160 m awayMixed Development
Nilkanth Skyline
NILKANTH INFRA · Valsad
Feb 2026registered
Dec 2030target completion
Price band₹82.50 Lakh–₹1.36 CrScale35 flatsAuthorityGujRERA
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Detailed ReportIRIS Sky Bungalows
01
Complete project overview
GujRERA · Registration filing- Units
- 36 units
- Mix
- 36 × Residential
- Carpet area
- 222 sq mper unit, as filed
- Blocks
- 4
- Parking
- 124 spaces
- Land area
- 4,003 sq m
Timeline
Project startedNov 2013
RERA registeredFeb 2018
Proposed completionJan 2019
TodaySep 2026
Construction progress
100% 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
Residential22236
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 registrationNeelayam Developers
PARTNERSHIP FIRMPromoter type
Valsad, GujaratBased in
1Projects
1City
2018–2019Active
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 & price analysis
GujRERA · Registration filing- This project
- 6 new projects last year
- 63 nearby projects
- Taluka
- Valsad
- District
- Valsad
- Pincode
- 396001
- Address
- Next to Lohana Samaj HallTithal Rd, Valsad
What’s nearby
SchoolsNearest school 1.4km away · Library 1.5km away
HealthcareHospital 1.1km away · Clinic within 2km
LifestyleNo parks within 2km
ShoppingSupermarket 285m away
Getting around
Expressway 3.7 kmPrimary road 68 m · Tithal RoadRailway line 1.8 kmRailway station 1.8km away (Valsad)Limited bus connectivity nearby
Water & environment
Water body 607 mRiver 1.2 km · Wanki
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹24.00 Cr declared to build 36 flats. What that works out to:
₹51.00 Lakh – ₹1.15 Crdeclared unit pricerange on the filing — not a live asking price
₹66.67 Lakhdeclared cost per flatall-in — land + construction
17%of the cost is land₹928/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
Satellite view of the site
Google Open Buildings, 2016–2023 · Sentinel-2 imageryA building already stood on the plot in 2016 (about 36 m), 22 m in 2023.
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 the plot the promoter drew.
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
- A building is first visible in 2016 — and something already stood here in 2016, so this may be a redevelopment.
- Plot outline was drawn by the promoter on the RERA portal and can be misplaced - check it against the image.
Google Open Buildings 2.5D Temporal (CC BY 4.0) · Contains modified Copernicus Sentinel data 2017–2026
05
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.
₹5,226per sq yd
₹6,250per sq m
- Which rate
- land + construction: residential flat
- Matched to
- The rate published for the village of “VALSAD”.
- In force
- 2011 schedule
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.
06
Planning authority
GujRERA · Approved building planBuilding Permitapproved 22 Feb 2018 · 8 yrs ago
The promised possession date (31 Jan 2019) has passed. This record can’t confirm whether the project was completed — that sign-off is the occupancy certificate, below.
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
Valsad Municipality
Municipal CorporationHas approved 42 RERA projects — 0.2% of Gujarat.
an apartments market — 98% apartments · 2% plotted layouts. Apartments like yours are this body's core business.
- Builders
- 41
- On record
- 3,149 flats · 114 plots
- Since
- 2013
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
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.
08
Other projects nearby
The register · within 25 km87 residential projects still under way within 25 km. Step out ring by ring:
Of the 63 projects the radar draws within 6 km — every kind, every stage — 24 are residential projects still under way. This list keeps only those, and looks further out.
5 projects within 1 km — showing the nearest 5.
300 m awayMixed Development
Sumegha Apartment
RIDAAN DEVELOPERS · Valsad
Oct 2022registered
Dec 2026target completion
Declared cost₹3.86 CrScale36 flatsAuthorityGujRERA
320 m awayMixed Development
Suprabha Apartment
Propritorship of PATEL CONSTRUCTION · Valsad
Oct 2024registered
Mar 2026target completion
Scale39 flatsAuthorityGujRERA
330 m awayMixed Development
Manish Apartment
OM INFRACON · Valsad
Dec 2025registered
Sep 2029target completion
Scale64 flatsAuthorityGujRERA
510 m awayMixed Development
Shree Divyesh Apartment
OM INFRACON · Valsad
Oct 2024registered
Dec 2027target completion
Scale40 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.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with GujRERA, as the builder submitted it.
- 02Builder's track record
- GujRERA: the builder's registration.
- The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
- 03Location & price analysis
- Address, pincode and declared cost: the GujRERA filing.
- Coordinates: as filed with GujRERA.
- 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
- Gujarat Revenue Department — Annual Statement of Rates (jantri), 2011.
- 06Planning authority
- GujRERA: the approved building plan, as filed.
- The approving body's other projects: counted by Horizon across the register.
- 07Complaints & litigation
- GujRERA'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/iris-sky-bungalows-valsad-monwytcy.
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.