First Release - 594 Homes

Final net agreement revenue remains unresolved. The displayed agreement value is a conditional ceiling after currently identified costs. Own-site jurisdiction, exact stamp valuations, complete mandatory charges and ancillary tax treatment must still be established. Agreement revenue is before land, construction and finance costs; it is not profit or cash collections.

FIRST 10 LAKH ONLY

One programme, two execution windows.

Retained homes594

Modeled saleable sq ft1,000,720

Proposed buyer packages₹1,052.40 Cr

Conditional agreement ceiling₹926.91 Cr

The seven-size home-count shares are 35 / 30 / 10 / 10 / 5 / 7 / 3 percent. Counts 208 / 178 / 59 / 59 / 30 / 42 / 18 allocate 65% of homes approximately to 1,050 and 1,150 sq. ft. The remaining 15 lakh saleable sq. ft. of the development is not committed or valued here.

Proposed RERA + assumed zero exclusive terrace = developer planning carpet. Modeled saleable = planning carpet × 1.40. Balcony is unspecified and excluded. This is not surveyed land, approved buildable capacity or a competitor loading assertion. Fixed home counts remain fixed when simulator loading changes; coverage and shortfall then recalculate.

PLANNING CASE

12 months

Exact retained sales / month49.50

Exact gross bookings / month54.17

Management net target50

Management gross target55

Rounded targets are planning buffers, not a different total inventory. Monthly integer schedules below sum to the entered programme.

STRETCH CASE

8 months

Exact retained sales / month74.25

Exact gross bookings / month81.25

Management net target75

Management gross target82

Rounded targets are planning buffers, not a different total inventory. Monthly integer schedules below sum to the entered programme.

PROPOSED OWN-DESIGN AND PRICING TARGETS

The seven-size first-release schedule

Each budget is a proposed introductory own-project target, not a verified current achieved competitor quote. Reconcile all mandatory charges inside the budget before issuing a binding all-inclusive offer. Higher stamp valuation or additional costed charges reduce the agreement ceiling while the buyer budget stays fixed.

Fixed first-release schedule: all shares are by home count; whole-home rounding changes actual shares slightly
Product / proposed RERA	Requested homes	Actual homes	Retained homes	Modeled saleable / home	Launch-test all-in / home	Conditional agreement / home	Gross bookings at 8% cancellations	Net / month over 12	Net / month over 8
3 BHK 1,050 RERA sq ft	35%	35.02%	208	1,470	₹1.50 Cr	₹1.32 Cr	227	17.33	26.00
3 BHK 1,150 RERA sq ft	30%	29.97%	178	1,610	₹1.65 Cr	₹1.45 Cr	194	14.83	22.25
3 BHK 1,250 RERA sq ft	10%	9.93%	59	1,750	₹1.85 Cr	₹1.63 Cr	65	4.92	7.38
3.5 BHK 1,350 RERA sq ft	10%	9.93%	59	1,890	₹2.05 Cr	₹1.81 Cr	65	4.92	7.38
3.5 BHK 1,450 RERA sq ft	5%	5.05%	30	2,030	₹2.20 Cr	₹1.94 Cr	33	2.50	3.75
4 BHK 1,550 RERA sq ft	7%	7.07%	42	2,170	₹2.45 Cr	₹2.17 Cr	46	3.50	5.25
4 BHK 1,650 RERA sq ft	3%	3.03%	18	2,310	₹2.65 Cr	₹2.34 Cr	20	1.50	2.25

The earlier V16 75/15/10 comparison used equal splits within each family and needed 580 homes. This first-release plan biases the smaller products and therefore needs 594 homes. Those earlier comparisons remain preserved separately.

A transparent buyer-to-agreement bridge

Selected reference case: effective 5% residential construction GST, conditional 7% urban stamp duty, registration capped at ₹30,000 per home, and ₹1.5 lakh maintenance deposit plus ₹0.6 lakh advance reserves per home. The maintenance amounts are a Neco-observed planning benchmark, not our approved mandatory charges. Stamp duty uses the higher of agreement and entered stamp valuation.

Buyer-to-agreement bridge: no double-counting of withholding or retained agreement premiums
Package component	First-release total	Qualification
Agreement value ceiling	₹926.91 Cr	Conditional, before project costs
Construction GST	₹46.35 Cr	Selected planning case
Stamp duty	₹64.88 Cr	Selected planning case
Registration	₹1.78 Cr	Selected planning case
Maintenance deposit reserve	₹8.91 Cr	Selected planning case
Maintenance advance reserve	₹3.56 Cr	Selected planning case
Other mandatory charges	Unknown; not costed	Unknown is not verified zero
Buyer package value	₹1,052.40 Cr	Proposed total customer budgets
Indicative TDS within agreement	₹9.27 Cr	Withholding within agreement; not additive or deductible
Final net agreement	Unresolved	Complete charges, stamp valuation and own-site jurisdiction remain open

Retained floor, view, parking and amenity premiums belong within the agreement and its GST base; do not deduct them again as extras. Read the cost-sheet and statutory evidence ↗

Exact-unit stamp-duty / ASR minimum valuation unavailable; agreement-base floor case only.
Complete other mandatory project charges unavailable; zero is used only for this conditional known-cost ceiling.
Own-site local-body jurisdiction and stamp-duty case are unconfirmed; 7% is a conditional Pune urban reference.
Own-project complete mandatory charge schedule and tax treatment are unconfirmed; maintenance amounts are planning allowances, with the default adopted from the NECO benchmark.

12-month whole-home schedule

Required planning rates, not an absorption forecast. Net and gross schedules are independent evenly distributed totals. No booking cohort, legal timing or cancellation lag is modeled; gross bookings do not imply same-month retained sales. Monthly agreement revenue follows retained sales and is not cash collections.

Even cumulative rounding by product; independent net / gross schedules, without booking or legal timing lags
Month	Retained sales	Gross bookings	Cumulative net homes	Monthly saleable sq ft	Cumulative saleable sq ft	Planned agreement ceiling	Cumulative agreement ceiling
1	51	54	51	86,730	86,730	₹80.56 Cr	₹80.56 Cr
2	49	55	100	81,690	168,420	₹75.42 Cr	₹155.98 Cr
3	51	54	151	86,730	255,150	₹80.56 Cr	₹236.54 Cr
4	47	55	198	78,610	333,760	₹72.65 Cr	₹309.19 Cr
5	52	53	250	88,200	421,960	₹81.88 Cr	₹391.07 Cr
6	48	56	298	80,220	502,180	₹74.11 Cr	₹465.18 Cr
7	49	52	347	83,090	585,270	₹77.12 Cr	₹542.30 Cr
8	49	53	396	81,690	666,960	₹75.42 Cr	₹617.72 Cr
9	51	57	447	86,730	753,690	₹80.56 Cr	₹698.28 Cr
10	47	53	494	78,610	832,300	₹72.65 Cr	₹770.93 Cr
11	52	54	546	88,200	920,500	₹81.88 Cr	₹852.81 Cr
12	48	54	594	80,220	1,000,720	₹74.11 Cr	₹926.91 Cr

Retained sales by all seven sizes

Monthly retained whole-home allocation by product
Month	1,050 sq ft	1,150 sq ft	1,250 sq ft	1,350 sq ft	1,450 sq ft	1,550 sq ft	1,650 sq ft	Total
1	17	15	5	5	3	4	2	51
2	18	15	5	5	2	3	1	49
3	17	15	5	5	3	4	2	51
4	17	14	5	5	2	3	1	47
5	18	15	5	5	3	4	2	52
6	17	15	5	5	2	3	1	48
7	17	15	4	4	3	4	2	49
8	18	15	5	5	2	3	1	49
9	17	15	5	5	3	4	2	51
10	17	14	5	5	2	3	1	47
11	18	15	5	5	3	4	2	52
12	17	15	5	5	2	3	1	48

8-month whole-home schedule

Even cumulative rounding by product; independent net / gross schedules, without booking or legal timing lags
Month	Retained sales	Gross bookings	Cumulative net homes	Monthly saleable sq ft	Cumulative saleable sq ft	Planned agreement ceiling	Cumulative agreement ceiling
1	73	81	73	122,710	122,710	₹113.57 Cr	₹113.57 Cr
2	78	82	151	132,440	255,150	₹122.97 Cr	₹236.54 Cr
3	72	80	223	120,680	375,830	₹111.63 Cr	₹348.17 Cr
4	75	84	298	126,350	502,180	₹117.01 Cr	₹465.18 Cr
5	73	81	371	122,710	624,890	₹113.57 Cr	₹578.75 Cr
6	76	81	447	128,800	753,690	₹119.53 Cr	₹698.28 Cr
7	74	81	521	124,320	878,010	₹115.07 Cr	₹813.34 Cr
8	73	80	594	122,710	1,000,720	₹113.57 Cr	₹926.91 Cr

Retained sales by all seven sizes

Monthly retained whole-home allocation by product
Month	1,050 sq ft	1,150 sq ft	1,250 sq ft	1,350 sq ft	1,450 sq ft	1,550 sq ft	1,650 sq ft	Total
1	26	22	7	7	4	5	2	73
2	26	23	8	8	4	6	3	78
3	26	22	7	7	3	5	2	72
4	26	22	8	8	4	5	2	75
5	26	22	7	7	4	5	2	73
6	26	23	7	7	4	6	3	76
7	26	22	8	8	3	5	2	74
8	26	22	7	7	4	5	2	73

Why this mix, and what remains unproven

This is a commercial allocation of launch risk, not a statistically proven optimum. Saved matching-size registration records are broader for 3 BHK than for the proposed larger formats; source area definitions, incomplete mapping and project concentration prevent deriving precise demand shares. Supplied marketing prices have differing exclusions and area conventions.

Use actual net bookings, cancellations and achieved prices in a 90-day review before extending the programme. Neither an eight-month nor a 12-month required pace is verified absorption. Statutory carpet and terrace, current inventory, possession, own-site parcel identity and buildable capacity remain open.

3 BHK · 1,050 - price context