1.0 km awayMixed Development
BHAVYA RESI-PLAZA
SHUKAN INFRA · Surat City
Nov 2021registered
Dec 2026target completion
Declared cost₹29.53 CrScale336 flatsAuthorityGujRERA
L'OTUS
01
Complete project overview
GujRERA · Registration filing- Units
- 440 units
- Mix
- 440 × Residential
- Carpet area
- 19–49 sq mper-unit range, as filed
- Blocks
- 7
- Land area
- 11,925 sq m
- Affordable housing
- Yes — registered under affordable housingprice caps & eligibility apply
Timeline
Project startedApr 2012
RERA registeredSep 2019
Proposed completionSep 2023
TodaySep 2026
Construction progress
48% 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
Residential27440
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 registrationBLUE FEATHERS INFRACON
PARTNERSHIP FIRMPromoter type
Surat, GujaratBased in
1Projects
1City
2019–2023Active
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- Taluka
- Chorasi
- District
- Surat
- Pincode
- 394230
- Address
- BLOC NO. 379/B/2T.P.S NO. 59(PARDI KANDE-SACHIN-KANSAD) O.P. NO. 136/A, F.P. NO. 136/B, MOJE SACHIN
What’s nearby
SchoolsNo schools within 2km
HealthcareHospital 885m away · Clinic within 2km
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km
Getting around
Expressway 121 m · Surat Hazira BypassPrimary road 226 mRailway line 118 m · Western Dedicated Freight CorridorRailway station 2.2km away (Sachin)Limited bus connectivity nearby
Water & environment
Canal 174 mRiver 1.4 kmWater body 2.5 km
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.
Mortgage440 unit(s) mortgaged to SURAT NATIONAL CO OP BANK LTD · ₹46.0 Lakh outstanding
Price analysisdeclared build cost — not a sale price
₹25.47 Cr declared to build 440 flats. What that works out to:
₹4.14 Lakh – ₹10.43 Lakhdeclared unit pricerange on the filing — not a live asking price
₹5.79 Lakhdeclared cost per flatall-in — land + construction
₹1,962/sq ftof carpet area₹21,123/sq m
18%of the cost is land₹359/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 registration departmentIn Gujarat it’s called the jantri rate — the 2011 book, which is the one in Horizon's record.
No government guidance rate is shown for this project.
Gujarat's jantri is in Horizon's record, but this filing names no place the book prints — or names two — and a survey number repeats in every village of a district, so nothing can be tied to this project without guessing.
That is a statement about what Horizon can place — not a sign that no rate exists, and not a signal about the project.
05
Planning authority
GujRERA · Approved building planBuilding Permitapproved 21 Sep 2019 · 7 yrs ago
The promised possession date (30 Sep 2023) 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
Surat Urban Development Authority
Urban Development AuthorityHas approved 895 RERA projects — about 1 in 19 in Gujarat.
a mixed market — 65% apartments · 35% plotted layouts.
- Builders
- 734
- On record
- 1,12,087 flats · 25,390 plots
- Reach
- 14 talukas
- Since
- 2008
More layout-heavy than Gujarat overall — 35% plots here vs 6% statewide.
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.
06
Complaints & litigation
GujRERA · public recordComplaints on GujRERA's register
4 complaints
- Non-compliance · quarterly report 1
- Complaint · Form A 1
- Complaint 1
- Suo-motu 1
GujRERA's list gives each complaint's number and date, not its status or outcome — and only disputes escalated to GujRERA appear here at all.
| Number | What | Date |
|---|---|---|
| GJ/CMP/NCQR/Surat/230503/0278 | Non-compliance · quarterly report | 3 May 2023 |
| CMP/A/OFFLINE/Surat/07022023/00335 | Complaint · Form A | 16 Jan 2023 |
| CMP/Surat/220408/000066 | Complaint | 8 Apr 2022 |
| GJ/CMP/SM/Surat/191003/0423 | Suo-motu | 3 Oct 2019 |
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 km843 residential projects still under way within 25 km. Step out ring by ring:
Of the 284 projects the radar draws within 6 km — every kind, every stage — 56 are residential projects still under way. This list keeps only those, and looks further out.
12 projects between 1 and 3 km — showing the nearest 6.
1.4 km awayMixed Development
HAPPYNEST RESIDENCY
SAI CONSTRUCTION · Choryasi
Jul 2024registered
Dec 2029target completion
Price band₹4.00 Lakh–₹11.50 LakhScale311 flatsAuthorityGujRERA
1.5 km awayMixed Development
FIRDOS HEIGHTS
HARMONY DEVELOPERS · Choryasi
May 2026registered
Dec 2033target completion
Price band₹6.58 Lakh–₹33.13 LakhScale269 flatsAuthorityGujRERA
1.6 km awayMixed Development
AL MADINA RESIDENCY
AAKAR LAND DEVELOPERS PRIVATE LIMITED · Chorasi
Jun 2019registered
Aug 2027target completion
Declared cost₹117.64 CrScale934 flatsAuthorityGujRERA
1.7 km awayMixed Development
Gulshan Residency
HADAF CONSTRUCTION LIMITED · Choryasi
Jul 2025registered
Mar 2029target completion
Price band₹11.00 Lakh–₹24.00 LakhScale83 flatsAuthorityGujRERA
1.8 km awayMixed Development
GALAXY HERITAGE
SUPREME ENTERPRISE · Surat City
Oct 2018registered
Jun 2028target completion
Declared cost₹9.00 CrScale186 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.