430 m awayResidential / Group Housing
ROYAL OAK
GREENBUILDING LIFESCAPES LLP · Fnorth-400019 · Ward FNorth
Jun 2025registered
Nov 2027target completion
Scale22 flatsAuthorityMahaRERA
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Detailed ReportAvanish Royale
01
Complete project overview
MahaRERA · Registration filing- Units
- 27 units
- Floors
- 11
- Buildings
- 2
- Parking
- 38 spaces
- Land area
- 712 sq m
- Sanctioned built-up
- 2,114 sq m
Timeline
RERA registeredJul 2025
Proposed completionOct 2028
TodaySep 2026
Construction progressPer-activity completion % as filed with MahaRERA, shown for in-progress projects — a snapshot, not a live tracker.
Stilt floor0%
Superstructure0%
Internal finishes0%
Flat fit-out0%
Stairs & lifts0%
External finishes0%
OC-readiness0%
Water Supply0%
Sewerage (Chamber,…0%
Storm Water Drains0%
Solid Waste Manage…0%
Water conservation…0%
Fire protection an…0%
Electrical meter r…0%
Plinth98%
Excavation100%
02
Builder’s track record
MahaRERA · Builder registrationAvanish Realty LLP
Limited Liability PartnershipPromoter type
Mumbai Suburban, MAHARASHTRABased in
1Projects
1City
2025–presentActive
Timelineevery project, start → promised completion
The only project Horizon has read from this builder so far. Dates are the project’s start (where filed) and target-completion dates on the RERA filing; delivery isn’t reported here.
03
Location
MahaRERA · Registration filing- This project
- 255 new projects last year
- 1,992 nearby projects
- Village
- Kondivita
- Taluka
- Andheri
- District
- Mumbai Suburban
- Pincode
- 400059
- Survey no.
- 263, 263/1, 263/2, 263/3
- North boundary
- CTS No 262 (Tibberwal House)
- East boundary
- Muncipal Retail Market and CTS No 265
- South boundary
- CTS No 264 (Advent Divine)
- West boundary
- Wide Road
What’s nearby
SchoolsNearest school 1.7km away · College or university 1.3km away
HealthcareHospital 225m away · 1 clinic within 1km · Doctor's clinic within 1km
LifestylePark 1.1km away · Gym or sports centre 1.0km away · 15+ restaurants and cafes within 1km
ShoppingSupermarket 1.1km away · Mall 826m away · Bank 838m away
Getting around
Expressway 2.1 km · Sion Circle FlyoverPrimary road 526 m · Lady Jamshedji RoadRailway line 64 mMetro station 692m away (Dharavi)Bus stop within 1km
Water & environment
Water body 215 mRiver 351 m · Mithi River
distances only — not a flood assessment04
Satellite view of the site
Google Open Buildings, 2016–2023 · Sentinel-2 imageryThe yearly satellite view ends in 2023 and this project started in 2025, so it does not cover this project's construction: the site was still open ground within ~20 m of the recorded location when the series ends. The 2026 image shows the site more recently.
Satellite view, year by year
loading 2023…
Height estimated by a model from satellite imagery — not a survey, and the series ends in 2023. The dashed shape is within ~20 m of the filed location.
Satellite photographs of the same ground
Sentinel-2, 10 m per pixel — about 400 m of ground across. Each frame is one dry-season day, so haze can dull a site.
How to read this
- This series ends in 2023, before this project’s construction — so it shows what stood here before, and says nothing about whether building has since begun. The photograph does that.
- This state publishes a point, not a plot outline, so the shape is a circle around it. A neighbour’s building can fall inside.
- The location could only be checked loosely, so read this site view as indicative rather than as a statement about this project.
- Site is a ~20 m circle around the RERA point, not a plot outline: buildings inside it may belong to neighbours.
- Coordinate sits 3-10 km from other projects with the same pincode.
- The yearly site view ends in 2023, before this project started in 2025.
Google Open Buildings 2.5D Temporal (CC BY 4.0) · Contains modified Copernicus Sentinel data 2017–2026
05
Government Guidance Rate
Maharashtra IGR — Annual Statement of RatesIn Maharashtra it’s called the ready reckoner rate.
₹1,31,188per sq yd
₹1,56,900per sq m
- Which rate
- residential flat (built)
- Matched to
- The rate published for “Kondivita”.
- In force
- 2026-2027 schedule
What this number is — and isn’t
- The minimum value Maharashtra’s registration department will register a sale at. Stamp duty is usually charged on this or the price in the sale deed, whichever is higher.
- Not a market price. Sales normally register above it, and how far above varies by place and by project.
- Its fit depends on the grain the state publishes at. This one is matched at the level of locality, and says so above. How Horizon decides what to show.
06
Planning authority
MahaRERA · Approved building planBuilding Permit
Survey no. 263, 263/1, 263/2, 263/3
The occupancy certificate — the proof that isn’t here
An approved plan is the government’s approval to build. It is not proof the project was built to that plan. That sign-off is the Occupancy Certificate (OC) — issued by the planning authority, the same body that approved the plan, not by RERA— and it isn’t in this record. Ask the builder for it, or check with the authority. Without an OC, banks may decline home loans, and any deviation from the approved plan carries penalty or demolition risk.
The approving body, at scale
Municipal Corporation of Greater Mumbai
Municipal corporationHas approved 2,862 RERA projects — about 1 in 7 in Maharashtra, more than any other body in the state.
an apartments market — 100% apartments · 0% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 2,166
- On record
- 34,498 flats · 0 plots
- Reach
- 9 districts
- Since
- 2017
Volume and mix are context, not a verdict — a busier body isn’t a safer project. And this counts RERA-registered projects on Horizon’s record, not all construction.
07
Complaints & litigation
MahaRERA · public recordNone on record with MahaRERA against this project.
Only disputes escalated to the authority appear on the record — a private disagreement never filed here would not. A count from the public record, not a verdict.
What the builder declared
Declared to MahaRERA- Litigation
- None declared to MahaRERA
The builder's own declaration at registration — not a court's or MahaRERA's finding. A flagged line is worth checking with MahaRERA.
Not a verdict. A complaint can be dismissed and a case can be won; an order can be appealed.
Not a clean bill. An empty record means nothing was filed with MahaRERA, or that this register doesn’t publish it — never that nothing happened.
08
Other projects nearby
The register · within 25 km3,539 residential projects still under way within 25 km. Step out ring by ring:
Of the 1,992 projects the radar draws within 6 km — every kind, every stage — 702 are residential projects still under way. This list keeps only those, and looks further out.
12 projects within 1 km — showing the nearest 6.
460 m awayResidential / Group Housing
JIVAN PRAKASH 89 BUILDCON
EIGHTY NINE BUILDCON · MAHIM WEST
Apr 2022registered
Dec 2028target completion
Scale115 flatsAuthorityMahaRERA
470 m awayResidential / Group Housing
Avhad Beachfront Residences
HRUB REALTY PVT LTD · Mahim · Mumbai City
Jun 2026registered
Dec 2031target completion
Government Guidance Rate₹1,98,313/sq ydScale60 flatsAuthorityMahaRERA
500 m awayMixed
Island Cove Tower 4
LH Residential Housing Private Limited, Shree Nidhi Concept Realtors Private Limited and Bhoomi Habitat · Mumbai City
Sep 2025registered
Dec 2030target completion
Scale256 flatsAuthorityMahaRERA
780 m awayResidential / Group Housing
BAWA OCEANA
KAY BEE DEVELOPERS PVT LTD · G/N Ward · Ward GNorth
Jun 2026registered
Jun 2031target completion
Scale40 flatsAuthorityMahaRERA
800 m awayResidential / Group Housing
Godrej Bandra Bay Phase 3
Godrej Properties Limited, Roshni Developers & Realtors Private Limited · Bandra · Andheri
Sep 2026registered
Oct 2035target completion
Scale24 flatsAuthorityMahaRERA
Projects within 25 km, nearest first — closed ones excluded, nothing ranked. Distances from the filed coordinates.
What this record cannot tell you
- Build quality — no filing records how well it was actually built.
- Private disputes — only complaints escalated to the authority appear here.
- What it will be worth — the record is the past; it does not price the future.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with MahaRERA, as the builder submitted it.
- 02Builder's track record
- MahaRERA: the builder's registration.
- The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
- 03Location
- Address and pincode: the MahaRERA filing.
- Coordinates: as filed with MahaRERA.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- The Horizon Radar: the RERA-registered projects Horizon holds within 6 km of these coordinates.
- Map: © OpenStreetMap contributors (ODbL).
- 04Satellite view of the site
- Building footprint and height by year: Google Open Buildings 2.5D Temporal (CC BY 4.0), a model estimate of building presence and height from satellite imagery.
- Photographs: Copernicus Sentinel-2 imagery (contains modified Copernicus Sentinel data 2017–2026).
- 05Government Guidance Rate
- Maharashtra IGR — Annual Statement of Rates.
- 06Planning authority
- MahaRERA: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 07Complaints & litigation
- MahaRERA's public record lists no complaints or litigation for this project.
- 08Other projects nearby
- The RERA-registered projects Horizon holds within 25 km of these coordinates.
Compiled by Horizon from public records. Each fact is reproduced as its source publishes it, and Horizon does not verify filings on the ground. The live record: gethorizon.in/projects/avanish-royale-kondivita-andheri-q52zai9q.
Horizon does not rate, review, score or signal, and it gives no verdict, opinion or forecast. Its only aim is to seek the truth through data: what the public record says, where each fact comes from, and where the record is silent. Nothing in this document is legal, financial or investment advice; what to make of it is yours to decide.