Is Bellacasa Royale Tower N2 registered with MahaRERA?

Yes. It is registered as P52100047308, filed on 19 October 2022, and the registration is current. The authority's own record is the place to confirm that; this page restates it.

When is Bellacasa Royale Tower N2 due to be handed over?

The promoter has told MahaRERA December 2027. 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 Bellacasa Royale Tower N2 been delayed?

No. December 2027 is the date first filed with the authority and it has not moved since.

What did buyers actually pay in Bellacasa Royale Tower N2?

A median of ₹9,524 per square foot of carpet, across 80 sale agreements registered in this project. That is what was paid and stamped, not what is being asked.

How many flats are left in Bellacasa Royale Tower N2?

4 of 84 were still unsold at the promoter's last filing, in 2, 3 BHK, from 948–1,166 sq ft of carpet.

Are there complaints against Bellacasa Royale Tower N2?

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 Bellacasa Royale Tower N2?

Rachana Developer, as the promoter named on the registration.

RERA registered P52100047308 Active

Bellacasa Royale Tower N2

Sus, Pune · Residential / Group Housing by Rachana Developer

Official record Updated from the register 12 September 2026. Anything filed since then is not here yet.

In short

Bellacasa Royale Tower N2 in Sus is MahaRERA-registered (P52100047308) and still under construction, with possession filed for December 2027. Buyers have already registered 80 sales here at a median ₹9,524 per sq ft of carpet — not an asking price. About 95% of the 84 units are sold. Rachana Developer is the promoter.

Stock image, not a photograph of Bellacasa Royale Tower N2 — A stock photograph, not Bellacasa Royale Tower N2. We have no picture of this site yet.

Where this is

Sus, PMRDA, Pune, 411021

Village: Sus
Taluka: Mulshi
Pincode: 411021
Coordinates: 18.520430, 73.856744

Open in Maps Get directions Search Maps by name instead

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 84 flats are filed unit by unit with the authority, the highest on floor 21. 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.

2 BHK 42 units · 2 available

42 units 948 sq ft 88.06 sq m as filed

3 BHK 42 units · 2 available

42 units 1166 sq ft 108.3 sq m as filed

Units sold

80 / 84

Nearly sold out

95% absorption rate

Visual area guide See what the filed sizes feel like 2 generic footprints scaled from the registered carpet areas.

What each size looks like

Generic layouts, not this project's plans. Only the carpet area is from the register — the rooms are the usual shares of a flat that size, and where the promoter actually put the kitchen or which way the balcony faces is not filed anywhere. Read them for scale, which is the part that is arithmetic on the register: each room is drawn to its share of the area filed for that flat, and each flat to its size against the largest one drawn below.

2 BHK 42 flats · 2 available

948 sq ft carpet as drawn

Carpet, filed: 948 sq ft
Built-up: about 1,138 sq ft
Super built-up: about 1,327 sq ft

Every room in this flat

Living and dining about 276 sq ft, Master bedroom about 184 sq ft, Second bedroom about 147 sq ft, Kitchen about 110 sq ft, Bath about 64 sq ft, Balcony about 64 sq ft, Second bath about 55 sq ft, Passage about 46 sq ft.

3 BHK 42 flats · 2 available

1,166 sq ft carpet as drawn

Carpet, filed: 1,166 sq ft
Built-up: about 1,399 sq ft
Super built-up: about 1,632 sq ft

Every room in this flat

Living and dining about 287 sq ft, Master bedroom about 191 sq ft, Second bedroom about 153 sq ft, Third bedroom about 124 sq ft, Kitchen about 115 sq ft, Bath about 67 sq ft, Balcony about 67 sq ft, Second bath about 57 sq ft, Passage about 57 sq ft, Third bath about 48 sq ft.

The built-up and super built-up figures are ours, not the promoter's: carpet plus 20% and plus 40%, which is the usual Pune loading. A promoter can load more, and the number they quote is the one to check against the agreement. Which of the three you are actually buying, and why the register only records one of them, is in our guide to carpet against super built-up area.

What buyers actually paid

₹9,524 per sq ft of carpet, median of 80 registered sales

Range across those sales	₹7,668 to ₹11,181 per sq ft
Sold and booked	79 sold, 1 booked
Still available	4 flats, 948–1166 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.

Timeline audit

Original proposed Dec 2027

Current status Due Dec 2027

Stable projection

No delay reported in the latest RERA filings. Construction is recorded against the original baseline date the promoter registered.

Deep due diligence Open the complete registry dossier Land, promoter, complaints, title papers, plans and the raw MahaRERA record.

The land itself

Survey 42/2, 42/43/44(P) & 43/1(P) Sus Mulshi Pune is the plot this project is built on, as filed

Revenue village	Sus
Taluka	Mulshi
Street, as filed	Sus Road
Bounded north by	Survey No 41 Sus Pune
Bounded east by	Tower N1 Developed by Rachana Lifespaces
Bounded south by	12 Meter Internal Road
Bounded west by	Building O Developed by Rachana Developer

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	Rachana Developer
Registered office	1229/B, B, Rachana House, F.C. Road, Good Luck Chowk, Deccan Gymkhana, Pune 411004
Registered agents	30 licensed agents may sell this project

Professionals named on the filing

Architect	Vikas Arunkumar Achalkat CA/94/17606
Engineer	Dhananjay Kisanrao Patil 0101005
Engineer	JW Consultants LLP 20
Engineer	Praful Shrigiriwar
Chartered Accountant	BOGATI & Co. 137351
Chartered Accountant	D. V. Joshi 036337
Chartered Accountant	S P A K & Co. 172292

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

20 August 2022 is when an advocate last certified the title to this land

Title report Bella Casa N2 Title Report New.pdf	20 August 2022
Promoter's declaration, Form B Bella Casa- N2-RERA- Form B- Declaration- for Developer- RD.pdf	20 August 2022

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 all

Every 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	P52100047308
Promoter	Rachana Developer
Project type	Residential / Group Housing · Building development
Locality	Sus — Mulshi taluka, pincode 411021
Applied on	20 August 2022
Registered on	19 October 2022
Completion, as first filed	31 December 2027
Due	31 December 2027
Units declared	84
Units sold	80 of 84 sold (95%), 4 still unsold
Complaints	0 on record with MahaRERA
Certificate on file	Original registration certificate, issued 13 August 2024
Application reference	REA52100118537
Current status	Active
Record last changed	08 October 2024 · 23 months ago

Where the sold count comes from, and whether it holds up. 80 of 84 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 84 flats and reaches the same answer — 79 sold, every one with money recorded as received against a named flat, 1 booked with a price agreed but nothing received yet, and 4 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, 08 October 2024.

Common questions

Is Bellacasa Royale Tower N2 registered with MahaRERA?: Yes. It is registered as P52100047308, filed on 19 October 2022, and the registration is current. The authority's own record is the place to confirm that; this page restates it.
When is Bellacasa Royale Tower N2 due to be handed over?: The promoter has told MahaRERA December 2027. 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 Bellacasa Royale Tower N2 been delayed?: No. December 2027 is the date first filed with the authority and it has not moved since.
What did buyers actually pay in Bellacasa Royale Tower N2?: A median of ₹9,524 per square foot of carpet, across 80 sale agreements registered in this project. That is what was paid and stamped, not what is being asked.
How many flats are left in Bellacasa Royale Tower N2?: 4 of 84 were still unsold at the promoter's last filing, in 2, 3 BHK, from 948–1,166 sq ft of carpet.
Are there complaints against Bellacasa Royale Tower N2?: 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 Bellacasa Royale Tower N2?: Rachana Developer, as the promoter named on the registration.

Check this yourself

This page restates one public record as we read it on 12 September 2026. The authority's own page for P52100047308 carries more that we do not republish: the registration certificate, every quarterly progress report, the sanctioned plans, parking allocation, the project bank account, and any declared litigation.

Open on MahaRERA Or search the register

MahaRERA will ask you to type a CAPTCHA first. That is their gate, not a broken link — and it is the reason this page exists, because a register you have to solve a puzzle to read one project at a time is not one anybody comparing four projects will actually use.