Basil Maximus

What to weigh

• Do not buy the 789 sq ft 2 BHK without doing this arithmetic first. It is the only 2 BHK still available, at ₹93.33 Lacs — about ₹11,829 per carpet sq ft. The three sold-out 2 BHKs went at an average of ₹10,090, so the rate on remaining 2 BHK stock has jumped roughly 17.5%. Meanwhile the 990 sq ft 3 BHK is ₹98.83 Lacs, or ₹9,983 per sq ft. That is 201 sq ft more carpet and an extra bedroom for ₹5.50 Lacs more — 25.5% more space for 5.9% more money. On these published numbers the 2 BHK is the worst-value unit in the project by a wide margin.
• The two RERA numbers you have been given cover three wings of nine: P52100050916 is Wing C and P52100051323 is Wings D and E. Wings A, B and F through I are not covered by either. Before you pay anything, establish which wing your flat is in, get that wing's own registration number in writing, and check it yourself on the MahaRERA portal. If your wing is not registered, you have no statutory protection on the possession date.
• Nine towers on 6.5 acres works out near 174 units per acre on the 1,132-unit figure — denser than Balaji Oriana World or JN AA Privilege. The listing portal selling this project warns in its own words that close tower placement may restrict garden views and privacy, and that lower floors could see reduced sunlight and ventilation. When a sales channel volunteers that, take it seriously and insist on seeing the actual flat, on the actual floor, at midday.
• At about ₹10,932 per carpet sq ft on available stock this is the most expensive project we track in Punawale — roughly 7.7% above Garve Akshara Grandeur and 2.8% above JN AA Privilege, both within a couple of kilometres. The 70% construction progress goes some way to justifying that; the density does not.
• The amenity count inflates depending on where you look: 30-plus on the listing portal, 40-plus on one aggregator, 65-plus on the developer's own site. Ask for the sanctioned amenity schedule rather than counting brochure bullets.
• A 4 BHK is mentioned by both the listing portal and the developer's own website, but neither publishes a carpet area or a price for one. Treat it as unconfirmed inventory until you see a floor plan and a rate.
• Total unit counts do not reconcile: one aggregator states 1,132 units across the nine towers while a RERA-derived summary describes 380 units of 2 and 3 BHK plus retail shops. The second figure is probably the registered wings only, but confirm which before relying on any density or resale-supply estimate.