Is UPNISHAD 4 registered under RERA?

Yes. UPNISHAD 4 by shivom Developers is on the public record with GujRERA under RERA registration number PR/GJ/BHAVNAGAR/BHAVNAGAR/Others/MAA01873/050318.

When is UPNISHAD 4 due for possession?

The promised completion date on file with GujRERA is September 2018. This is the date the promoter filed, not a prediction of delivery.

Who is the builder of UPNISHAD 4?

UPNISHAD 4 is filed by shivom Developers (PARTNERSHIP FIRM), per its GujRERA registration.

Which authority approved UPNISHAD 4?

The building permit for UPNISHAD 4 was approved by Bhavnagar Municipal Corporation. This is the sanction of the plan, not confirmation the project was built to it.

What is the declared cost of UPNISHAD 4?

The declared project cost on record (land plus construction) is ₹2.06 crore. This is the cost the promoter declared to GujRERA, not a sale or per-unit price.

Where is UPNISHAD 4 located?

UPNISHAD 4 is located in Bhavnagar, Gujarat, as filed with GujRERA.

UPNISHAD 4 RERA, Bhavnagar, Gujarat — the public record

Name: UPNISHAD 4 — public record
Creator: GujRERA

UPNISHAD 4

PR/GJ/BHAVNAGAR/BHAVNAGAR/Others/MAA01873/050318 · GujRERA · https://gethorizon.in/projects/upnishad-4-bhavnagar-7ih0vury

Complete project overview

GujRERA · Registration filing

Project name: UPNISHAD 4
Units: 13 units
Mix: 4 × Shop
Carpet area: 16–73 sq mper-unit range, as filed
Land area: 334 sq m
Affordable housing: Yes — registered under affordable housingprice caps & eligibility apply

Timeline

Project startedMar 2017

RERA registeredMar 2018

Proposed completionSep 2018

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 unit

Filed by type and size, in the batches the builder registered — not a per-unit listing. Look yours up.

4 units across 1 batch

TypeArea sq mCount

Shop664

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).

Builder’s track record

GujRERA · Builder registration

shivom Developers

PARTNERSHIP FIRMPromoter type

Bhavnagar, GujaratBased in

4Projects

4Cities

2017–presentActive

Timelineevery project, start → promised completion

SHIVOM REGENCYUPNISHAD 4FORTUNE VISTARAPRATISHTHA BUNGLOWS

UPNISHAD 4

this project

Mixed Development

Mar 2017started

Sep 2018target completion

13 flats₹2.06 Cr

Builder DNAthe whole portfolio, summed

119 homes · 38 plotson the public record across 4 projects

8,933 sq mbuilt-up filed

6,917 sq mplotted area

7,251 sq mland declared

₹10.58 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

Bhavnagar Municipal CorporationMunicipal / Corporationthis project1 of 4 projects

IndoreTown & Country Planning (DTCP)1 of 4 projects

Rajkot Municipal CorporationMunicipal / Corporation1 of 4 projects

Surat Urban Development AuthorityUrban Development Authority1 of 4 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.

Location & price analysis

GujRERA · Registration filing

Taluka: Bhavnagar
District: Bhavnagar
Pincode: 364001
Address: PLOT NO:10 KRISHNA SOCIETY,NEAR SARDARNAGAR GURUKUK, BHAVNAGAR

What’s nearby

SchoolsNearest school 1.4km away · College or university 1.5km away

HealthcareHospital 547m away · 4 clinics within 1km

LifestylePark 717m away · Gym or sports centre 828m away

ShoppingNo supermarket within 2km · Bank 669m away

Getting around

Expressway 507 m · Talaja Jakatnaka to Shivaji Circle RoadPrimary road 412 m · Ghogha RoadRailway line 3.2 kmRailway station 3.3km away (Bhavnagar Terminus)Limited bus connectivity nearby

Water & environment

Water body 2.0 kmRiver 3.4 km

distances only — not a flood assessment

Price analysisdeclared build cost — not a sale price

₹2.06 Cr declared to build 13 flats. What that works out to:

₹9.00 Lakh – ₹37.00 Lakhdeclared unit pricerange on the filing — not a live asking price

₹15.85 Lakhdeclared cost per flatall-in — land + construction

42%of the cost is land₹2,392/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.

Government Guidance Rate

Gujarat registration department

In 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.

Planning authority

GujRERA · Approved building plan

Bhavnagar Municipal Corporation

Municipal / Corporation

Building Permitapproved 5 Mar 2018 · 8 yrs ago

The promised possession date (1 Sep 2018) 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

Bhavnagar Municipal Corporation

Municipal Corporation

Has approved 488 RERA projects — 2.8% of Gujarat.

an apartments market — 71% apartments · 29% plotted layouts. Apartments like yours are this body's core business.

Builders: 374
On record: 25,516 flats · 7,234 plots
Reach: 2 talukas
Since: 2011

More layout-heavy than Gujarat overall — 29% 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.

See every project approved by GujRERA→

Complaints & litigation

GujRERA · public record

Complaints register

None 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.

Other projects nearby

The register · within 25 km

178 residential projects still under way within 25 km. Step out ring by ring:

Of the 644 projects the radar draws within 6 km — every kind, every stage — 169 are residential projects still under way. This list keeps only those, and looks further out.

35 projects within 1 km — showing the nearest 6.

20 m awayMixed Development

S B BLESSINGS

PRAKASHBHAI BHAGUBHAI THANI PROPRIETOR OF S B ENTERPRISE · Bhavnagar

May 2024registered

Dec 2026target completion

Price band₹15.00 Lakh–₹63.50 LakhScale19 flatsAuthorityGujRERA

Open the read Compare

210 m awayMixed Development

GOPAL RIVERA

BUDHELIYA ALPESH LAKHABHAI (PROPRIETOR OF GOPAL INFRACON) · Bhavnagar

Apr 2023registered

Dec 2027target completion

Declared cost₹4.32 CrScale24 flatsAuthorityGujRERA

Open the read Compare

230 m awayMixed Development

MANAS SHIV DARSHAN

SAHYOG INFRA · Bhavnagar

Feb 2025registered

Apr 2028target completion

Price band₹13.15 Lakh–₹57.18 LakhScale44 flatsAuthorityGujRERA

Open the read Compare

260 m awayResidential/Group Housing

VRAJ UTSAV

KASHTABHANJAN DEVELOPERS · Bhavnagar

Mar 2024registered

Dec 2029target completion

Price band₹20.00 Lakh–₹35.00 LakhScale28 flatsAuthorityGujRERA

Open the read Compare

290 m awayResidential/Group Housing

THE SUN RESIDENCY 2

TULSI ESTATE DEVLOPERS · Bhavnagar

Mar 2025registered

Dec 2026target completion

Price band₹7.78 Lakh–₹10.00 LakhScale16 flatsAuthorityGujRERA

Open the read Compare

340 m awayResidential/Group Housing

AAROHI RESIDENCY

BHANUBEN CHIMANLAL MALAVIA · Bhavnagar

Sep 2024registered

Jun 2027target completion

Price band₹32.00 Lakh–₹34.00 LakhScale21 flatsAuthorityGujRERA

Open the read Compare

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.