1.5 km awayResidential
PHOOL NARAYAN VILLAS
JANG BAHADUR SINGH; VIDYA DEVI · Bareilly
Jul 2024registered
Jan 2029target completion
⚠ no escrow declaredDeclared cost₹15.32 CrAuthorityUP-RERA
ROYAL VILLAS
01
Complete project overview
UP-RERA · Registration filing- Project name
- ROYAL VILLAS
- Land area
- 12,709 sq m
Timeline
Project startedMar 2020
RERA registeredAug 2020
Proposed completionJul 2027
TodaySep 2026
02
Builder’s track record
UP-RERA · Builder registrationAERA CONSTRUCTION AND DEVELOPERS PVT. LTD.; ARSHAD HASAN KHAN; MASOOD HASAN KHAN; MHOD RAFI
CompanyPromoter type
1Registered projects
1Projects
1City
2020–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 & price analysis
UP-RERA · Registration filing- District
- Bareilly
- Tehsil
- Bareilly
What’s nearby
SchoolsNo schools within 2km
HealthcareHospital 610m away
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km
Getting around
Expressway 3.6 kmPrimary road 770 m · Pilibhit By Pass RoadRailway line 4.7 kmRailway station 4.8km away (Bareilly Junction)Limited bus connectivity nearby
Water & environment
Water body 1.2 kmRiver 1.3 km · Nakatia Nadi
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹21.00 Cr declared. What that works out to:
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
Uttar Pradesh registration departmentIn Uttar Pradesh it’s called the circle rate.
No government guidance rate is shown for this project.
Uttar Pradesh's government guidance rates aren't in Horizon's record yet.
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
UP-RERA · Approved building planapproved 6 Jul 2019 · 7 yrs ago
Building Permit no. MAP20180425122316387
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.
Verify it yourself — look up plan MAP20180425122316387 on the approving authority’s portal to confirm the approval.
06
Complaints & litigation
UP-RERA · public recordNone on record with UP-RERA 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 UP-RERA- Litigation
- None declared in this filing
Only what the builder declared, or what UP-RERA 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 UP-RERA, or that this register doesn’t publish it — never that nothing happened.
07
Other projects nearby
The register · within 25 km10 residential projects still under way within 25 km. Step out ring by ring:
Of the 73 projects the radar draws within 6 km — every kind, every stage — 5 are residential projects still under way. This list keeps only those, and looks further out.
2 projects within 3 km — showing the nearest 2.
2.4 km awayResidential
GRANDEUR VILLAS
REAL IMAGE DEVELOPERS PVT. LTD. · Bareilly
Jan 2022registered
Nov 2026target completion
⚠ no escrow declaredDeclared cost₹61.31 CrAuthorityUP-RERA
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.
- Construction progress — UP-RERA does not publish quarterly progress reports. How far along it actually is cannot be read here.