90 m awayMixed Development
Balaji Apartment
BHOOMI INFRASPACE PRIVATE LIMITED · Vadodara
Jun 2023registered
Jun 2026target completion
Declared cost₹5.09 CrScale35 flatsAuthorityGujRERA
Fortune prestige
01
Complete project overview
GujRERA · Registration filing- Units
- 436 units
- Mix
- 296 × Flats · 140 × Shops
- Carpet area
- 22–142 sq mper-unit range, as filed
- Blocks
- 3
- Parking
- 456 spaces
- Land area
- 9,928 sq m
Timeline
Project startedJul 2023
RERA registeredOct 2023
Proposed completionSep 2028
TodaySep 2026
Construction progress
45% overall, as filed
Overall % complete as filed with GujRERA, taken as the slowest of the project's blocks — a snapshot, not a live tracker. Where a BU permission is on record (section 04), that is the firmer completion signal.Find your flat
Filed by type and size, in the batches the builder registered — not a per-flat listing. Look yours up.
TypeArea sq mCount
Shops35140
Flats75296
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. The declared inventory as registered — how many of each type exist, not how many are still unsold (this state's filing carries no booking count).
02
Builder’s track record
GujRERA · Builder registrationVarniraj Infra
PARTNERSHIP FIRMPromoter type
Vadodara, GujaratBased in
2Projects
1City
2023–presentActive
Timelineevery project, start → promised completion
Builder DNAthe whole portfolio, summed
448 homeson the public record across 2 projects
28,292 sq mbuilt-up filed
9,928 sq mland declared
₹155.33 Crdeclared build cost
Build cost is what the builder declared it costs to build — land plus construction, at registration. It gives a sense of how big a builder this is — not a price you pay, not build quality, and not whether they finish on time.
Planning authoritiesthis builder's portfolio, by approving body
Othersthis project1 of 2 projects
Vadodara Municipal CorporationMunicipal / Corporation1 of 2 projects
Counts are how many of this builder’s projects on Horizon’s record were approved by each body — a footprint, not a ranking of the authorities.
Every project Horizon has read from this builder, oldest first on the timeline. Dates are the project’s start (where filed) and target-completion dates on the RERA filing; delivery isn’t reported here.
03
Location & price analysis
GujRERA · Registration filing- Taluka
- Vadodara
- District
- Vadodara
- Address
- C/87,Matrix Homes,Opp. C M Patel farm,Kalali Road,
What’s nearby
Schools1 school within 1km
HealthcareHospital 121m away · 2 clinics within 1km
LifestyleNo parks within 2km · Gym or sports centre 1.7km away · 3 restaurants and cafes within 1km
ShoppingNo supermarket within 2km
Getting around
Expressway 660 mPrimary road 750 m · 78/3/D, GIDC ESTATE, Makarpura,Railway line 1.8 km · Mumbai - Delhi RailwayRailway station 2.5km away (Pratapnagar)Limited bus connectivity nearby
Water & environment
Water body 706 mRiver 2.7 km · Vishwamitri River
distances only — not a flood assessmentLand, title & encumbranceAs declared by the builder at registration — a RERA self-declaration, not an authority's independent finding. A flagged line is worth verifying against the title documents; it is not a verdict.
MortgageLoan outstanding · ₹21.24 Cr outstanding
Price analysisdeclared build cost — not a sale price
₹155.33 Cr declared to build 436 flats. What that works out to:
₹14.25 Lakh – ₹90.00 Lakhdeclared unit pricerange on the filing — not a live asking price
₹35.63 Lakhdeclared cost per flatall-in — land + construction
₹5,332/sq ftof carpet area₹57,390/sq m
37%of the cost is land₹5,430/sq ft of land
This is what the builder filed it costs to build — land plus construction, at registration — not a sale price. The gap to an asking price is their margin, taxes and anything the filing doesn’t carry.
04
Government Guidance Rate
Gujarat Revenue Department — Annual Statement of Rates (jantri), 2011In Gujarat it’s called the jantri rate — the 2011 book, which is the one in Horizon's record.
₹4,390per sq yd
₹5,250per sq m
- Which rate
- land + construction: residential flat
- Matched to
- The rate published for the village of “KALALI”.
- In force
- 2011 schedule
This filing declares ₹57,390 per sq m of carpet area — 10.93× the government figure. Declared cost is land and construction; the government guidance rate is what the state will not register a sale below. Neither is a sale price.
What this number is — and isn’t
- The minimum value Gujarat’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 village, and says so above. How Horizon decides what to show.
05
Planning authority
GujRERA · Approved building planBuilding Permitapproved 11 Oct 2023 · 2 yrs ago
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
The approving authority
The body that approved this project. It has approved 2,653 RERA projects across 26 talukas — about 1 in 6 in Gujarat.
Volume is context, not a verdict — a busier authority is not a safer project. And this counts RERA-registered projects on Horizon’s record, not all construction.
06
Complaints & litigation
GujRERA · public recordNone on record with GujRERA 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 GujRERA- Litigation
- None declared in this filing
Only what the builder declared, or what GujRERA records itself, can appear here — a case filed elsewhere and never declared would not.
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 GujRERA, or that this register doesn’t publish it — never that nothing happened.
07
Other projects nearby
The register · within 25 km1,156 residential projects still under way within 25 km. Step out ring by ring:
Of the 1,112 projects the radar draws within 6 km — every kind, every stage — 462 are residential projects still under way. This list keeps only those, and looks further out.
15 projects within 1 km — showing the nearest 6.
230 m awayMixed Development
Survi Pristine
SURVI INFRASPACE LLP · Vadodara
Sep 2022registered
Dec 2027target completion
Declared cost₹296.89 CrScale704 flatsAuthorityGujRERA
270 m awayResidential/Group Housing
SAI SHRADDHA RESIDENCY
ZEEL INFRA · Vadodara
Jan 2026registered
Mar 2027target completion
Price band₹12.00 Lakh–₹12.00 LakhScale24 flatsAuthorityGujRERA
580 m awayResidential/Group Housing
Green Avenue Apartment
H DEVELOPERS · Vadodara
Dec 2022registered
Sep 2027target completion
Declared cost₹8.94 CrScale20 flatsAuthorityGujRERA
600 m awayResidential/Group Housing
SANSKRUTI
MARUTI DEVELOPERS · Vadodara
May 2022registered
Dec 2026target completion
Declared cost₹7.83 CrScale24 flatsAuthorityGujRERA
610 m awayMixed Development
PEARL MEMORIES
J C ASSOCIATES · Vadodara
Apr 2021registered
Dec 2026target completion
Declared cost₹28.58 CrScale54 flatsAuthorityGujRERA
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.