The same core launch.
A clearer agreement-value limit.
The accepted starting mix remains 55% 2 BHK / 40% core 3 BHK / 5% gated flex by saleable budget. Buyer all-inclusive target bands and unit sizes are unchanged. This version replaces the old blanket deduction with the itemised tax and charge case.
Unit mix and target sales
| Product | Saleable budget share | RERA sq ft/home | Modeled saleable/home | Core homes | All-inclusive buyer band | Midpoint agreement ceiling/home | Target retained homes | Target agreement ceiling |
|---|---|---|---|---|---|---|---|---|
| Compact 2 BHK | 15% | 650 | 910 | 412 | ₹85.00 lakh–₹90.00 lakh | ₹75.98 lakh | 174 | ₹132.21 crore |
| Regular 2 BHK | 40% | 750 | 1,050 | 952 | ₹100.00 lakh–₹108.00 lakh | ₹90.71 lakh | 401 | ₹363.76 crore |
| Compact 3 BHK | 25% | 900 | 1,260 | 496 | ₹120.00 lakh–₹130.00 lakh | ₹109.46 lakh | 209 | ₹228.78 crore |
| Regular 3 BHK | 15% | 1,050 | 1,470 | 255 | ₹145.00 lakh–₹155.00 lakh | ₹131.79 lakh | 107 | ₹141.01 crore |
The 891-home schedule covers 1,000,020 modeled saleable sq ft. Its buyer package value is ₹991.04 crore; its known-cost agreement ceiling is ₹865.76 crore. Under 8% cancellations, product-level ceilings require 971 gross bookings. If the target means registrations, the separate 95% × 95% legal conversion case requires 1,074 gross bookings before lag/release constraints.
Core homes occupy 23,74,330 modeled saleable sq ft. The 125,000 sq ft flex reserve and 670 sq ft core rounding reserve are unassigned. Areas use (RERA+exclusive terrace)×1.40; own terrace 0 is an explicit design assumption, not sanction.
Buyer-package reconciliation · midpoint
| Component | Full core project | 891-home target |
|---|---|---|
| Buyer package | ₹2,353.08 crore | ₹991.04 crore |
| Agreement ceiling | ₹2,055.64 crore | ₹865.76 crore |
| Construction GST | ₹102.78 crore | ₹43.29 crore |
| Stamp duty | ₹143.90 crore | ₹60.60 crore |
| Registration | ₹6.35 crore | ₹2.67 crore |
| Maintenance deposit reserve | ₹31.73 crore | ₹13.37 crore |
| Maintenance advance reserve | ₹12.69 crore | ₹5.35 crore |
| Other mandatory fees / ancillary taxes | Unknown — not costed | Unknown — not costed |
| TDS withholding · already within agreement | ₹20.56 crore | ₹8.66 crore |
TDS is shown as a payment allocation; it is not an extra row added to the package or a deduction from agreement revenue. All revenue figures are before development/selling costs and are neither profit nor cash collected.
Stamp-case sensitivity, not verified buyer mix
| Selected stamp case | Core agreement ceiling | Target agreement ceiling | Qualification |
|---|---|---|---|
| 6% | ₹2,074.16 crore | ₹873.56 crore | Eligible women concession sensitivity only; ownership eligibility not confirmed. |
| 7% | ₹2,055.64 crore | ₹865.76 crore | Conditional Pune urban reference; own local body/cess applicability not confirmed. |
No final net value is approved. The 7% default is conditional; 6% requires eligible ownership. Competitor-advertised township rates are not adopted. Missing higher ASR values, utilities, legal/share charges and extra taxes can reduce the ceiling under the selected case.
Same 25 lakh saleable budget and 10 lakh saleable target. Conversion and paid buyer demand remain unvalidated. Private source media are not rehosted.