Goyal My Home Sanctuary

What to weigh

• You are buying a phase, not the township, and almost every headline claim belongs to the township. The registration is "My Home Sanctuary PHASE I" covering 704 units on an enclave described as 4 acres by one source and 10 by another, sitting inside a 26-acre master layout. The 26 acres, the ~70% open space, the 75+ amenities, the grand green spine, the urban forest and the bird sanctuary are all master-layout promises. If later phases are delayed, redesigned or never registered, a Phase I buyer keeps the flat and loses the reason they bought it. Ask which amenities are inside the Phase I sanction and funded by the Phase I corpus, and get that in writing. Nothing outside it is enforceable.
• A civil suit that predates the project is on record — case 1292/2026 before the 17-Joint C.J.S.D. and Addl. C.J.M. Pune, carrying the old number 92/2023. It has therefore been live since 2023, before this registration existed, and the subject matter is not disclosed in the public record we could access. On a 26-acre land assembly, a suit running that long is exactly the kind of thing to read rather than assume benign. Get the plaint, establish whether it touches Survey No. 8(P) or the development agreement, and do not book before your advocate has seen it.
• The tower count cannot be right as published. Sources say 3 towers, 4 towers and 10 towers; the broker circular is selling "Tower E" and places two 3 BHK layouts in "Tower C". A scheme with a Tower E has at least five towers, which rules out the 3 and 4 figures being the whole story — they are most likely the Phase I count being presented as the project. Unit counts are equally unsettled at 600, 666 and 704. Establish which registration covers your tower before paying: an unregistered tower carries none of the protections you are relying on.
• The same 638 sq ft 2 BHK is quoted at ₹59.00 Lacs, ₹62.00 Lacs, ₹62.50 Lacs, ₹67.00 Lacs "all-inclusive" and ₹69.00 Lacs "onwards" across five sources — a spread of 17%. Note the direction: the figure labelled all-inclusive is LOWER than the one labelled onwards, which is backwards and means at least one label is wrong. Do not negotiate off any of these. Get a single written all-inclusive figure with stamp duty, registration, GST, floor rise, parking, infrastructure and development charges itemised, then compare.
• Daily-needs retail is the thinnest of any project we cover. The nearest D-Mart is 12.9 km and the nearest full-line grocery about 3.9 km. Mamurdi is a corridor being built, not one that exists, and for the first years of occupancy a car will not be optional for a weekly shop. Price that in, and ask for a date on the township's own retail.
• Two lifts serving 6 flats per floor across G+27 is about 162 homes on two lifts. That is better than Yashada Evo but still poor, and one source describes "select low-density towers with only 4 apartments per floor", which does not match the 6 quoted elsewhere. Confirm the flats-per-floor, lift count, speed and capacity for your specific tower — the broker material also claims 28 floors and multi-level parking for Tower E against the G+27 and ground-level parking published everywhere else.
• The towers face each other. The listing portal flags this directly: lower floors lose view, cross-ventilation and privacy to the tower opposite. On a layout of this size that is a design choice rather than a constraint, so ask to see the sanctioned site plan and pick tower, floor and orientation deliberately rather than taking pushed inventory.
• A second Goyal project shares this address. "Goyal My Home Mamurdi" — 3 towers, 27 acres claimed, target December 2028, no RERA number published and no litigation disclosed — is marketed separately at the same St Tukaram Nagar location. Whether it is a sibling phase of this township or a distinct scheme is not established anywhere public, and the answer determines whether your open space and amenities are shared with several hundred more households. Ask directly, and ask for the master layout showing both.
• The developer's own record is stated inconsistently: founded 1986 or 1992; 29, 39 or 40 years in business; 23, 30 or 32 projects delivered. The verifiable completed list is the strongest thing about this listing, which makes the inflated framing around it unnecessary and worth noting. Separately, one portal records the corporate office as Key Mansions Private Limited in Andheri East, Mumbai — confirm the exact promoter entity that will sign your agreement, since it may not be the Goyal Properties brand on the hoarding.
• The "first time in Pune — bird sanctuary" claim has no legal or contractual meaning. Landscaping that attracts birds is a design intent, not a deliverable, and it cannot be enforced under the sale agreement the way a clubhouse or a swimming pool can. Enjoy it if it arrives; do not pay a premium for it.