a builder asks today may be higher or lower. Unsold flats carry a government ready-reckoner valuation instead of a price, and that is a different thing, so it is not mixed into the figures above.
Revised delivery projection
The completion date has moved from December 2025 to December 2029, 4 years later, on the promoter's own revised filing.
Under section 18 of the Real Estate (Regulation and Development) Act, a buyer whose possession is delayed beyond the date in the agreement may withdraw and claim a refund with interest, or stay and claim interest for every month of delay. That right attaches to the date in your agreement, not the date on this page.
Deep due diligence Open the complete registry dossier Land, promoter, complaints, title papers, plans and the raw MahaRERA record.
The land itself
| Revenue village | Uravade · shown on this site as Belawade |
|---|---|
| Taluka | Mulshi |
| Street, as filed | - |
| Bounded north by | INTERNAL ROAD THEN GAT NO 423-424 |
| Bounded east by | INTERNAL ROAD THEN UP-LIFE-PHASE-3-SAPPHIRE |
| Bounded south by | OPEN SPACE |
| Bounded west by | INTERNAL ROAD THEN UP-LIFE-PHASE - 1- VERONICA |
Every promoter has to file the survey numbers of the land and what lies on each of its four sides. It is the driest thing on this page and the most useful if you are serious: the survey number is what the revenue record is keyed on, so it is what you quote to check the seven-twelve extract, and the boundaries are how you confirm on site that the plot you were shown is the plot that was registered.
"Street" is the register's own field name and promoters fill it with whatever they have — a road, a locality, sometimes the survey numbers again. It is printed as filed rather than tidied up.
Who is behind this project
Filed by the promoter with MahaRERA.
| Promoter on the register | Avior Shelters LLP |
|---|---|
| Registered office | Ds 4 And 5, 681/1B/2/3/1, Soba Savera, Bibwewadi, S. No. 681/1B/2/3/1, Pune 411037 |
Professionals named on the filing
| Architect | Spiro Architects CA/2005/37015 |
|---|---|
| Engineer | Chandrakant Deshpande |
| Engineer | Kashinath Dhanave |
| Engineer | Vinod Kathare REG/PMC/STE/0580/25 |
| Chartered Accountant | Priyanka Chordiya And Associates 166922 |
| Chartered Accountant | Sac & Co LLP 154711 |
The promoter appoints these, and MahaRERA requires the architect and engineer to certify progress before money can be drawn from the project account. A name that recurs across several of a builder's projects is normal; one that recurs across several lapsed ones is worth a question.
Title and ownership papers
| Title report Search Title Report.pdf | 26 February 2020 |
|---|---|
| Promoter's declaration, Form B Developers Declaration.pdf | 26 February 2020 |
No project reaches the register without an advocate's report on the title to its land, so a title report on file is the floor and not a distinction. What the date tells you is how recently somebody qualified looked. What none of it tells you is whether the title is clear: a report can record an objection, a pending suit or a missing consent and still be a perfectly valid filing, and nothing here reads the contents of the document.
So read it yourself before you pay a booking amount, and read the newest one. Every document above is on the authority's page for this project, under the filename shown — the link is in Check this yourself. What to look for in each one, and what having it on file does not prove, is set out in our guide to a project's title papers.
RERA filing records
View allEvery figure here is the authority's, not ours, as of the date at the top of this page. This is the raw record, reproduced without alteration.
| Field | As filed with MahaRERA |
|---|---|
| Registration number | P52100024865 |
| Promoter | Avior Shelters LLP |
| Project type | Residential / Group Housing · Building development |
| Locality | Belawade — Mulshi taluka, pincode 412108 |
| Applied on | 26 February 2020 |
| Registered on | 09 March 2020 |
| Completion, as first filed | 30 December 2025 |
| Due | 31 December 2029 4 years later |
| Units declared | 48 |
| Units sold | 13 of 48 sold (27%), 35 still unsold |
| Complaints | 0 on record with MahaRERA |
| Certificate on file | Extension certificate, issued 09 March 2026 |
| Application reference | REA52100070270 |
| Current status | Active |
| Record last changed | 10 March 2026 · 7 months ago |
Where the sold count comes from, and whether it holds up. 13 of 48 is the promoter's own figure, from the quarterly progress report every registered project has to file. Nobody audits that. But they file a second, separate thing with the same authority: the building unit by unit. That list accounts for all 48 flats and reaches the same answer — 13 sold, every one with money recorded as received against a named flat, and 15 still unsold. Two filings, made separately, agreeing to the unit. That is not an audit, but it is a good deal harder to fudge than one round number. Either way, this is only as current as the last change to the record, 10 March 2026.
- Is Up-Life-Phase-2-Emerald registered with MahaRERA?
- Yes. It is registered as P52100024865, filed on 09 March 2020, and the registration is current. The authority's own record is the place to confirm that; this page restates it.
- When is Up-Life-Phase-2-Emerald due to be handed over?
- The promoter has told MahaRERA December 2029. That is a declaration to the authority rather than a promise to a buyer; the date in your own agreement is the one that binds.
- Has Up-Life-Phase-2-Emerald been delayed?
- Yes. The first date filed was December 2025. It now stands at December 2029, 4 years later.
- What did buyers actually pay in Up-Life-Phase-2-Emerald?
- A median of ₹7,420 per square foot of carpet, across 13 sale agreements registered in this project. That is what was paid and stamped, not what is being asked.
- How many flats are left in Up-Life-Phase-2-Emerald?
- 15 of 48 were still unsold at the promoter's last filing, in Duplex, from 729–768 sq ft of carpet.
- Are there complaints against Up-Life-Phase-2-Emerald?
- None appear against this project in the register. That covers cases filed with MahaRERA, and nothing about disputes settled elsewhere or never filed.
- Who is building Up-Life-Phase-2-Emerald?
- Avior Shelters LLP, as the promoter named on the registration.
Verify Government Filings Yourself
This dossier restates public records as filed on 13 October 2026. The authority's own registry page for P52100024865 carries sanctioned layout drawings, escrow accounts, quarterly progress filings, and title documents.
MahaRERA requires a CAPTCHA first. That is their verification gate, not a broken link.
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