Satyam Surya
Manhattan
A buyer-side fact check built from two sources only: the developer's own MahaRERA filing (P52000079306) that you obtained, and public web data. Nothing here rests on the seller's word.
A carpet-based price for this flat at the building's own government-registered average (~Rs.15,700/sq.ft) is about Rs.1.63 Cr. You are quoted Rs.2.09 Cr — an effective ~Rs.20,650/sq.ft on real carpet — reached by applying a low Rs.10,500 base to an inflated 1,800 sq.ft "saleable" figure that is 78% larger than the true RERA carpet.
Legal possession is 31 Dec 2031; construction is at 0% on every RERA milestone; the developer declares no past experience. There is no scarcity behind the two-week pressure.
(fair 30-40%)
carpet price
complete
RERA conflicts
first project
The verified fact base
Everything below is quoted directly from the developer's MahaRERA filing you uploaded (application REA52000167757 / project P52000079306). These are the anchor facts the rest of the dossier rests on — and the right-hand column shows where the marketing diverges.
| Field | As recorded in MahaRERA P52000079306 | Marketing claim (web) |
|---|---|---|
| Location | Plot 63, Sector 34A, Kharghar; Village Kharghar, Taluka Panvel, Dist. Raigarh | Often shown as "Sector 34C" |
| Developer | Surya Homes and Lifestyles LLP (Partnership) | "Satyam" brand / Satyam Group |
| Past experience | "Do you have any Past Experience?" → NO | "2 decades / est. 2000" |
| Status | New Project; all construction milestones = 0% | "20% completed" |
| Possession | Proposed completion 31 / 12 / 2031 | "June 2028" |
| Structure | Wing A + Wing B; 36 sanctioned floors + plinth + 5 podiums + stilt | "G+37" / "G+34" / "42 storeys" |
| Total units | 211 dwellings + shops; 290 covered parking bays | "210 units" |
| Plot / FSI | Plot 5,064.02 sq.m; sanctioned built-up 28,505; permissible 34,505 sq.m | "1.25 acres" |
| Litigation | No — "No Records Found" | (consistent) |
| Title / CC | Legal title report + Commencement Certificate + 4 plan approvals filed | "CC received, clear title" |
| RERA escrow | HDFC Bank, Koperkhairane; Format A & B filed | (not advertised) |
| Est. project cost | Rs.269.1 Cr estimated; land component ~Rs.90.1 Cr | (not advertised) |
On seven separate fields the marketing differs from the legal filing — sector, experience, % complete, possession, floor count, unit count, plot size. None is individually fatal, but the pattern is the point: the binding RERA record is consistently more conservative than the sales pitch. Throughout this purchase, treat the RERA number as true and the brochure number as marketing.
The area is inflated 78%
You were quoted a 3 BHK of 1,800 sq.ft at a Rs.10,500 base. The MahaRERA apartment schedule lists the 3 BHK carpet areas as 94 sq.m (~1,012 sq.ft) and 82.58 sq.m (~889 sq.ft), with a third 3 BHK of 96.6 sq.m in Wing B. No 3 BHK in the filing is anywhere near 1,800 sq.ft. The 1,800 figure is "saleable / super built-up" — the carpet inflated by a loading of about 78% (1,800 ÷ 1,012). A normal, fair loading is 30–40%.
RERA apartment schedule rows 10, 15, 16, 23 (uploaded PDF p.4): Wing A 3BHK 94 sqm; Wing B 3BHK 96.6 & 82.58 sqm. Loading = 1800/1012 = 1.78.The “deal” is just the list price
The Rs.10,500 base sounds like a discount. It is not. The published list price for the 1,040 sq.ft 3 BHK is Rs.2.07 Cr + charges; your all-in of Rs.2.09 Cr essentially equals it. On real carpet, Rs.2.09 Cr ÷ 1,012 sq.ft = ~Rs.20,650/sq.ft (or ~Rs.23,500/sq.ft on the 889 sq.ft unit). The building's own government-registered sales over the last 12 months averaged Rs.15,700/sq.ft; Sector 34A's transaction average is ~Rs.17,990/sq.ft.
| Basis | Area used | Rate | Implied price | Source |
|---|---|---|---|---|
| Quoted to you | 1,800 sq.ft saleable | Rs.10,500 base | Rs.2.09 Cr all-in | Seller |
| Published list | 1,040 sq.ft carpet | — | Rs.2.07 Cr + chg | Aggregator |
| Building reg. avg. | 1,012 sq.ft carpet | Rs.15,700 | ~Rs.1.63 Cr | Govt-registered |
| Sector 34A txn avg. | 1,012 sq.ft carpet | Rs.17,990 | ~Rs.1.82 Cr | Govt / 99acres |
| Your effective rate | 1,012 sq.ft carpet | Rs.20,650 | Rs.2.09 Cr | Computed |
Gap between the quote and a carpet-fair price at the building's own registered average: roughly Rs.45–46 lakh on the same flat.
List Rs.2.07 Cr + registered-transaction table (SquareYards, fetched). Sector 34A avg Rs.17,450 listing / Rs.17,989 transactions (99acres, searched). 2.09Cr / 1012 = Rs.20,651/sqft.2031 possession, first-time developer
MahaRERA records the proposed completion as 31/12/2031 and lists the project as a New Project with every construction task (excavation, plinth, podiums, slabs, fittings) at 0%. The developer, Surya Homes and Lifestyles LLP, answers "No" to past experience in its own application. The "June 2028" possession and "20% complete" claims in marketing have no basis in the filing. There is therefore no scarcity or deadline behind a two-week booking window.
uploaded RERA PDF p.2 (completion 31/12/2031, "New Project"), p.4 (all task %=0), p.1 (Past Experience = No).Bedroom-count vs. floor-plan mismatch
The brochure Wing A plate shows 2×3 BHK + 2×2 BHK; RERA lists Wing A as 1×3 BHK + 3×2 BHK. The flat count reconciles exactly (7 RERA type-entries = 7 plan positions across both wings), so nothing is missing. The mismatch is one label: the 81.47 sq.m unit in Wing A is tagged "2 BHK" in RERA but drawn as a 3 BHK on the plan. At 877 sq.ft it is the same size as a unit RERA itself calls a 3 BHK (the 82.58 sq.m / 889 sq.ft). Most likely a dropdown classification slip, or a post-filing "dynamic flat" conversion. Crucially, the binding number — carpet area — stays consistent across both documents.
| Plan unit (Wing A) | Bedrooms shown | Plan room-sum | Closest RERA entry | Status |
|---|---|---|---|---|
| Unit 01 (corner) | 3 | ~910 sq.ft | 3 BHK 94 sq.m (1,012) | Consistent |
| Unit 04 (corner) | 3 | ~749 sq.ft | 81.47 sq.m (877) — tagged 2BHK | MISLABEL |
| Unit 02 (inner) | 2 | ~603 sq.ft | 2 BHK 66.6-66.8 sq.m (717) | Consistent |
| Unit 03 (inner) | 2 | ~603 sq.ft | 2 BHK 66.6-66.8 sq.m (717) | Consistent |
Floor plan — which unit is which
Wing A typical-floor plate (the layout shown during the visit). Corner units 01 and 04 are the 3 BHKs; inner units 02 and 03 are 2 BHKs. Unit 01 is the larger 3 BHK (living 11'0×19'4 vs 10'0×16'9 for 04). Confirm the exact unit number against the RERA annexure before paying.
| Wing | Type | Carpet (sq.m) | ~sq.ft | Units | Note |
|---|---|---|---|---|---|
| A | 2 BHK | 66.65 / 66.84 | 717 / 720 | 60 | Inner units 02 / 03 |
| A | 2 BHK* | 81.47 | 877 | 30 | *Drawn as 3 BHK — see Finding 4 |
| A | 3 BHK | 94.00 | ~1,012 | 30 | Unit 01 (larger 3 BHK) |
| B | 2 BHK | 63.52 | 684 | 30 | |
| B | 3 BHK | 82.58 | ~889 | 30 | Smaller 3 BHK |
| B | 3 BHK | 96.60 | ~1,040 | 30 | Largest 3 BHK |
Independent transaction evidence
Government-registered sales in this building confirm the real 3 BHK carpet (~1,012–1,040 sq.ft, never 1,800) and the rate trend. These are not listings or opinions — they are registered transactions.
Registered sales (carpet area)
| 02 Apr 2026 · Unit 2101 (B) | 1,040 sq.ft |
| 25 Mar 2026 · Unit 1501 (A) | 1,012 sq.ft |
| 18 Feb 2026 · Unit 3101 (B) | 1,040 sq.ft |
| 13 Feb 2026 · Unit 901 (B) | 1,040 sq.ft |
| 16 Jun 2026 · Unit 804 (A) | 909 sq.ft |
18 sales Jul-25 to Jun-26, total Rs.26 Cr, avg Rs.15,700/sq.ft.
Rate trend (project vs locality)
| Qtr | Project | Kharghar |
|---|---|---|
| Jun 2025 | 11,600 | 13,900 |
| Sep 2025 | 11,300 | 17,200 |
| Dec 2025 | 12,700 | 18,500 |
| Mar 2026 | 16,550 | 18,500 |
Recent jump is asking momentum — can be soft. Still below its own locality.
Neighbourhood reality
The project sits at the southern edge of Kharghar near Amandoot Metro (Sector 34), in the "Upper Kharghar" belt (Sectors 34/35/36). Connectivity is a real strength; everyday amenities are a real weakness — which matches what you noticed on the visit. Independent local commentary is explicit: buy livability first, future upside second, marketing last.
Strengths (connectivity)
- Amandoot Metro ~100 m (Line 1)
- Central Park ~2 min; Golf Course nearby
- Sion-Panvel Hwy / NH-4 ~1-2.5 km
- Navi Mumbai Int'l Airport operational (Oct 2025)
- Proposed Kharghar-Turbhe tunnel & "BKC-2" park
Weaknesses (daily life) — your instinct was right
- Chemists, clinics, dairies, daily shops still thin
- Local agents put amenity maturity 24-36 months out
- Recurring gripes: dust/air, water, Panvel Rd traffic
- Mixed land jurisdiction (CIDCO / PMC / village)
- Ready-to-move 3 BHKs nearby ~Rs.1.4-1.7 Cr
What is actually clean
Balance matters: this is not a phantom or fraudulent project, and the dossier should not be read that way. The legal fundamentals check out in the RERA filing.
Verified clean (low worry)
- Valid MahaRERA registration (P52000079306)
- Zero litigation — "No Records Found"
- RERA escrow account (HDFC; Format A & B filed)
- Legal title report uploaded
- Commencement Certificate + 4 plan approvals filed
- Unit mix reconciles once one label is corrected
Serious — drives the decision
- 78% area inflation (1,800 vs 1,012 carpet)
- Effective ~Rs.20,650/sq.ft vs Rs.15,700 registered
- All-in = list price (no real discount)
- Possession Dec-2031, 0% built
- First-time developer ("Past Experience: No")
- Two-week booking pressure with no scarcity
What to do before paying a rupee
Consolidated message to send the seller
One written message forces every soft claim into the open. A straight builder answers it without friction.
"Before we proceed, please confirm in writing: (1) the exact MahaRERA unit and its carpet area in sq.m for the flat I'm buying; (2) the price quoted on carpet area, not saleable/built-up; (3) a fully itemised cost sheet (base + GST + stamp duty + registration + floor-rise + PLC + amenities + parking); (4) the RERA possession date and the delay-compensation clause; (5) the bedroom count for my unit, reconciled with the RERA annexure (the 81.47 sq.m Wing-A unit is listed there as a 2 BHK); and (6) the land lessor type and lease tenure with the survey number. I'll verify all of this on the MahaRERA portal before booking."
Go / No-Go checklist — tap to tick before paying any token
The leverage you hold. You have a home and need not move on anyone's timeline. That lets you demand carpet-based figures, take the itemised sheet away, verify on MahaRERA, and walk if pressure replaces paperwork. A genuinely good flat that legally completes in December 2031 will still be there next month — very likely at a similar price. If a few weeks of due diligence makes the seller walk, they were never offering a deal worth having.
Verification statement. Every figure in this dossier was checked against the two authoritative sources only — the uploaded MahaRERA filing P52000079306 and public web data (99acres, SquareYards, MahaRERA portal references, and independent locality commentary). Areas and rates are rounded; carpet-to-saleable and room-sum estimates are approximations clearly labelled as such. This is a research compilation for private decision-making, not legal, financial, or investment advice. Confirm all figures independently before acting.