The recommended first 10 lakh saleable sq. ft. now has a specific seven-size programme. Proposed RERA sizes 1,050 / 1,150 / 1,250 / 1,350 / 1,450 / 1,550 / 1,650 sq ft have requested home-count shares 35 / 30 / 10 / 10 / 5 / 7 / 3 percent, approximating the 75 / 15 / 10 family mix after integer rounding. Accepted counts are 208 / 178 / 59 / 59 / 30 / 42 / 18 homes.
Total: 594 retained homes and 10,00,720 modeled saleable sq ft. Proposed all-inclusive buyer-budget targets are ₹1.50 / 1.65 / 1.85 / 2.05 / 2.20 / 2.45 / 2.65 crore. Buyer packages total ₹1,052.40 crore; the conditional known-cost agreement ceiling is ₹926.91 crore. Final net agreement remains unresolved pending complete own-project charges, stamp valuation and jurisdiction. These are introductory planning targets, not achieved competitor quotations or approved customer offers.
The 12-month planning case requires 49.50 retained sales and 54.17 gross bookings per month on average, rounded to management targets of 50 / 55. The eight-month stretch requires 74.25 / 81.25, rounded to 75 / 82. Product-level ceilings require 650 total gross bookings at an assumed 8% cancellation rate. The separate 95% / 95% legal-stage sensitivity requires 720 gross bookings if the objective means registered sales. These are execution requirements, not verified absorption or same-month conversions.
Modeled saleable = (proposed RERA + exclusive terrace) × 1.40. Zero own terrace is an explicit design assumption; balcony is unspecified and excluded. Counts stay fixed when loading changes, so area coverage changes visibly. The 25 lakh development budget is saleable planning area, not measured land or sanctioned capacity. The remaining 15 lakh sq. ft. is not extrapolated or committed by this plan.
Review net bookings, cancellations and achieved prices after 90 days before extending the premium strategy to the remainder. Earlier sections below are preserved research history and separate comparison/execution cases. V16 equal-size scenarios and the V14 mixed-housing execution model are not the current first-release schedule. Original market evidence and the physical-survey notebook remain unchanged.
PREMIUM UNIT-MIX SCENARIOS · V16 · 18 OCTOBER 2026
Two mixes. One consistent commercial basis.
Your 60% / 25% / 15% and the recommended initial-release 75% / 15% / 10% mixes are saved as separate premium scenarios, measured by home count for 3 / 3.5 / 4 BHK. The seven proposed RERA sizes are 1,050 / 1,150 / 1,250 / 1,350 / 1,450 / 1,550 / 1,650 sq ft. Equal size weights within each family are explicit editable defaults, not approved allocations.
Default whole-home counts: 1,394 versus 1,448. To reach 10 lakh modeled saleable sq ft: 558 versus 580 retained sales. Both scenarios use the same proposed all-inclusive ticket bands and itemized V14 cost case. Midpoint full-project buyer packages are ₹2,723.13 / ₹2,699.28 crore; conditional known-cost agreement ceilings are ₹2,401.49 / ₹2,379.04 crore. Target agreement ceilings are ₹961.70 / ₹952.97 crore. Final net agreement remains unresolved.
At the eight-month planning window, required retained sales average 69.75 / 72.50 homes per month. The 8% cancellation sensitivity requires 610 / 633 gross bookings; the separate 95% / 95% legal-stage sensitivity requires 675 / 700 if the objective means registered sales. These are execution requirements, not observed absorption or demand forecasts.
Saleable = (proposed RERA + exclusive terrace) × 1.40 by default. Own terrace zero is a design assumption, not approved area; balcony is unspecified and excluded. All seven types share the full planning budget with no separate 5% flex. Balanced whole-home allocation leaves 2,260 / 1,700 sq ft unused; it is not an unrestricted optimization. The 75/15/10 recommendation is a launch-risk judgment, not a statistically proven optimum. Missing statutory areas, own-site buildable capacity and current stock/possession/absorption are not resolved by this comparison.
Earlier sections below are preserved research history and the separately saved V14 mixed 2/3 BHK execution case. The premium scenarios do not overwrite that model, the original market evidence or the V15 physical-survey notebook.
PHYSICAL SURVEY FIELD PACK · V15 · 18 OCTOBER 2026
Measure the plot. Keep the evidence.
The physical survey section provides a practical visit checklist, source-supported planning inputs and browser-local observations. The supplied pin is a reference point, not a measured parcel boundary. Survey numbers, land area, access, levels, utilities and buildable capacity remain to be established.
The S. No. 39 permission package and Mundhwa Plot 2D layout remain unmatched references. Their dimensions, height and planning permissions are not attributed to our plot. The confirmed 25 lakh sq. ft. figure is saleable development planning area, not land area or sanctioned capacity. Task progress never upgrades a document or observation to independently verified evidence.
The V14 product mix, loading definitions, itemised costs and conditional agreement ceilings below remain unchanged. Original market records, private source-media protections and investment-readiness limits remain in force.
CURRENT ITEMISED COST MODEL · V14 · 17 OCTOBER 2026
Same launch mix. A conditional agreement ceiling.
The old 10% plus ₹1 lakh deduction has been removed. The current planning case itemises 5% construction GST, conditional 7% Pune urban stamp duty, published capped registration and ₹2.10 lakh/home maintenance reserves benchmarked from Neco’s 1 April 2026 cost sheet.
Midpoint agreement ceiling: ₹2,055.64 crore across 2,115 core homes; ₹865.76 crore for the 891-home / 10,00,020 saleable sq ft target. Final net agreement remains unresolved because own-site jurisdiction, unit stamp valuations, complete fees and ancillary tax scope are not confirmed. TDS is payment withholding within agreement value, not a second charge or revenue deduction.
The 55/40/5 saleable allocation, buyer package bands, core home counts and target sales schedule remain unchanged. All earlier V13/balanced figures below are preserved history.
PREVIOUS V13 COST ASSUMPTION · HISTORICAL · 17 OCTOBER 2026
2,115 core homes. A clear buyer-to-agreement bridge.
Current accepted mix: 55% 2 BHK / 40% core 3 BHK / 5% gated flex by saleable area. Buyer all-inclusive midpoint package value is ₹2,353.08 crore; net agreement value is ₹2,119.94 crore under the explicit illustrative 10% of agreement plus ₹1 lakh/home deductions. Flex is unpriced and excluded.
All subsequent earlier-version sections are preserved research/history.The current live model is V13; earlier Balanced/velocity prices and counts below are historical assumptions, not the current recommendation. Decision readiness remains Not ready.
LATEST V12 · PRIVATE COST SHEETS AND BROCHURE REVIEW
Quoted offers now have a separate evidence ledger.
Review 17 October source receipts alongside each document’s own date, price inclusions/exclusions, project/phase and exact area labels. Original registered prices and model inputs remain unchanged. No current stock or defensible absorption is inferred.
PRIOR V11 · ROHAN PHASE AND AUTHORITY DOCUMENT REVIEW
Rohan II: developer wing mapping documented; survey correction remains open
The official developer brochure maps Wing A 25655 / Wing B 25681. The original Wing A export and stampedOC support Gat 1447. The signed Form 4 still types 1477 and namesA + B under B’s registration. No corrected authority instrument was obtained.202 brochure homes and203 OC-covered apartments are historical source scopes, not today’s inventory.
Retain 55% 2 BHK / 40% core 3 BHK / 5% gated flex for 25 lakh saleable sq ft. Current carpet/terrace authority evidence, released-unit ledgers, possession and matched absorption remain incomplete. All original source/model inputs are preserved; investment readiness remains Not ready.
UG104 identity resolved; current authority evidence remains open
The full original export description resolves CRE37135030 to upper-ground UG104,3 BHK Ultra,114.20 sq m carpet. EBVT 13.46 and utility 3.12 remain separate source components; terrace is unknown. Fresh historical Rohan OC/Form4 copies have phase/survey discrepancies. No current stock, current possession or absorption denominator is newly verified.
Retain 55% 2BHK / 40% core 3BHK / 5% gated flex for 25 lakh saleable sqft. All original records and scenario inputs remain unchanged; investment readiness remains Not ready.
Tower E plan-copy schedule and exact remaining identity gaps
The copied 125-home schedule separates plan carpet, balcony and utility. Eighteen candidate registration records have consistent unit/carpet values; one lower-floor identifier remains ambiguous. A new government order names historical Panchshil certificate submissions, without reproducing current tower OCs. Current stock, separate terrace and current statutory possession remain unverified.
Investment readiness remains Not ready. V9 qualifications take precedence for new source interpretations. All 19 original report sections and prior evidence remain below; no source/model input is overwritten.
V8 · VERIFICATION AND WORKING PRODUCT BRIEF · 16 OCTOBER 2026
55% 2 BHK /40% core 3 BHK /5% gated flex
The conditional working brief gives 2,115 core homes under fixed 40% loading and explicit zero-terrace assumptions, with 1,25,000 saleable sq ft held for premium/flex validation. The live simulator inputs remain unchanged. New evidence excludes a wrong-project OC, separates IvyLush area components and flags stock-date conflicts.
Investment readiness remains Not ready. V8 qualifications take precedence where they update earlier interpretation; all 19 original report sections and prior claims remain below.
MORNING VERIFICATION · 16 OCTOBER 2026
New historical certificates and newer investor disclosures
May2024 extension copies explain IvyLush A/B and E March2030 validity historically. March/June2026 investor rows now extend the commercial-area context, with a footprint change that blocks simple absorption inference. Strand generic marketing carpet remains outside statutory area conclusions.
Investment readiness remains Not ready. The V7 qualifications take precedence where they update earlier source-access limitations or interpretation. All prior source claims and the 19 required sections below are preserved.
VERIFICATION UPDATE · 16 OCTOBER 2026
Follow-up evidence and revised decision gates
New work identifies dated construction and investor-saleable evidence, related premium registration documents, usable-area limits and five provider percentage discrepancies. No new current available-unit or statutory area/possession fact is certified. The existing mix remains an uncommitted scenario.
Decision readiness remains Not ready. The 19 sections below and their historical appendix are preserved; the V6 decision qualifications above take precedence where applicable.
UPPER KHARADI · INTEGRATED MANAGEMENT REPORT V5
Auditable evidence. Qualified decisions.
Research cutoff 15 October 2026 · review 16 October 2026. All earlier research is retained below. The current loading standard and qualifications supersede older conflicting model descriptions.
Final investment readiness: Not ready
The app and reproducible arithmetic support qualified exploration. Decision-critical independent areas, current inventory, statutory possession and absorption evidence remain incomplete. No 100% accuracy or final optimal product recommendation is certified.
11,909original transaction identities retained
3,019recent 5 km phase-supported registrations
426eligible standardized 40% saleable rates
0independently verified critical slots in current field gate
The frozen discovery register has 47 files/access entries. The current source model catalogues 123 entries; these are not 123 independent research reports. The core research consists of two CRE Matrix transaction files and one PropEquity PDF with two workbook supplements. Third-party and public material retain original publisher lineage.
Source extraction is complete for 109 of 123 catalogued entries;14 remain partial / unavailable. “Reviewed” and automated field processing do not mean an attachment is fully legible or its facts independently verified.
The fresh full-population ledger reconciles the original 47 entries into 41 attachment entries plus 6 non-attachment evidence entries, and separately accounts for 76 later web entries. It retains 9 unsupported DWG files, 4 unreliable OCR documents and 1 failed original authority-access entry. The new media universe is separate and is not added to legacy attachment counts.
Documented historical CRE and Tarush searches used no date restriction and exhausted their returned pages. CRE searches identified 7 relevant messages; the two relevant datasets were processed in full. Tarush’s relevant 15 Oct 2026 forward contains three PropEquity attachments, not three independent providers. The frozen broader audit examined 602 message metadata records,12 candidate messages and 27 attachment reads; this is bounded discovery, not proof of complete mailbox coverage.
Original attachment hashes, sender, sharer, publication/report dates, reporting period and extraction status are retained. Supplier invoices, signatures and irrelevant files are explicitly excluded. Drawings and incomplete OCR remain disclosed rather than claimed fully read.
A fresh Gmail delta check returned 4 unique matches and found 0 new relevant market messages / 0 new relevant attachment versions. The population audit reopens original local files and reconciles raw counts, columns, sheets, formulas and source hashes. This does not certify the entire internet or mailbox exhaustive.
Original CSV read in full; source row and CRE ID preserved
Earlier Mundhwa
3,070
2 Apr 2024–2 Jun 2025
Original workbook read in full; separate geography/time cohort
Total retained
11,909
Sources remain separate
No specification rows manufactured as transactions
V5 disjoint record accounting
Records
Included independently verified
0
Partially usable by metric
11,862
Duplicate source records
0
Excluded ineligible
4
Unresolved
43
Raw total
11,909
All 11,909 identities remain retained, including records excluded from a particular metric. V5 accounting statuses describe verification/usefulness and do not replace source rows. A consideration/date can support some observed counts even when its carpet area is unsuitable for a rate. Configuration is never inferred solely from size.
All 93 PDF pages were text-extracted and visually reviewed in contact sheets, with key sales tables inspected individually. All 9 RERA workbook sheets and all 3 checklist sheets were enumerated. The RERA workbook has 6,699 nonempty rows, including 6,602 unit specifications; the checklist has 32 nonempty rows. These are not registered sales. Raster plan dimensions were not converted into numeric area evidence merely because a page was rendered.
Conflict
Source discrepancy
PE-C01 · Catchment units
PDF pp 19-20 reports 34,500 new supply / 36,430 absorption. Exact workbook annual totals sum 34,534 / 36,440. Differences not all ordinary nearest-10 rounding (2024 supply 8,942 vs PDF 8,910).
PE-C02 · Absorption denominator
Developer table p 30 totals ~37,040 units, while catchment p 20 totals 36,430 and ticket bands p 27 total 36,442. Coverage unresolved.
PE-C03 · Supply denominator
p 25 unsold snapshot totals 5,400; p 28 completion cohorts report 5,120 ready plus 5,285 under-construction unsold (10,405). Do not sum or substitute these until cohort scope is verified.
PE-C04 · Gera completion
p 38 Dec 2028 differs from p 49 Dec 2027.
PE-C05 · Source project plan
p 54 strategy uses ~20.07 lakh saleable sq ft, not user 25 lakh. Row unit counts sum 1,488 vs printed total 1,489; reported area and undisclosed factor should not be imported into user strategy.
PE-C06 · Source forecast
p 55 timeline graphic shows 100% at Q 1 2029 while tabular forecast continues through Q 1 2031. Source forecast is not historical absorption.
PE-C07 · RERA coverage
Dolce Vita 1,767 detailed rows vs PDF 1,690 launched. Gera 1,246 detailed unit rows vs 1,626 total (380 units summarized separately for towers 5/6/7). Inventory rows not transactions.
PE-C08 · Area and configuration
Casagrand source workbook has 2 BHK rows >1,000 carpet sq ft while PDF p 41 reports 852–967. Preserve underlying values and treat as source discrepancy.
PE-C09 · Table headings
pp 22–23 total column headings say CY 18–CY 25 while annual columns and table titles are Jan 2021–Dec 2025. Period captured from explicit columns/title, conflicting raw heading retained.
The original checklist’s carpet/configuration objection remains substantive: e.g. Casagrand 2 BHK specification ranges extend above the PDF’s 852–967 sq ft range. A response or a FINAL filename does not prove correction. Source report strategy and forecast figures remain source claims, distinct from this user’s 25 lakh plan.
The full fresh workbook audit enumerates 5,580 formula cells across the source population. Cached original values are preserved; fresh native Excel recalculation was not performed. Reviewer comments and responses are extracted as worksheet text, including unresponded density, L-shaped living/dining, butterfly-layout and broader-catchment questions. No causal layout/density sales advantage is accepted without evidence.
Pristine O 2 World remains a material unresolved case: 18 original specification rows label 113.35 sq m as 4 BHK, while the final PDF ranges omit those rows and a secondary phase table calls matching-area units 3 BHK. Referral to the Excel file did not resolve the discrepancy. No configuration is relabeled from area alone.
CRE registrations measure transaction records for explicit source geographies and periods. PropEquity supply/absorption tables use their own catchment, phase, inventory and time definitions. Their totals cannot be merged, averaged or substituted without reconciling scope. Developer sites and portals add product/marketing evidence; multiple reproductions of one publisher are one lineage.
Broader land, design, permission and operator materials are catalogued where relevant. A nearby JLL opportunity or an S. No.39 permission package is not assumed to be the proposed site’s entitlement. Neither creates additional apartment registrations.
The unified data retains 427 source project identities. V5 researches 46 public residential competitors, with 42 source-attributed representative points; the frozen V3/V4 baseline was 44 / 40. Stage 2 verification applies to individual fields, never an entire project badge. A located source point does not verify legal boundaries, every tower or all RERA phases.
Source claims remain available for qualified exploration. Missing authoritative or independent exact-scope evidence prevents a Verified label. A fresh local review date is not invented as the original source publication date.
The instruction to refer to the RERA workbook did not establish that every configuration/carpet discrepancy was resolved. Eighteen workbook unit rows label 113.35 sq m as 4 BHK; final report 4 BHK ranges omit those rows, and an external phase reproduction labels the same area 3 BHK. Conflicting · Unresolved · final quantity decision not authorized by this finding
RERA vs marketed carpet
Public marketed sizes do not resolve the statutory carpet mismatch. The original 18-page developer brochure supplies configuration illustrations but no quantified carpet/balcony/terrace schedule on its layout pages. Conflicting · Unresolved · final quantity decision not authorized by this finding
scope of environmental proposal
Government meeting minutes identify the Pristine O 2 World environmental proposal and the Mahalaxmi Shelters / Logipark development relationship. They concern the entire proposed development, not available apartment stock or a unit carpet schedule. Verified · Verified fact · final quantity decision not authorized by this finding
inventory total
No current inventory total is independently established. The developer reports 328 project units; ReraGenie reports 201 sanctioned units; SquareYards currently renders 131 units and onlyC/Dwing rows despite its 4-building header. Conflicting · Unresolved · final quantity decision not authorized by this finding
possession date
The developer advertises completion in 2029. Retained CRE and secondary RERA sources report 30 June 2030, while another secondary page claims a later extension. Current official project details are behind an interactive CAPTCHA. Conflicting · Unresolved · final quantity decision not authorized by this finding
brochure identity and dimensions
The official 31-page brochure names Neco Park Central and P52100077542. Its 2/3/4 BHK cut sections are illustrations without quantified area schedules; they do not resolve the 201/328-unit conflict or establish statutory carpet. Corroborated · Documented source claim · final quantity decision not authorized by this finding
project/phase document identity
The opened Grand and Suites PDFs are distinct one-page MahaRERA registration certificates, not brochures or floor plans. Grand is P52100034877; Suites is P52100014163. Verified · Verified fact · final quantity decision not authorized by this finding
large 3 BHK area definition
No. The official brochure explicitly separates Tower E 3 BHK Ultra RERA 1229.25 sq ft from aggregate 1407.72 sq ft. Balcony and utility form the difference; terrace is not separately established. Corroborated · Documented source claim · final quantity decision not authorized by this finding
large 4 BHK area definition
Official Tower E 4 BHK plans show 1420.20 and 1426.01 RERA sq ft, with larger aggregate areas. These are not 2000 RERA sq ft 4 BHK comparables. Corroborated · Documented source claim · final quantity decision not authorized by this finding
premium registered comparables
Frozen pre-overlay research finding; consult the V5 geography and holdout table for the current scope. Strict 5 km/current CRE cohorts have 0,4 and 0 registration records respectively. The four 1500-band records are resale events for only two known building/unit identities; no primary launch absorption is established. Corroborated · Calculated result · final quantity decision not authorized by this finding
additional exact-phase project geography
Official project-specific map references support representative points about 2.062 km for Godrej River Crest and 3.548 km for The Strand from the user pin. Both registrations match the existing 27 CRE records exactly. This closes two missing point-evidence avenues, while unit configuration and statutory schedule validation remain open. Corroborated · Documented source claim · final quantity decision not authorized by this finding
source configuration versus matched layout
No validated 3 BHK conclusion is supported: source records 36985691 and 35701432 label 3 BHK, but the developer-branded brochure maps the exact Tower 2 X 04 stack and 134.28 sqm carpet to 4 BHK-A. Conflicting · Unresolved · final quantity decision not authorized by this finding
within-source configuration contradiction
No. Original CRE row 6831 labels 3 BHK in its Configuration field while its property description explicitly identifies B 101 as 4 BHK. The official developer brochure markets a 1567 sq ft 4 BHK layout; the transaction component sum is 1566.687 sq ft. Conflicting · Unresolved · final quantity decision not authorized by this finding
RERA carpet, exclusive terrace and exclusive balcony are independent fields. Developer planning carpet=RERA carpet+known exclusive terrace. Extended usable=RERA carpet+known terrace+known balcony. A combined balcony/terrace,EBVT,utility,sundeck or marketed total is not silently split into a terrace. Unknown is not zero.
Within the current V5 phase-supported 5 km cohort, 2,373 records have known RERA carpet and 2,361 support a comparable RERA rate; 436 have known planning/model area and 426 pass existing area/rate comparability gates. The frozen V3/V4 baseline was 2,346 / 2,334 / 410 / 400 respectively.132 published typology/product rows lack a separately reconciled terrace, so modeled saleable is withheld. The V5 investigation population includes 160 typology records under its broader audit definition.
The 40% is a standardized management assumption over developer planning carpet, not a competitor’s actual loading. Balcony stays separate. Loading controls are editable in the app; static report figures below use 40%. Actual documented saleable takes priority only where appropriate unit-specific evidence exists; none is documented in these transaction records.
Basis · same recent 5 km filters
Eligible records
Median ₹/sq ft
Area-weighted ₹/sq ft
Source RERA carpet
2,361
₹12,308
₹12,780
Planning carpet
426
₹12,243
₹12,248
Actual documented saleable
0
Unavailable
Unavailable
Standardized 40% planning-based saleable
426
₹8,745
₹8,749
These basis-specific medians can use different eligible homes. Same-cohort comparisons in the app explicitly hold the matching modeled-rate cohort constant. Registered tickets are unchanged when loading changes. Headline advertising is not joined to a typical floor plan or a historic registration; current unit-matched quotation rates remain unavailable.
The user-confirmed site is 18.551876,73.966402. Source-attributed points place 39 researched projects within 5 km straight-line distance, compared with 37 in the frozen V3/V4 baseline; this is not a complete geographic census. V5 adds MapLibre, geodesic 1/2/3/5/7/10 km rings, clustering, project cards, marker layers, radar and separate cumulative/band counts. Ring vertices and stored distances pass independent math checks.
The current browser lacks WebGL, so the MapLibre GL rendering path cannot be claimed browser-tested here. The Leaflet geographic fallback has been exercised with online road tiles, clusters, source pins and rings. Satellite/hybrid is disabled because no authorized imagery provider is connected. Source coordinates retain their actual confidence and mapped-phase scope.
The two exact-RERA additions are Godrej River Crest P52100077127 and The Strand P52100050923. Their official developer-linked points add 27 registrations; no transaction, original source field or configuration label was replaced. Three configuration conflicts remain held out of supported configuration conclusions. Seven geographic source references are a separate V5 evidence universe, not a relabeling of the frozen 123-entry source catalog.
Historic launched/sold/booked/unsold snapshots remain dated evidence. Registered transactions,6,602 source unit specifications and developer-advertised project scale do not establish currently available apartments. Available stock is not total units minus registrations. Current independently verified available-for-sale inventory and future releases remain unavailable.
Original/extendedMahaRERA possession, developer-advertised dates, provider completion dates and achieved possession/occupancy are separate. Reported mapped-phase completion can support a provisional timeline; it does not verify statutory possession or future available stock. Direct current MahaRERA / OC verification remains open.
Observed configuration, size and ticket bands are linked in the app. Missing configuration is retained as Unspecified. The 12-month recent source and 15-calendar-month older Mundhwa source are not one 36-month appreciation series. Monthly medians reflect changing registered product mix, not a controlled repeat-sales index.
What the data says: registered purchases show the distribution of completed source-recorded transactions. Why it matters: broad market volumes are not our achievable bookings. What we should do: use comparable size/ticket cohorts and obtain actual release/current-stock denominators before ranking true absorption.
The V5 location overlay exposes three additional source-labeled 1400-band 3 BHK registrations. All three have contradictory configuration evidence and are held out; the supported 1400-band conclusion remains zero. Original 3 BHK labels are not relabeled as 4 BHK. The 1400/1500 sq ft 3 BHK questions use ±50 sq ft half-open RERA bands; the 2000 sq ft 4 BHK question uses 1900–<2100 sq ft. The two 3 BHK bands do not overlap. The 3.5 BHK cohort uses source classifications across all known sizes. The four 1500 sq ft 3 BHK records are resale registrations at Panchshil Towers, involving only two repeated project/building/unit identities; they are not four independent primary launch sales. No primary-launch comparable supports a fixed allocation for these tested premium size bands. Ticket medians use the displayed registered cohort; a modeled-rate median uses only the eligible area subcohort. These counts do not establish launch absorption or future stock.
3.5 BHK can be added to the design studio only after management enters actual proposed RERA carpet, terrace and rate inputs. No fabricated default 3.5 BHK size or demand forecast has been inserted.
Official Mahindra IvyLush material distinguishes Tower E 3 BHK RERA carpet 1,229.25 sq ft from aggregate 1,407.72 sq ft; balcony/utility explain the difference within source rounding and do not become exclusive terrace. Official Tower E 4 BHK RERA areas near 1,420–1,426 sq ft are not 2,000 RERA sq ft comparables. Source marketed aggregates are therefore excluded from these direct premium carpet bands.
The research supports provisional comparisons of configuration, ticket affordability and registered product ranges. It does not yet prove an unsupplied category, a causal amenity premium or the fastest-selling home after controlling for released supply. Opportunity scores remain transparent research proxies and cannot replace a reliable supply census.
What the data says: some proposed products have observed comparable transactions. Why it matters: existence of comparable sales does not identify the optimum inventory allocation. What we should do: combine validated comparable areas/tickets with current dated release/stock evidence, then retest pricing and mix before final investment sign-off.
Both 25 lakh development and 10 lakh launch objective are user-confirmed saleable totals. The balanced reference contains 2,012 whole homes, allocating 24,95,080 saleable sq ft plus 4,920 saleable sq ft of explicit design reserve. Preliminary own-project terrace=0 is a labeled design assumption, not competitor evidence. Blank terrace inputs gate inventory.
Product
RERA sq ft
Exclusive terrace assumption
Area share
Whole homes
Opening ₹/RERA sq ft assumption
Per-home ticket
Assigned saleable area
Compact 2 BHK
650
0
10%
274
₹11,500
₹74.8 lakh
2,49,340
Regular 2 BHK
750
0
30%
714
₹13,000
₹97.5 lakh
7,49,700
Compact 3 BHK
900
0
20%
396
₹13,250
₹1.19 Cr
4,98,960
Regular 3 BHK
1,050
0
25%
425
₹13,500
₹1.42 Cr
6,24,750
Premium 3 BHK
1,250
0
10%
142
₹14,000
₹1.75 Cr
2,48,500
4 BHK
1,450
0
5%
61
₹14,500
₹2.10 Cr
1,23,830
Conditional gross inventory revenue at those editable opening rates is₹2,352.39 Cr. Ticket=RERA size×opening RERA rate; equivalent planning/saleable rates share that ticket. The three velocity/balanced/premium strategies are available for comparison. No 1 BHK is proposed. The current default 4 BHK design is 1450 RERA sq ft; the 2000 sq ft demand test is a separate product question, not silently substituted inventory.
Combination-ready smaller units remain an uncompleted feasibility investigation. Structural, services, fire, sanction, purchaser/agreement and legal permissibility have not been established. No combination strategy is recommended as approved or lower risk without that evidence.
The 10 lakh target requires 1.67 lakh saleable sq ft per month over 6 months or 1.25 lakh over 8 months. At this reference mix it is 807 weighted home equivalents. This is a requirement, not proven local demand. The default base 8-month case models 488 net bookings but 324 registrations; agreements, registration lags and collections remain separate.
The separate stretch preset assumes 9000 monthly leads and 1.35 release buffer. Its existing audited 8-month output models 839 registrations/10.40 lakh saleable sq ft with about₹26.12 Cr acquisition spend. This is an execution stress test, not a calibrated probability. Obtain CRM conversion, lead cost, team capacity, channel mix and dated competitive-release evidence before approving a funded launch target.
Thirty-six-month plan and longer inventory horizon
Case / month from launch
Net booked homes
Registered homes
Booked saleable area
Registered saleable area
Remaining unbooked homes
Collections
conservative / 12
440
336
5.46 lakh sq ft
4.17 lakh sq ft
1,572
₹205.42 Cr
conservative / 36
1,208
1,008
14.98 lakh sq ft
12.50 lakh sq ft
804
₹1,001.75 Cr
conservative / 44
1,464
1,232
18.16 lakh sq ft
15.28 lakh sq ft
548
₹1,263.65 Cr
base / 12
696
524
8.63 lakh sq ft
6.50 lakh sq ft
1,316
₹318.25 Cr
base / 36
1,765
1,509
21.89 lakh sq ft
18.71 lakh sq ft
247
₹1,567.63 Cr
base / 44
2,006
1,693
24.88 lakh sq ft
20.99 lakh sq ft
6
₹1,834.21 Cr
aggressive / 12
984
740
12.20 lakh sq ft
9.18 lakh sq ft
1,028
₹448.50 Cr
aggressive / 36
1,765
1,499
21.89 lakh sq ft
18.59 lakh sq ft
247
₹1,607.39 Cr
aggressive / 44
2,012
1,683
24.95 lakh sq ft
20.87 lakh sq ft
0
₹1,822.51 Cr
Month 36 means the first 36 months from launch. The complete model extends to 44 months:8 launch months plus 36 further months. Tables expose both horizons rather than calling them the same period. Long-run case ordering can reflect release and legal-stage timing; no case is assumed to be a guaranteed upper or lower bound.
All outcomes are conditional on editable conversion, cancellation, release, pricing and post-launch lead assumptions. The 44-month plans preserve cohort prices, pending agreements, pending registrations and collections. These are not verified future sales.
Not ready for final or verified investment/development conclusions. Provisional research exploration may be published under explicit qualifications.
Stage 1 validates extraction/accounting. Stage 2 requires exact-scope independent field evidence and source lineage. Stage 3 independently recalculates computation and recommendation consistency. The current engine has 10 critical test groups passed,0 failed and 1 not checkable.
Measure
Numerator / denominator
Meaning
Rule-processed records
12,219 / 12,219
Rule processing only; not independent fact verification
Completed source extraction
109 / 123
Includes deliberately excluded catalogued items; partial/unavailable retained
Critical fields independently Verified
0 / 96,648
Missing and unresolved critical slots remain in denominator
Gate
Status
Result
A · Source completeness
Qualified
123 sources catalogued; 109 processed or deliberately excluded; 14 partial/unavailable explicitly retained. Discovery is bounded, not exhaustive market coverage.
B · Area consistency
Passed arithmetic / Qualified source facts
Independent float/Decimal carpet-plus-terrace, balcony separation,40% loading, unit conversion and stored-export checks completed. Passing arithmetic does not verify legal source areas.
C · Pricing consistency
Qualified
Registered consideration, headline asking tickets, actual saleable and standardized saleable denominators retained separately. Actual saleable and unit-matched quotations unavailable; no headline/typology join fabricated.
D · Geographic consistency
Passed distance arithmetic / Qualified locations
42 sourced points checked by independent geographic formulas; no independently verified legal project/phase location count claimed. Unlocated projects excluded from radius counts.
E · Inventory consistency
Qualified
Historic nonnegative counts and same-snapshot bounds checked. Exact dated official phase denominators unavailable, so registered-versus-known-inventory test explicitly not checkable. No absorption inferred.
Original 11909 transactions remain distinct from 6602 unit specifications, provider absorption, booked inventory and conditional forecasts. No rows deleted or specifications converted into sales.
G · Recommendation consistency
Qualified — final recommendation blocked
25 lakh saleable development,10 lakh saleable target,whole units,revenue and scenario areas independently recalculated. No 1 BHK; all mix and sales outputs remain explicit assumptions.
H · UI and export consistency
Qualified
Integration-owner native in-app browser review recorded 18 route/viewport layouts across 360, 768, 1440 CSS-pixel widths and 6 routes; 0 recorded document-overflow failures. Dark/light/system switching, geographic Leaflet fallback, geodesic rings, clusters, linked cards, heat/stock filters, fullscreen/Escape, original publisher-image enlargement and field/source drilldowns were exercised. Independent client contracts: 17 / 17. Source/area-to-CSV arithmetic is independently reconciled. Physical iPhone/Android installation, hardware touch/pinch and MapLibre WebGL were not tested. Satellite/hybrid requires an authorized provider; no generative AI backend is connected. These are qualified application checks, not independent source-fact verification or investment readiness.
I · Source traceability
Qualified
Every transaction retains sourcefile/sheet/row and original area definition; researched project fields retain document/URL locators. Missing historical dates, units or phase scope remain explicit and prevent verification.
J · Final review and publication gate
Completed — decision not ready
Certificate lists passed computations, warnings, unavailable evidence, conflicts and assumptions. Provisional app publication remains separate from verified/final investment conclusions.
Independent float / Decimal arithmetic, exact unit conversions and geographic recalculation strengthen the computations. They do not corroborate the original transaction deed or approved plan. Check H is Qualified against the final browser receipt and 17 independent client contracts. Browser review covers 18 layouts across six routes, with selected interactions tested; it does not certify physical mobile installation, hardware pinch gestures or the unavailable WebGL rendering path. Publishing a visibly provisional exploration app is separate from certifying final development conclusions.
Exact approved RERA schedules, sanctioned plans and matching project/phase/unit evidence are still needed.
Live price / saleable convention
Dated unit-specific developer quotations and documented saleable conventions are unavailable; unmatched ads stay separate.
Current and future supply
Obtain current available-for-sale statements and release schedules; historic unsold/specification counts are insufficient.
Possession / completion
Direct current authority/OC/extension evidence remains unavailable; reported dates retain source type.
Premium product / combination decision
Validate direct comparable cohorts and released supply; obtain project-specific physical/legal combination opinions.
Visual database
34 of 44 projects have accessible references;14 floor-plan and 7 brochure coverage. Source identity does not verify delivered conditions. Publisher reuse restrictions are honored.
ConnectedAI / satellite
The assistant is a local evidence-query engine. No connected generative AI orauthorized satellite provider has been added.
History and hardware
Current reader returns 3 turns/8 user messages; unavailable earlier chats cannot be certified. Browser viewport tests do not prove phone installation.
Targeted independent research must continue where meaningful authorized avenues remain; an unavailable field is not a completed factual finding. Current discovery does not establish that all reasonable public/authority avenues are exhausted.
Targeted authority research encountered normal CAPTCHA-gated project details and unavailable/time-out routes; no challenge was bypassed and no statutory fields were extracted from that gate. The critical research ledger records the next legitimate action and marks decision-critical avenues as not exhausted. Neco inventory/possession and Pristine unit/area conflicts remain open; document identity findings do not solve current stock or unit-area verification.
The master register preserves 1,797 distinct original instruction statements from 5 pasted briefs, the standalone loading addition and accepted user answers, grouped into 28 categories. Exact repeated wording is merged with all references; each item stores original section/line/message reference, implementation, dependencies, test method/result and remaining work under the required six statuses.
“Completed and tested” is restricted to its stated implementation/calculation scope. It never overrides independent factual gaps. The earlier 1.4×carpet loading base and blue / yellow palette are specifically linked to their later superseding instructions. The 25 lakh and 10 lakh saleable confirmations remain active and require no repeated question.
The register is not a generic completion percentage: paragraphs and field-list items are not equally weighted capabilities. The final V5 browser receipt is Qualified: 18 layouts across six routes at 360, 768 and 1440 CSS pixels passed without document overflow. Tested interactions include the geographic fallback, linked cards, fullscreen, selected filters, representative profile imagery/zoom, theme controls and accuracy drilldown. Publication outcome is recorded separately in the delivery receipt. This bounded UI evidence does not complete broad research or final-decision requirements. Packaging checks passed for 105 hosted files, a largest hosted asset of 24.316 MB, archive CRC integrity and 455 relative links in each archive. Missing sources, statutory facts, connected AI, satellite authorization and combination feasibility remain explicit.
PreservedV1–V4research appendix · historical formulas/claims retain their original dates
TheV5sections above control the current definitions and readiness. Earlier working-paper language is retained for traceability and must not be read as an updated factual verification or forecast guarantee.
An integrated management report and mobile decision app for 25.00 lakh saleable sq. ft. and the first 10.00 lakh saleable sq. ft. launch objective.
Retain the balanced mix as a provisional design brief. Prioritize compact and regular 2 BHK, validate exact 3 BHK layouts, and treat the eight-month target as an execution stretch. The mapped cohort is a partial market sample.
6,875recent base-carpet rate-eligible records · corrected V2
44publicly researched competitor profiles
37located competitor profiles within 5 km
CRE current period: 1 October 2025–30 September 2026. The public roster has 40 located profiles; map points are source-attributed representative locations, not surveyed site boundaries. 123 source/access entries now include public updates; the initial 47-entry discovery register is preserved. Area and planning caveats remain visible in the app and this report.
CURRENT V3 ADDITION · CALCULATIONS 16 OCTOBER 2026 · SOURCE SNAPSHOT 15 OCTOBER 2026
Saleable-area comparisons, with the loading base visible
Use this addition for the current loading convention and planning formulas. Developer planning carpet = RERA carpet + separately known exclusive terrace. Standardized estimated saleable = developer planning carpet × 1.40 at the default 40% assumed loading. Balcony is displayed separately and is excluded from this base. Actual source measurements remain unchanged.
Management can switch between RERA carpet rate, developer planning carpet rate, verified saleable rate, standardized modeled saleable rate and total ticket price across the five application tabs. The selected basis and loading assumption remain visible. A loading change recalculates the modeled denominator; it does not change a registered selling price or document a competitor’s actual convention.
2,992recent phase-supported 5 km registrations
410known planning / modeled saleable areas in that cohort
Unavailable until the area conventions, same apartment and source documentary evidence are reconciled.
Registered selling price vs current advertised price
Keep the historic registered price and separately dated advertisement distinct.
A project starting-price headline is not attached to a historic apartment, nor divided by an unmatched typical area.
Missing information is visible. A missing balcony remains flagged but does not block the standardized model because balcony is excluded from its base. A missing terrace blocks planning and estimated saleable area. Marketing “total carpet”, EBVT, utility, sundeck and combined balcony/terrace figures are not automatically saleable area or evidence of 40% actual loading.
The rate change on the same registered homes
Matching transaction sample
Median ₹ / RERA carpet sq. ft.
Median ₹ / developer planning carpet sq. ft.
Median ₹ / modeled saleable sq. ft. at 40%
400 homes · recent phase-supported 5 km
₹13,428
₹12,140
₹8,672
The standardized saleable median is ₹8,672; its area-weighted rate is ₹8,574. These values use 400 eligible observations, rather than all 2,992 local registrations. The primary-only cohort has 375 known modeled areas and 365 eligible rates, with a median of ₹8,664.
Rates above are arithmetic comparisons of the same registered consideration and matching area denominators. A smaller modeled ₹/sq. ft. value does not mean a lower total home price, a developer discount or a source-verified loading convention. Different area-basis coverage can otherwise change the mix of compared homes; the app displays the eligible sample and missing data with the selected basis.
Five-kilometre competitor coverage
Every sourced project point within five kilometres is listed below. Registered medians use only the recent source cohort and the RERA phases to which the point applies. “Unavailable” is the correct result where no matching eligible area is supported. Current advertisements retain their own dated source evidence in the project profile; there is no invented unit-specific current rate.
Project / sourced distance
Recent transactions / model-rate eligible
Median registered ticket
Median modeled saleable sq. ft. · eligible sample
Median modeled ₹ / saleable sq. ft. · 40%
Missing terrace / balcony records
Area-validation confidence
Godrej Ivara 0.39 km
165 / 0
₹102.40 lakh
Unavailable
Unavailable
165 / 165
No eligible recent phase-supported transaction with a separately known terrace; standardized rate unavailable
No eligible recent phase-supported transaction with a separately known terrace; standardized rate unavailable
These representative points are not surveyed boundaries or a certified complete market census. Project-level evidence and unlocated profiles remain searchable. Source unit specification ranges are historical specifications, not available stock. None of the 132 published typology/product rows currently supplies a separately reconciled terrace; their standardized saleable estimate remains unavailable. The complete audit preserves the raw components and that missing-data result.
Our 25 lakh sq. ft. project: a confirmed saleable total
The user confirmed 25,00,000 sq. ft. as saleable, with a 10,00,000 saleable sq. ft. launch target. These totals are not carpet area. The revised preliminary model uses developer planning carpet as the loading base. Its initial exclusive-terrace and balcony design inputs are editable assumptions; a starting value of zero is explicitly an assumption for our scheme, not a documented plan or a competitor inference.
Allocation in saleable area is divided by each product’s modeled saleable size to obtain whole homes. The editable opening price remains ₹ per RERA carpet sq. ft.; per-home ticket = RERA carpet size × that opening rate. Equivalent planning-carpet and saleable rates divide the same ticket by the corresponding area. Sales velocity reports both carpet/planning area and modeled saleable area from the same apartment counts. A market-view rate switch does not silently replace the typed opening RERA rate.
Proposed product
RERA carpet / home
Assumed exclusive terrace / home
Planning carpet / home
Modeled saleable / home
Whole homes
Modeled agreement ticket
Total modeled revenue
Compact 2 BHK
650
0
650
910.0
274
₹74.75 lakh
₹204.81 crore
Regular 2 BHK
750
0
750
1,050.0
714
₹97.50 lakh
₹696.15 crore
Compact 3 BHK
900
0
900
1,260.0
396
₹119.25 lakh
₹472.23 crore
Regular 3 BHK
1,050
0
1,050
1,470.0
425
₹141.75 lakh
₹602.44 crore
Premium 3 BHK
1,250
0
1,250
1,750.0
142
₹175.00 lakh
₹248.50 crore
4 BHK
1,450
0
1,450
2,030.0
61
₹210.25 lakh
₹128.25 crore
At the published default assumptions the model allocates 2,012 whole homes, with 2,495,080 saleable sq. ft. assigned and 4,920 saleable sq. ft. retained as explicit reserve. Model revenue is ₹2,352.39 crore. The eight-month base run reaches 401,792 registered saleable sq. ft. from the modeled registration pipeline.
These are conditional planning outputs, not validated sales absorption or a probability of meeting the launch target. Editing terrace, loading, development area basis, opening RERA rate or product mix can change whole-unit inventory, revenue, target-unit requirement and velocity. Source competitor areas and statutory claims remain unchanged. Older scenario tables below are preserved working papers; rerun the current app for a changed scenario.
Calculations updated 16 October 2026. Underlying registered and public-research source snapshot remains 15 October 2026. Full audit JSON and typed SQLite loading tables are included in the local complete research archive. No independently verified actual competitor loading convention is added by this calculation update.
Current V2 decision evidence
The current market view, reconciled to our site and area definitions
V2 source and area reconciliation retained. The V3 section above supersedes loading formulas and scenario assumptions. The original report is retained below as dated V1 working papers. Where base-area counts, carpet rates, project geography or source coverage differ, these V2 definitions and recomputed figures supersede the earlier snapshot.
The central warehouse retains 11,909 transaction records. Public enrichment now covers 44 competitor profiles, 40 with source-attributed locations and 37 within five kilometres of our confirmed pin.
These profiles sit within 427 consolidated source project identities. A source identity is not the same as a publicly researched project. Unlocated projects stay in the library and are excluded from radius results. This work does not establish a complete census of all housing within five kilometres.
Zero or missing source area / consideration below ₹10 lakh
10 / 8
Quality flags can overlap and are not additive exclusions. Original source records remain in the warehouse; geography, residential-use and rate-eligibility gates determine each analytical cohort. The older Mundhwa source covers 2 April 2024–2 June 2025 and is not a continuous trend extension of the October 2025–September 2026 east-Pune cohort. Unsupported drawings, unreliable scans and incomplete authority verification remain explicitly recorded in the source register.
Current source cohort · Oct 2025–Sep 2026
Registrations
Rate-eligible base-carpet records
Median ₹ / base carpet sq. ft.
Area-weighted ₹ / base carpet sq. ft.
All covered source markets
8,836
6,875
₹11,441
₹11,560
Primary registrations · all covered source markets
8,181
6,300
₹11,507
₹11,501
Located, phase-supported 5 km cohort · all sale types
2,992
2,334
₹12,296
₹12,739
Located, phase-supported 5 km cohort · primary only
2,893
2,256
₹12,262
₹12,593
The radius cohort requires a sourced project point that applies to the transaction’s RERA phase. Other phases under a common brand are not silently assigned to that point. Different cohorts have different product, phase and source composition; the difference between their median rates does not establish a causal location premium. Registration counts are not bookings, released supply or true absorption.
Area correction: separate the components before comparing prices
Recent rate-eligible base-carpet coverage changes from 6,912 in V1 to 6,875 in V2; primary coverage is 6,300. The recent median base-carpet rate changes from ₹11,417 to ₹11,441. Original source inputs and all 11,909 rows are preserved; ambiguous inclusive or secondary measurements are withheld from a base-carpet denominator.
Area basis
Definition used in the app
All-source known measurements / eligible rates
Recent known / eligible
5 km primary known / eligible
Reported base RERA carpet
Source-labeled base carpet or unambiguous description; independent statutory certification is pending.
9,830 / 9,810
6,889 / 6,875
2,268 / 2,256
Developer planning carpet
Base carpet + separately known terrace. Balcony is excluded.
1,530 / 1,516
955 / 944
375 / 365
Extended usable area
Base carpet + separately known balcony + separately known terrace.
798 / 797
376 / 376
162 / 162
Documented saleable area
Only an independently stated chargeable/saleable measurement; no historical loading is inferred.
0 / 0
0 / 0
0 / 0
Unknown is not zero. A planning or extended-usable denominator is unavailable when a required component is missing. An explicit source zero is retained as zero. The ledger has 8,331 separately known balcony measurements and 1,631 separately known terrace measurements; these are not standalone whole-home rate denominators. There are no documented historical saleable measurements in the transaction evidence. None of these area records is claimed as independently certified on MahaRERA.
V3 loading update: The confirmed project totals remain saleable. The current preliminary model now uses saleable = (RERA carpet + assumed exclusive terrace) × 1.40. Source competitor calculations require a separately reported terrace; unknown components remain unavailable. Our initial zero-terrace design input is an editable assumption, not an actual-plan or competitor claim. The standardized model is shown separately from documented actual saleable area.
Rate = registered consideration ÷ the matching positive, eligible area denominator. Median and weighted rates exclude flagged non-comparables. Each area basis has different measurement availability: comparing the four published medians directly is not a matched-home loading or terrace-premium estimate. Full definitions and per-record provenance are in the area model summary and central warehouse.
Current V2 decision evidence
What the local evidence changes in our product brief
Keep the balanced allocation as a provisional plan. The local data supports a directional shortlist; it does not validate release-adjusted sales speed, causal specification premiums, unmet demand or a probability of achieving the launch objective.
All local product tests below use primary registrations from October 2025–September 2026 within the sourced, RERA-phase-supported five-kilometre cohort. The broad bracket tests the product family. The narrower design bracket tests the proposed size more closely. Lower bounds are inclusive and upper bounds are exclusive.
Proposed product
Preferred base carpet · sq. ft.
Proposed agreement ₹ / carpet sq. ft.
Proposed agreement ticket
Broad local bracket · sq. ft. / N
Broad local rate P25–P75
Proposed rate vs broad range
Compact 2 BHK
650
₹11,500
₹74.75 lakh
550–<700 N=607
₹10,719–₹12,392
Within P25–P75
Regular 2 BHK
750
₹13,000
₹97.50 lakh
700–<850 N=222
₹12,381–₹13,457
Within P25–P75
Compact 3 BHK
900
₹13,250
₹119.25 lakh
800–<1,000 N=178
₹10,132–₹14,101
Within P25–P75
Regular 3 BHK
1,050
₹13,500
₹141.75 lakh
1,000–<1,150 N=138
₹12,533–₹14,547
Within P25–P75
Premium 3 BHK
1,250
₹14,000
₹175.00 lakh
1,150–<1,400 N=24
₹15,884–₹16,532
Below P25
4 BHK
1,450
₹14,500
₹210.25 lakh
1,300–<1,800 N=23
₹14,117–₹14,911
Within P25–P75
Product
Narrow design bracket · sq. ft.
Local N
Narrow median ₹ / carpet sq. ft.
Leading narrow-sample projects
Broad-sample confidence
Compact 2 BHK
625–<675
290
₹11,406
Vilas Javdekar Yashwin Enchante · N=201 VTP Aurelia · N=49
Mahindra Ivylush - Mahindra Codename Crown · N=18 Geras Island Of Joy · N=2
Low sample
These opening prices are proposed net agreement targets, excluding government charges, customer-specific charges and transaction incentives. They are not live developer quotations or fully loaded acquisition costs. Confidence follows the broad sample and does not override the narrower sample size or project concentration.
What does this mean?
The compact-3 broad bracket has 178 observations, but the proposed-size band has only 33. Its largest project contributes 23. Premium-3 evidence has 23 local observations and is similarly concentrated. A broad configuration sample cannot substitute for exact-layout evidence.
What should we do?
Validate the proposed compact-3 design and premium-3 rate against current signed price sheets, matched primary registrations and released competitor stock. Retain smaller premium allocations until buyer tests support scaling. Do not interpret an opening rate below the observed range as a demonstrated premium or demand advantage.
Where is the evidence strongest?
Compact and regular 2 BHK have larger local broad and narrow samples. Use these as initial commercial anchors, then validate the site-specific proposition, design quality, delivery credibility and customer budget before fixing prices.
Large 2 BHK: a limited test, not a proven gap
The 850–<1,000 carpet sq. ft. large-2 bracket has 28 primary observations across the covered source markets and only 12 within the phase-supported five-kilometre cohort. The local median agreement ticket is ₹117.65 lakh, with a median base-carpet rate of ₹12,906.
Assess a small optional design/customer test at this size, with zero additional baseline allocation until evidence supports it. Do not enlarge the balanced mix automatically. Sparse recorded competition does not prove demand; current released supply and release-adjusted sell-through remain unavailable. This candidate is not inserted into the historical seven-product percentile-ranking universe.
Preserve the development and launch arithmetic
The existing balanced model remains a scenario: 2,012 whole apartments plus 4,920 saleable sq. ft. of explicit design reserve, reconciling to 25,00,000 saleable sq. ft. Its six product area shares remain 10% / 30% / 20% / 25% / 10% / 5%. The V2 local checks refine the evidence for that brief; they do not turn assumptions into validated buyer demand.
The base eight-month model remains 6.05 lakh saleable sq. ft. net booked and 4.02 lakh registered. The documented registration stretch reaches 10.40 lakh registered sq. ft. under stronger lead, conversion, legal-stage and release assumptions, including 9,000 monthly leads and ₹26.12 crore acquisition spend. These are conditional modeled outputs; run the app for the current edited assumptions. The six-month objective remains unsupported by the disclosed peer benchmark. The 44-month plan retains booking-cohort prices, cancellations, pending legal-stage backlogs and timed collections.
Inventory, delivery and product evidence without false precision
A project profile now preserves source-specific inventory, specifications, locations and possession claims. Current availability and statutory dates stay unavailable where direct evidence is missing.
Project aliases help discovery; RERA phases control eligibility
The library consolidates documented aliases for discovery and comparison while retaining transaction IDs, source project names and individual RERA phase identifiers. A representative pin for one phase does not locate every phase of a brand. Locations currently withheld: Altamira by VTP Luxe, Gera's Avive Towers, 57 Avenue, Panchshil Forest Castles. Completed and under-construction claims are attributed to their source, date and applicable tower/phase.
Inventory reconciliation is not a current stock count
The difference is reconciled by property use; no current availability is inferred.
Gera Island of Joy source cohorts
1,246 individual unit specifications + 380 PE Plus tower units = 1,626 report launched units. Sold 1,135 + booked 19 = 1,154 report “RERA absorbed”.
Arithmetic correspondence does not establish legal registration or a common cutoff. Sold, booked and registered remain separate.
Historical unsold, sold-out marketing and offered typologies
Dated provider unsold snapshots, current advertisements and 6,602 unit specification rows retain their own evidence types.
A specification is not an available home. Total units minus advertised sold units is not verified released available stock.
Possession and construction
Original statutory, revised statutory, developer-advertised and secondary statutory reproductions remain separate fields.
MahaRERA direct verification is incomplete. Advertising and third-party reproductions do not replace an authority-verified statutory date. Delivered amenities and occupancy/completion certificates are not inferred from renderings.
Brochures and area conventions: retain the conflicts
The public-research pass examined 3 available brochures across 166 text-extracted PDF pages. Image-only indicated plan pages were OCR-processed and selected plan pages visually checked. Marketing illustrations do not establish construction progress or delivered amenities.
Project / convention
Reported conflict or source statement
Required treatment / source
Mahindra IvyLush
Spacia source components 62.87 + 7.61 = 70.48 sq. m. conflict with a 71.48 sq. m. aggregate. Brochure 59.11 sq. m. converts to 636.26 sq. ft., while the source prints 639.26.
Preserve source figures and recompute only documented component conversions; withhold a denominator derived from a conflicted aggregate. Balcony and utility must not become terrace. Mahindra IvyLush source ↗
Casagrand Caladium
Brochure: 852 carpet + 53 balcony = 905 total; the website headline is 906. Another layout: 1,221 carpet + 72 balcony = 1,293 total.
Use the explicit component and source convention. A “total carpet” marketing label does not establish base RERA carpet; ambiguous advertised ₹/sq. ft. is not a carpet-rate benchmark. Casagrand Caladium source ↗
Gera's Island of Joy
Phase-C brochure notes that sanctioned plans are under revision and that amenities are handed over in phases.
Keep brochure, phase and possession scope. Illustrations do not confirm delivered facilities. Gera's Island of Joy source ↗
My Home Upper Kharadi
The developer’s “carpet” table includes variants with a sundeck; separate RERA carpet, balcony and terrace components are unreconciled.
Retain the headline as source-reported usable/area evidence; do not relabel it as base RERA carpet or manufacture a terrace split. My Home Upper Kharadi source ↗
Public rates, brochure totals, registered consideration and fully loaded customer acquisition costs are distinct measures. No causal amenity premium, terrace elasticity or unverified current available-stock figure is substituted for missing evidence. Full conflicting statements and source links remain in each app profile.
Application and delivery boundary
One app, one auditable research model
The upgraded application is the operating interface for the same research warehouse, rather than a separate report or a fresh research restart.
Primary tab
Working decision tools
Overview
Simple market answers, registered rates and sizes, research scope and our development summary.
Map
Selectable 1/3/5/7/10 km radii, source-attributed project pins and supported project-level rate, size, ticket, registration, inventory and delivery layers. Unlocated projects are excluded from radius metrics.
Compare
Matching-configuration area and rate comparisons, price/size brackets, exact-value transaction bubbles, historical movement and up to five project profiles.
Projects
Searchable project library, phase identifiers, quoted/registered distinctions, area components, source-specific delivery/inventory and evidence links.
Our project
Original opportunity wheel/radar, three product-allocation scenarios, area reconciliation, six/eight-month sales controls, conditional funnel and 44-month operating plan.
Light, dark and device themes preserve filters and selections. Mobile navigation, chart value inspection and graph expansion are built into the shared shell. The app includes a web manifest and same-origin static-asset service worker; installation depends on a supported browser and HTTPS (or localhost). Online map tiles and external evidence links still require connectivity. Physical iPhone/Android installation has not been asserted as tested.
The market assistant computes evidence answers locally. It uses the connected research snapshot, filters, product comparisons and scenario calculations with source references. It is not connected to a generative LLM or live research service. The map uses source-attributed coordinates and the tested map library; no Google Maps API integration is claimed. The app’s refresh action reloads the latest available saved dataset; it does not independently fetch new Gmail or registry data.
Keep the local HTML and companion files together for relative download links. The portable app includes its research data; PWA installation and online tiles depend on browser/hosting support. The original detailed model and older source tables follow as clearly marked V1 working papers, with original source citations preserved.
Preserved working papers
Original management analysis · V1 snapshot
Original source facts, model assumptions, scenario tables and citations remain intact below. V1 carpet/rate statistics and geographic coverage describe the earlier extraction state. Use the current V2 sections above for the corrected denominators, local product validation and public project evidence. Repeated older source counts describe the initial 47-entry register.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Management decision
The recommendation and the conditions behind it
01
Build a balanced mix, anchored by 2 BHK and compact/regular 3 BHK
Evidence. The recent residential primary cohort contains 8,181 registrations; sizes are ranked only where carpet and configuration are explicit. The recommended allocation is 10% compact 2, 30% regular 2, 20% compact 3, 25% regular 3, 10% premium 3 and 5% 4 BHK by saleable area.
Implication. Volume alone is not unmet demand. The mix keeps 60% of area below a ₹1.2 crore proposed agreement ticket while limiting premium exposure.
Action. Proceed with this as the design brief: 2,012 standard whole apartments plus 4,920 saleable sq ft of explicit design-balancing reserve. Require architect reconciliation before freezing unit schedules.
Open around ₹75 lakh to ₹1.42 crore for the volume products
Evidence. Proposed carpet rates are ₹11,500 / ₹13,000 / ₹13,250 / ₹13,500 for compact 2 / regular 2 / compact 3 / regular 3 BHK. Premium 3 and 4 BHK start provisionally at ₹14,000 / ₹14,500.
Implication. These are net agreement targets, not observed current asking rates or all-in customer outgo. Source-area definitions, incentives and project quality affect comparability.
Action. Validate with current signed price sheets and 30 comparable primary registrations per core product; hold the ₹1 crore regular-2 and ₹1.2 crore compact-3 thresholds where commercial margins permit.
Evidence. 10 lakh saleable sq ft requires approximately 807 balanced-mix apartments. The strongest fully disclosed six-month benchmark is 595 provider-reported absorptions at Gera Island of Joy; Upper Kharadi's reported total for all of 2025 is840.
Implication. The six-month goal is not supported by the disclosed peers. Eight months requires exceptional capture beyond Upper Kharadi and cannot be assigned a statistical success probability from this dataset.
Action. Use the base capacity case as the operating plan; retain 10 lakh as a gated stretch target. Read net bookings, agreements and registrations separately and refresh demand evidence before committing capital to the stretch case.
High target arithmetic; scenario timing conditional
Evidence. At the stated base conversions, the eight-month registration goal needs roughly 51,429 leads generated in the first six productive months, before stage-rounding and release constraints.
Implication. Lead counts are capacity requirements, not proof that qualified buyers exist at the proposed ticket. Legal-stage lag makes a late campaign insufficient.
Action. Run a four-week demand test; qualify budget, finance readiness, location and decision date. Release core products first and add tranches only when net booking, collection and cancellation gates hold.
Resolve source and site gaps before investment approval
Evidence. The 47-entry evidence register includes access attempts and ancillary material. Unsupported drawings and unreliable scans are not fully studied; MahaRERA portal verification remains open. The report subject site has not been matched to the supplied pin.
Implication. The platform cannot establish current available supply, a sanctioned unit count, construction cash flow or causal price elasticity from these materials.
Action. Obtain the surveyed site boundary, sanctioned area statement, live competitor release/unsold schedules, current net price sheets and CRM cohorts. Keep the current warehouse and all disagreements intact.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Product and pricing
Three coherent allocations of the same development budget
Product
Proposed carpet sq. ft.
Net agreement ₹ / carpet sq. ft.
Buyer / positioning hypothesis
Evidence confidence
Compact 2 BHK
650
₹11,500
Value-led households seeking a lower total ticket Entry ticket near ₹75 lakh; smaller than regular 2 BHK competitors
Proposed product sizes and prices are recommendations or scenario inputs. Tickets below are net agreement targets before statutory charges, parking/premia and incentives not in consideration; they are not all-in customer outgo. The proposed map pin is known, but the study’s subject parcel and its site-specific adjustments remain unmatched.
Numerical basis for proposed opening rates
Recommended product
Observed carpet band sq. ft.
Eligible records
Observed median ₹ / sq. ft.
Observed P25–P75 ₹ / sq. ft.
Proposed ₹ / sq. ft.
Premium to median
Compact 2 BHK
550–<700
1,019
₹10,943
₹9,942–₹12,256
₹11,500
+5.1%
Regular 2 BHK
700–<850
652
₹12,488
₹11,238–₹13,069
₹13,000
+4.1%
Compact 3 BHK
800–<1,000
479
₹12,509
₹10,552–₹13,350
₹13,250
+5.9%
Regular 3 BHK
1,000–<1,150
420
₹12,993
₹12,470–₹13,992
₹13,500
+3.9%
Premium 3 BHK
1,150–<1,400
131
₹13,540
₹12,852–₹14,744
₹14,000
+3.4%
4 BHK
1,300–<1,800
71
₹13,728
₹13,107–₹14,493
₹14,500
+5.6%
The observed band is broader than the proposed design range. Counts and price statistics describe the stated source-coded P configuration-and-carpet cohort, not an exact-size or site-specific comparable set. The premium to median is arithmetic: proposed rate ÷ observed median − 1. It is a planning choice, not an estimated achievable premium.
Weights: Demand 30% · Absorption 25% · Realization 20% · Competition 15% · Execution 10%. Components and the weighted score are on a 0–100 scale. Rank is relative to the products tested; it is not a probability of sale.
Component
Definition
Demand
Percentile rank of primary registrations in exact configuration and carpet bracket, CRE Oct2025–Sep2026
Absorption
Provider cumulative sold/launched for matching configuration across nine benchmarks (different launch ages; configuration proxy only)
Realization
Percentile rank of median consideration / explicit carpet within eligible bracket
Competition
100/(1+2025 catchment new launches/absorption) at configuration level; not current unsold
Execution
Inverse percentile rank of median ticket; lower ticket treated as lower commercialization risk (explicit planning judgment)
Not a causal model or probability
Size-specific supply/released inventory unavailable; absorption and competition components use configuration proxies
Missing carpet/typology evidence can bias ranks
No value engineering, construction cost or profit margin included
Fine carpet-size clusters within each product band
Bins include the lower bound and exclude the upper bound. The listed top clusters are a subset and need not sum to the full band. Repeated unit sizes can reflect concentrated project supply; cluster frequency alone does not establish the optimal design or unmet demand.
Whole-unit reconciliation. Residual area is left visible. It is not converted into fractional apartments or an invented residual unit. Revenue is a scenario value, not profit, and excludes any costs or charges not explicitly modeled.
Opening-price and escalation policy
All proposed rates use RERA carpet; saleable equivalent is the carpet rate divided by1.4. Historical rates never use this conversion.
Zero monthly escalation in the base underwriting case. A +0.5% monthly sensitivity is editable; no automatic price-driven demand response is assumed.
Review realized net price after incentives, cancellations and CP commissions. Raise core price by at most1% only after two consecutive four-week periods achieve at least70% of released tranche net bookings and at least90% of scheduled collections; these are management gates, not observed market constants.
If four-week net booking pace is below70% of the planned monthly rate, diagnose lead quality, visits and product objections before discounting. Require margin review before any price change.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Launch objective
What must be true to sell the targeted area
No statistically defensible probability estimate is possible. Six months exceeds the strongest disclosed six-month peer; eight months requires exceptional broader-catchment capture. Registration and booking goals have different demand and timing requirements.
Window
Units / month
Units / week
Upper Kharadi prorated comparison
Catchment prorated comparison
Leads for booking target
Leads for registration target
Productive registration months
6 months
134.5
31.0
192.1%
28.8%
46,456
51,429
4
8 months
100.9
23.3
144.1%
21.6%
46,456
51,429
6
Market comparisons use the stated source cohort and period; they are not verified achievable market share. Registration requirements incorporate the stated timing assumption. A booking target and a registration target have different operating requirements.
Exact operating route to the eight-month registration target
Execution requirement, not a statistically supported forecast. This scenario demonstrates what the model needs to exceed the saleable registration target. It does not establish that the required buyers, conversion rates or early release capacity are available.
Changed input
Published base
Stretch route
Monthly leads
3,500
9,000
Initial release / target-unit multiplier
1.25
1.35
The route uses 9,000 fresh leads each month and an initial release envelope of 1,090 units. The first six months must generate 54,000 leads and release 936 units. Two one-month legal-stage lags mean that only the first six booking cohorts can complete registration by month eight. Campaign spending for all eight months is included.
Month-eight stage
Units
Saleable area
Net booked
1,089
13.50 lakh sq. ft.
Agreement completed
969
Stage recorded separately
Registered
839
10.40 lakh sq. ft.
Awaiting agreement
120
Not completed agreements
Awaiting registration
130
Not completed registrations
Eight-month acquisition budget
Amount
Media / lead acquisition
₹10.80 cr
Channel-partner commission estimate
₹15.32 cr
Total modeled acquisition
₹26.12 cr
Modeled collections by month eight
₹343.50 cr
Acquisition budget excludes Sales salaries, Experience centre, Events, Offers, Taxes, Finance costs. Collections follow the stated registration-linked payment schedule and are not equal to booked revenue.
Visit capacity: 1,260 attended visits per month require at least 29 advisers at 22 selling days and 2 completed visits per adviser per day. This productivity is an editable assumption, not a measured staffing benchmark.
Why more leads alone are insufficient: keeping the original 1.25 release buffer at 9,000 monthly leads produces only 775 registrations (9.61 lakh saleable sq. ft.) by month eight. With the 1.35 buffer and every other assumption fixed, the exact engine threshold is 8,686 constant monthly leads: 810 registrations versus 804 at 8,685. That step is a consequence of integer stage rounding, not evidence of a real-world conversion discontinuity.
Stretch route by month
Month
Released units
Leads
Attended visits
Gross bookings
Cancellations
Net bookings
Agreements
Registrations
Cumulative registered saleable sq. ft.
Acquisition spend
1
218
9,000
1,260
170
14
156
0
0
0.0
₹3.55 cr
2
196
9,000
1,260
170
14
156
148
0
0.0
₹3.55 cr
3
174
9,000
1,260
170
14
156
148
140
173,613.9
₹3.55 cr
4
152
9,000
1,260
170
14
156
148
140
347,227.8
₹3.55 cr
5
109
9,000
1,260
170
14
156
148
140
520,841.7
₹3.55 cr
6
87
9,000
1,260
169
14
155
148
140
694,455.7
₹3.52 cr
7
87
9,000
1,260
95
8
87
147
140
868,069.6
₹2.57 cr
8
67
9,000
1,260
73
6
67
82
139
1,040,443.4
₹2.29 cr
All stretch-route assumptions
The six product sizes, net agreement rates and balanced area shares are unchanged from the allocation tables above.
Method: exact dashboard model, base conversion case, with only the two disclosed input changes. This is a weighted product-mix area equivalent. Validate lead quality, affordability, attended visits, cancellation behavior, release approvals and legal capacity before underwriting the route.
Scenario outcomes by launch horizon
Case
Month
Net booked units
Booked saleable lakh sq. ft.
Registered saleable lakh sq. ft.
Booked value
Collections
Remaining units
Conservative
6
234
2.90
1.74
₹273.59 cr
₹45.01 cr
1,778
Conservative
8
312
3.87
2.60
₹364.78 cr
₹85.93 cr
1,700
Conservative
12
440
5.46
4.17
₹514.44 cr
₹205.42 cr
1,572
Conservative
36
1,208
14.98
12.50
₹1,412.37 cr
₹1,001.75 cr
804
Base
6
366
4.54
2.68
₹427.92 cr
₹69.45 cr
1,646
Base
8
488
6.05
4.02
₹570.56 cr
₹132.58 cr
1,524
Base
12
696
8.63
6.50
₹813.75 cr
₹318.25 cr
1,316
Base
36
1,765
21.89
18.71
₹2,063.60 cr
₹1,567.63 cr
247
Aggressive
6
516
6.40
3.77
₹603.30 cr
₹97.74 cr
1,496
Aggressive
8
688
8.53
5.65
₹804.39 cr
₹186.60 cr
1,324
Aggressive
12
984
12.20
9.18
₹1,150.47 cr
₹448.50 cr
1,028
Aggressive
36
1,765
21.89
18.59
₹2,063.60 cr
₹1,607.39 cr
247
Cases are exported from the same model engine used by the dashboard. Conservative/base/aggressive assumptions are not statistical confidence intervals. Booking value, registration value and cash collected are distinct.
Month 44: remaining inventory and legal-stage pipeline
Case
Net booked units
Agreements
Registrations
Awaiting agreement
Awaiting registration
Unbooked units
Registered value not yet collected
Conservative
1,464
1,346
1,232
118
114
548
₹176.78 cr
Base
2,006
1,831
1,693
175
138
6
₹145.21 cr
Aggressive
2,012
1,830
1,683
182
147
0
₹145.21 cr
The aggressive case can show fewer registrations than base at a later horizon under the fixed release schedule, monthly integer rounding and retained legal-stage backlog. Higher lead supply alone does not clear that backlog. Interpret the cases by booked units, legal-stage pipeline and collections together.
Inventory-release policy
Plan an initial release envelope of1.25×the target-equivalent units, subject to design and approvals; release20/18/16/14/10/8/8/6% over months1–8. This is a modeled capacity buffer, not sanctioned inventory.
Prioritize regular2 and compact3 in early launches; match each tranche to CRM demand and retain premium inventory as a small test tranche.
Months9–44 release the remaining inventory evenly in the arithmetic model. In operation, replace even release with construction, collection and verified demand gates.
Release and pricing review gates
Four-week pilot before full launch: verify35% qualification,40% qualified-to-visit,45% visit-to-negotiation and30% negotiation-to-booking assumptions; record actual cohort results.
Base case requires about490 site visits per month. At22 selling days and two completed visits per adviser per day, assign at least12 advisers plus two team leads; staffing productivity is an explicit assumption.
Stretch registration case at9,000monthly leads requires1,260 site visits per month; provision at least29 advisers under the same productivity assumption, then validate capacity.
Target60% of net units through channel partners. Build a measured roster of active partners and reconcile individual visits/bookings weekly; do not infer output from empanelled partner count.
Corporate outreach to eastern Pune employers should use employer opt-in events and qualified relocation/upgrade needs; MyGate audience counts indicate reach, not buying intent.
Separate acquisition cost: media spend plus2% commission on CP agreement-value equivalents. Sales salaries, experience centre, events, offers, taxes and finance costs are additional, not concealed in CAC.
Track cancellations immediately. Pending legal conversions remain pipeline, not completed agreements or registrations. Replace assumed collection timings with the approved customer payment schedule.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Observed evidence
Recent activity and longer-term provider context
CRE recent cohort · registrations by month
Recent locality
Records
Carpet-price sample
Median consideration
Median ₹ / carpet sq. ft.
Area-weighted ₹ / carpet sq. ft.
Kharadi
1,311
1,177
₹1.25 cr
₹13,126
₹13,215
Manjari
2,845
1,933
₹0.69 cr
₹10,650
₹10,318
Wagholi
4,680
3,802
₹0.86 cr
₹11,279
₹11,471
Filters and exclusions follow final analysis.json. Rate statistics use eligible carpet and consideration records. Median ticket and rate may describe different eligibility samples; they should not be multiplied together to construct a typical apartment.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Evidence interpretation
Evidence supports a decision process, with explicit coverage limits
What the data says
The core research comprises five distinct files from two providers: two CRE Matrix registration datasets and a PropEquity report with two workbook supplements. The combined CRE warehouse retains 11,909 source rows. The broader Gmail discovery exhausted 10 result pages across five all-history searches, classified 602 unique message matches, and fully read 12 relevant candidate messages. The consolidated register has 47 files or access-attempt entries; it does not represent 47 independent research studies.
Why it matters
A large source register does not create independent corroboration. Registration records, research absorption estimates, unit specifications, media inventories and land drawings answer different questions and require separate denominators.
What to do
Use the current CRE cohort for observed registration activity, the dated PropEquity study for market structure and benchmark context, and the supplementary archive for narrowly defined planning evidence. Keep source, date, page or row and processing status beside every decision. Preserve raw records and exclusions so the result is reproducible.
Confidence: High for extraction counts; limited for completeness of the entire market.
Nine supplementary DWG attachments were catalogued but could not be opened by the connector.
Incomplete scanned permission/drawing documents are explicitly marked not fully studied in the source register.
Two contact-registration CSVs and one electrical template were excluded as irrelevant.
173 operator bookings from 2012 remain a separate historical archive and never enter current demand.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Evidence interpretation
Define the catchment around the supplied site
What the data says
The user pin is 18.551876, 73.966402. CRE Matrix labels the recent cohort Kharadi, Wagholi and Manjari; it does not supply a separately verified Upper Kharadi boundary. PropEquity uses its own Kharadi–Upper Kharadi–Wagholi catchment. These labels cannot be substituted without a project-level crosswalk. The JLL Pravin Sanghavi land opportunity is approximately 2.128 km north of the user pin by straight-line distance, so it is a different site. The S. No. 39 permission package has not been spatially matched to the user pin.
Why it matters
A neighborhood premium or a sanctioned area from another site could materially change the proposed product and pricing. Manjari, Mundhwa and Hadapsar can be buyer-substitute areas, but their different geography and observation dates must remain visible.
What to do
Use the pin as the center of a project-by-project catchment register. Obtain the proposed survey numbers, access road, usable approach width and developable boundary before importing site-specific conclusions. The PropEquity report subject site has not been matched to this pin; its 43-acre site, road, distance and pricing adjustments are not adopted as facts about the current proposal. Keep the older Mundhwa dataset as a separately dated comparator. Resolve the single Kharadi/Fursungi description conflict in CRE before geographic aggregation.
Confidence: High for supplied pin and distinct JLL location; unresolved for parcel matching and comparable travel catchments.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Evidence interpretation
The five-year provider series shows a slower 2025 after the 2023 peak
What the data says
Within the PropEquity workbook catchment, reported absorption rises to 9,200 units in 2023 and then declines to 7,457 in 2024 and 5,620 in 2025. New launches are 8,942 in 2024 and 5,233 in 2025. The report describes a higher carpet-based weighted absorption price in 2025 than in 2021 and a larger 3 BHK share in the 2025 configuration mix. These are provider-reported historical measures, accessed in February 2026, not an October 2026 inventory census.
Why it matters
Higher prices and a larger premium share can coexist with fewer units absorbed. Launch planning should therefore test both the depth of the buyer pool and the attainable ticket, rather than assuming price appreciation implies a faster sales pace.
What to do
Show the 2021–2025 provider trend in its own panel. Use exact workbook annual unit totals for that series and display the PDF reconciliation alongside it. Compare it directionally with the 12-month CRE observation period, without joining the two into one transaction series or adding provider absorption to registrations.
Confidence: Moderate for the direction within the reported catchment; reduced by source inconsistencies and dated scope.
Exact workbook totals are 34,534 launches and 36,440 absorption, while PDF headlines are 34,500 and 36,430; some differences exceed ordinary rounding.
Provider absorption is not IGR registration volume and includes apartments, independent floors and villas under its stated scope.
The printed price CAGR uses an unclear interval convention; prefer endpoint total change with dates rather than silently copying the CAGR.
The report is named FINAL but its disclaimer calls it a draft; it records no primary interviews or physical site visit.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
The newer CRE source contains 8,839 registrations dated October 2025 through September 2026; the older Mundhwa source contains 3,070 dated April 2024 through June 2025. Raw area labels across both sources are 5,349 carpet, 5,640 usable carpet and 920 unspecified. Traceable literal-description extraction adds 4,559 explicit carpet figures and 269 explicit configurations without overwriting source carpet labels. After comparable-sample exclusions, the recent residential cohort contains 8,836 records, including 6,912 eligible carpet-price observations; its source-coded P cohort has 8,181 records and 6,330 eligible carpet-price observations. Configuration remains unspecified in 6,076 normalized warehouse records. Two and three BHK dominate known configurations, but each exact size band still requires its own sample and project-composition check.
Why it matters
The whole dataset is not a uniform carpet-price sample. Missing labels are unlikely to be random across projects and periods, so a small exact-size cluster can understate products whose source records use usable carpet. A low observed count does not by itself prove weak demand or a supply gap.
What to do
Present raw coverage, valid price eligibility and each filtered sample size separately. Use explicit source-labeled carpet or a traceable carpet figure stated in the source description for derived carpet rates. Keep the original area and exact extraction evidence; do not convert usable carpet by an assumed multiplier. Compare product bands within matched geography, period, sale-type code and project type; validate promising bands against dated supply and actual released units before fixing allocation.
Confidence: Moderate directional product evidence after explicit-text enrichment; source definitions, project mix and site-price transfer remain material limits.
Carpet is source-labeled, not independently checked against deeds or sanctioned RERA plans.
Source codes P and S must retain their original values unless their primary/resale interpretation is documented.
Ten zero-area records, eight values below ₹10 lakh, the geographic conflict and non-apartment products require transparent comparable-sample flags, not silent deletion.
Whole-cohort medians should not be compared across the disjoint observation windows as if they measured same-period location premiums.
The extraction was manually checked against 44 source-description examples across 37 projects, not against original government deed scans; this is a bounded quality review, not independent registry verification.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Evidence interpretation
Competitive supply must be dated and reconciled before calling an opportunity underserved
What the data says
The research contains competitor launches, cumulative absorption and RERA unit specifications, but those measures do not establish today’s released and unsold stock. The PDF gives a 5,400-unit unsold snapshot in one section and completion cohorts totaling 10,405 elsewhere. Their scope is unresolved. Panchshil’s official 57 Avenue page advertises 398 residences in four towers, including 3.5 BHK, 4.5 BHK and 3 BHK duplex formats. Its 1.1 million sq. ft. project-area claim has no explicit area basis.
Why it matters
Supply-adjusted product rankings are only as strong as the released-stock denominator. A large luxury project can compete for higher-ticket buyers without validating demand for that ticket. Project total units and current unsold units are different quantities.
What to do
Maintain a dated competitor stock sheet by project, phase, tower and typology, distinguishing sanctioned, launched, released, booked, cancelled, registered and unsold units. Keep 57 Avenue in the luxury-substitute watchlist with unconfirmed release dates, prices and unsold units. Exclude land offers and conceptual drawings from committed future supply.
Confidence: High for official 57 Avenue marketing disclosure; low for present unsold stock and exact competitive timing.
The 57 Avenue official map script pin is 18.5291662, 73.9283494, approximately 4.740 km southwest of the user pin, but its map info window says Wakad while the main page says Mundhwa. Treat placement as provisional pending independent validation.
The March 31, 2026 email establishes marketing by that date; it does not prove the launch date.
RERA identifier PR1260002503013 is displayed in developer material and has not been independently matched to a current RERA record.
RERA workbook rows describe units, not bookings or registrations; missing Gera tower detail and Dolce Vita count differences must stay visible.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Evidence interpretation
Buyer personas are testable hypotheses, not observed attributes
What the data says
The transaction evidence records property and registration characteristics, not buyer income, occupation, current residence, commute, family needs or purchase motivation. The provider interprets the higher 3 BHK and premium-ticket shares as a shift toward larger homes. MyGate supplies society-level media inventory, not verified households currently seeking to buy.
Why it matters
A product mix can fit the measured ticket distribution while the assumed acquisition message targets the wrong buyer. Treating residents of a premium society as verified prospects would overstate the sales funnel.
What to do
Test three propositions through consented enquiries and structured visits: compact two BHK for a first ownership or cost-controlled upgrade; efficient three BHK for a household needing another room; larger three or four BHK for a premium upgrade. Record budget, acceptable carpet size, current locality, destination commute, purchase horizon, financing readiness and reason lost. Report buyer shares only from completed, deduplicated questionnaires.
Confidence: Hypotheses only until measured through current CRM cohorts.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Evidence interpretation
Price benchmarks support negotiation ranges; they do not identify elasticity
What the data says
CRE allows registered consideration divided by eligible source-labeled carpet, plus matched project and monthly comparisons. PropEquity supplies dated carpet-price benchmarks and quoted all-inclusive comparisons. Its ₹13,700 per sq. ft. recommendation relates to the study’s client site assumptions and May 2026 assessment. None of these sources supplies a controlled change in price, simultaneous released stock and measured enquiry conversion for the proposed project.
Why it matters
A negative relationship between price and registrations may reflect launch timing, unit mix, floor premiums, construction stage, discounts or registration lag. A positive relationship may reflect premium project mix. Neither estimates the sales response to changing the proposed price.
What to do
Build an opening-price corridor from comparable project medians and percentiles, record carpet basis, effective date and included charges, then convert it to the proposed unit’s full customer ticket. Show sensitivity at several explicit price points as a scenario. Test actual offers through controlled release cohorts and review net bookings, lost reasons and net realization before escalating.
Confidence: Moderate for matched historical benchmarks; no causal elasticity estimate.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Evidence interpretation
Resolve the few missing inputs that change the investment decision
What the data says
The main limitations are comparable area coverage, unmatched catchments and source periods, unresolved competitive stock, and absent current CRM conversion evidence. The source report also uses a smaller project potential and inconsistent unit arithmetic, so its proposed inventory cannot be copied into the user’s 25 lakh sq. ft. plan.
Why it matters
These inputs determine whether the recommended size, price and release plan are achievable. They matter more than collecting additional general newsletters or repeating the same provider tables.
What to do
Prioritize the requisites below, keep their owners and decision impact visible, and rerun the product and launch model as each is resolved. Proceed with a clearly labeled planning recommendation while withholding unsupported claims of guaranteed velocity, verified unsold stock or measured elasticity.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Sales execution
An operating plan that can be measured each week
What the data says
The 25 lakh sq. ft. development and 10 lakh sq. ft. launch objective are planning constraints. Historical market records do not establish the proposed project’s lead cost, qualification, visits, booking conversion, cancellations or registration lag. The available MyGate email is a vendor quotation, with no measured campaign outcomes.
Why it matters
A mathematically sufficient funnel can fail because of inadequate visit capacity, poor finance qualification, duplicated channel leads, release delays or agreement processing. Gross bookings, net bookings, agreements, registrations and collections must be tracked separately.
What to do
Run a four-week pilot before scaling the launch allocation. Use the editable channel and staffing assumptions below, instrument every stage and replace assumptions with observed weekly cohorts. Stage inventory releases around verified net booking and agreement performance. Keep a weekly management review of price realization, cancellations, stage ageing, channel concentration and unsold mix.
Channel partners
Owner: Channel head. Invite a selected local partner roster to product and full-ticket briefings; use one partner ID and one household ID for attribution. Review qualified visits and net bookings weekly.
Editable assumptions: Partners briefed per week: 20 · Activated partner share pct: 40 · Qualified visits per active partner per week: 3
Capacity rule: weekly qualified visit capacity = briefed partners × activated share × visits per active partner
Scale gate: Scale only partners with traceable attended visits, finance-qualified buyers and acceptable net realization; reconcile duplicate direct leads.
Planning assumptions; no existing partner productivity data supplied.
Search and direct digital
Owner: Performance marketing lead. Separate campaign groups by configuration and complete ticket. Use dedicated enquiry forms and tagged landing pages. Test one material offer or message change per cohort.
Editable assumptions: Pilot weeks: 4 · Weekly budget inr: 150,000 · Cost per lead inr: 1,500
Capacity rule: weekly paid leads = weekly spend / observed cost per deduplicated lead
Scale gate: Judge cost per qualified visit and per net booked unit after a defined follow-up window; do not scale from click-through rate alone.
Budget and cost are editable planning assumptions, not a supplied campaign benchmark.
Society and workplace outreach
Owner: Direct sales lead. Use approved resident or employer channels to run two invitation-only product sessions per week; collect explicit enquiries and preferred appointment slots. Start with eastern Pune societies that match the ticket and commute hypothesis.
Editable assumptions: Sessions per week: 2 · Qualified appointments per session: 10 · Attended visit share pct: 60
Scale gate: Expand locations only after attended-visit quality and net-booking outcomes justify the spend.
Activity and conversion assumptions; MyGate site lists describe possible media locations, not verified demand.
MyGate media test
Owner: Marketing procurement. Reconfirm the vendor’s current eastern Pune targeting, unique reach, overlap, creative deliverables and quotation before buying a small tagged campaign.
Capacity rule: Leads and bookings remain unestimated until tagged response and conversion are measured.
Scale gate: Reconcile delivered impressions and unique reach, then compare qualified-visit and net-booking acquisition cost with direct channels.
Vendor quote dated May 12, 2026 for another brand; not current committed pricing. No actual results supplied.
Referral and owned database
Owner: Customer relationship lead. Segment only the company’s authorized current customer and enquiry records; deduplicate households, record referral relationships and track fresh conversion cohorts.
Editable assumptions: Outreach attempts per advisor per day: 35 · Working days per month: 26
Capacity rule: monthly contact capacity = assigned advisers × daily attempts × working days
Scale gate: Use current opt-in, response and qualification data; report referrals separately from partner-sourced leads.
Capacity assumption; old operator-booking names and event-contact CSVs are not imported as a prospect pool.
Staffing capacity assumptions
Role
Editable capacity
Headcount rule
Operating control
Pre-sales response
35 fresh lead responses per person per working day
ceil(monthly fresh leads / (35 × 22))
Queue by enquiry time; measure first-response time, attempted contacts and qualified conversations. Attempts do not equal unique leads.
Site sales adviser
2 attended site visits per person per selling day
ceil(monthly attended visits / (2 × 22))
Reserve time for follow-up and negotiation; add weekend capacity separately after measuring visit concentration. Consistent with the final strategy staffing gate.
Agreement and registration coordinator
50 completed customer files per person per month
ceil(monthly agreements due / 50)
Track documentation readiness, loan sanction, agreement date, registration appointment and ageing by unit.
CRM controls
One household/enquiry identity linked to one or more interested units; retain source-channel history instead of overwriting it.
deduplicated fresh leads and stage conversion by entry cohort
attended visits and adviser capacity
gross/net bookings and cancellation lag
agreement/registration ageing and finance readiness
net realized price after incentives
channel spend per qualified visit and net booked unit
released and remaining stock by typology
collections against due schedule
Set thresholds in the model and review two consecutive comparable weekly cohorts before changing allocation or spend. Investigate price, qualification and availability jointly; do not lower price solely because raw lead count declines.
Plan only; no messages, campaigns or outreach sent.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Monthly model · base case
Initial eight-month launch plan
Month
Leads
Qualified
Visits
Negotiations
Gross bookings
Cancellations
Net bookings
Agreements
Registrations
1
3,500
1,225
490
220
66
5
61
0
0
2
3,500
1,225
490
220
66
5
61
57
0
3
3,500
1,225
490
220
66
5
61
57
54
4
3,500
1,225
490
220
66
5
61
57
54
5
3,500
1,225
490
220
66
5
61
57
54
6
3,500
1,225
490
220
66
5
61
57
54
7
3,500
1,225
490
220
66
5
61
57
54
8
3,500
1,225
490
220
66
5
61
57
54
Month
Released units
Net booked carpet sq. ft.
Net booked saleable sq. ft.
Booked value
Acquisition spend
Collections
Cumulative registered saleable sq. ft.
Remaining units
1
201
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹0.00 cr
0.0
1,951
2
181
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹0.00 cr
0.0
1,890
3
161
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹12.63 cr
66,965.4
1,829
4
141
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹12.63 cr
133,930.7
1,768
5
100
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹12.63 cr
200,896.1
1,707
6
80
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹31.57 cr
267,861.5
1,646
7
80
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹31.57 cr
334,826.8
1,585
8
65
54,032.9
75,646.1
₹71.32 cr
₹1.39 cr
₹31.57 cr
401,792.2
1,524
Further 36-month inventory and conversion plan · months 9–44
Month
Leads
Qualified
Visits
Negotiations
Gross bookings
Cancellations
Net bookings
Agreements
Registrations
9
3,000
1,050
420
189
56
4
52
57
54
10
3,000
1,050
420
189
56
4
52
49
54
11
3,000
1,050
420
189
56
4
52
49
46
12
3,000
1,050
420
189
56
4
52
49
46
13
3,000
1,050
420
189
56
4
52
49
46
14
3,000
1,050
420
189
56
4
52
49
46
15
3,000
1,050
420
189
56
4
52
49
46
16
3,000
1,050
420
189
56
4
52
49
46
17
3,000
1,050
420
189
56
4
52
49
46
18
3,000
1,050
420
189
56
4
52
49
46
19
3,000
1,050
420
189
56
4
52
49
46
20
3,000
1,050
420
189
56
4
52
49
46
21
3,000
1,050
420
189
56
4
52
49
46
22
3,000
1,050
420
189
56
4
52
49
46
23
3,000
1,050
420
189
56
4
52
49
46
24
3,000
1,050
420
189
56
4
52
49
46
25
3,000
1,050
420
189
56
4
52
49
46
26
3,000
1,050
420
189
56
4
52
49
46
27
3,000
1,050
420
189
56
4
52
49
46
28
3,000
1,050
420
189
56
4
52
49
46
29
3,000
1,050
420
189
52
4
48
49
46
30
3,000
1,050
420
189
29
2
27
45
46
31
3,000
1,050
420
189
29
2
27
25
42
32
3,000
1,050
420
189
29
2
27
25
23
33
3,000
1,050
420
189
29
2
27
25
23
34
3,000
1,050
420
189
29
2
27
25
23
35
3,000
1,050
420
189
29
2
27
25
23
36
3,000
1,050
420
189
29
2
27
25
23
37
3,000
1,050
420
189
29
2
27
25
23
38
3,000
1,050
420
189
29
2
27
25
23
39
3,000
1,050
420
189
29
2
27
25
23
40
3,000
1,050
420
189
29
2
27
25
23
41
3,000
1,050
420
189
29
2
27
25
23
42
3,000
1,050
420
189
29
2
27
25
23
43
3,000
1,050
420
189
29
2
27
25
23
44
3,000
1,050
420
189
56
4
52
25
23
Month
Released units
Net booked carpet sq. ft.
Net booked saleable sq. ft.
Booked value
Acquisition spend
Collections
Cumulative registered saleable sq. ft.
Remaining units
9
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹47.35 cr
468,757.6
1,472
10
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹47.35 cr
535,722.9
1,420
11
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹45.48 cr
592,767.5
1,368
12
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹45.48 cr
649,812.1
1,316
13
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹45.48 cr
706,856.7
1,264
14
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹42.67 cr
763,901.2
1,212
15
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹58.46 cr
820,945.8
1,160
16
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹58.46 cr
877,990.4
1,108
17
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹56.12 cr
935,035.0
1,056
18
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹56.12 cr
992,079.5
1,004
19
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹56.12 cr
1,049,124.1
952
20
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹56.12 cr
1,106,168.7
900
21
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹56.12 cr
1,163,213.2
848
22
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹56.12 cr
1,220,257.8
796
23
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹53.78 cr
1,277,302.4
744
24
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹53.78 cr
1,334,347.0
692
25
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹53.78 cr
1,391,391.5
640
26
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹53.78 cr
1,448,436.1
588
27
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹53.78 cr
1,505,480.7
536
28
27
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹53.78 cr
1,562,525.2
484
29
27
42,517.7
59,524.8
₹56.12 cr
₹1.13 cr
₹53.78 cr
1,619,569.8
436
30
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹53.78 cr
1,676,614.4
409
31
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹52.85 cr
1,728,698.6
382
32
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹48.40 cr
1,757,220.9
355
33
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹48.40 cr
1,785,743.1
328
34
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹47.00 cr
1,814,265.4
301
35
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹40.34 cr
1,842,787.7
274
36
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹40.34 cr
1,871,310.0
247
37
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹39.17 cr
1,899,832.3
220
38
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹33.61 cr
1,928,354.6
193
39
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹33.61 cr
1,956,876.9
166
40
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹33.61 cr
1,985,399.1
139
41
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹33.61 cr
2,013,921.4
112
42
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹33.61 cr
2,042,443.7
85
43
27
23,916.2
33,482.7
₹31.57 cr
₹0.82 cr
₹32.44 cr
2,070,966.0
58
44
58
46,060.8
64,485.2
₹60.80 cr
₹1.17 cr
₹26.89 cr
2,099,488.3
6
Model assumptions and case definitions
Basis
saleable
Development saleable area (sq. ft.)
2500000
Saleable / carpet multiplier
1.4
Launch target saleable area (sq. ft.)
1000000
Months
8
Scenario
balanced
Confirmed
True
Monthly leads
3500
Awareness to lead (%)
0.5
Initial release / target-unit multiplier
1.25
Channel-partner commission (%)
2
First installment lag (months)
3
First installment (%)
30
Second installment lag (months)
6
Second installment (%)
25
Third installment lag (months)
12
Third installment (%)
25
Lead to qualified (%)
35
Qualified to visit (%)
40
Visit to negotiation (%)
45
Negotiation to booking (%)
30
Cancellation (%)
8
Net booking to agreement (%)
95
Agreement to registration (%)
95
Stage lag (months)
1
Collection on registration (%)
20
Channel-partner share (%)
60
Cost per lead (₹)
1500
Monthly price escalation (%)
0
Post leads
3000
Monthly release weights (%)
20
18
16
14
10
8
8
6
Products
Name
Compact 2 BHK
Carpet area (sq. ft.)
650
Net agreement rate (₹ / carpet sq. ft.)
11500
Area share (%)
10
Name
Regular 2 BHK
Carpet area (sq. ft.)
750
Net agreement rate (₹ / carpet sq. ft.)
13000
Area share (%)
30
Name
Compact 3 BHK
Carpet area (sq. ft.)
900
Net agreement rate (₹ / carpet sq. ft.)
13250
Area share (%)
20
Name
Regular 3 BHK
Carpet area (sq. ft.)
1050
Net agreement rate (₹ / carpet sq. ft.)
13500
Area share (%)
25
Name
Premium 3 BHK
Carpet area (sq. ft.)
1250
Net agreement rate (₹ / carpet sq. ft.)
14000
Area share (%)
10
Name
4 BHK
Carpet area (sq. ft.)
1450
Net agreement rate (₹ / carpet sq. ft.)
14500
Area share (%)
5
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Remaining evidence work
Resolve inputs with the greatest decision impact
Priority
Owner
Data required
Decision affected
1
Project development
Survey numbers, parcel boundary and current approved plan for the user pin; reconcile the approved design to the confirmed 25 lakh saleable area, 10 lakh saleable launch objective and 1.4 planning multiplier.
Confirms the proposed scheme and prevents attribution of another site’s entitlement.
1
CRE Matrix / research
Area-type and sale-type code dictionary; clear distinction between carpet and usable carpet; apartment/villa or other property flags; matched 36-month exports for all selected localities.
Improves eligible sample coverage and allows comparable trend and configuration analysis.
1
PropEquity / research
Reconcile catchment launch and absorption totals, the 5,400 versus 10,405 unsold cohorts, project/tower counts, conflicting completion dates and Casagrand area labels.
Makes supply-adjusted product ranking and competitive timing defensible.
1
Competitive intelligence
Dated released/booked/cancelled/unsold inventory and current all-in terms by typology for the key nearby projects, including 57 Avenue; independently confirm locations and RERA phase IDs.
Identifies actual buyer substitutes, available competition and opening-price corridor.
1
Sales operations
Current deduplicated lead cohorts with channel, stage timestamps, product, ticket, booked unit, cancellation, agreement, registration and collections; acquisition spend and staffing capacity.
Turns the launch funnel from a scenario into a calibrated operating forecast.
2
Finance / project controls
Construction and selling costs, channel fees, taxes, payment plans, debt terms and phase cash-flow timing.
Allows margin, liquidity and return comparison rather than revenue alone.
2
Buyer research
Structured, consented current buyer interviews and lost-enquiry reasons for the proposed product bands.
Validates personas, layout trade-offs, ticket limits and objections.
Strategy limits
Scenario allocations are exact area budgets. Whole-unit schedules retain a small explicit design reserve; they are not architectural or sanctioned inventories.
Opening prices are proposed net agreement targets; government charges and other customer outgo are additional and not modeled.
No causal price elasticity, statistical probability of sale, construction finance, profit or NPV is estimated.
Buyer segments are positioning hypotheses; observed configuration and ticket preferences do not reveal income, occupation or motivation.
44-month sales model does not automatically release stalled legal-stage pipeline. Any backlog resolution must be tracked separately; terminal unsold and unpaid balances are visible.
Provider reconciliation register
Issue
Topic
Unresolved difference
PE-C01
Catchment units
PDF pp19-20 reports 34,500 new supply / 36,430 absorption. Exact workbook annual totals sum 34,534 / 36,440. Differences not all ordinary nearest-10 rounding (2024 supply 8,942 vs PDF 8,910).
PE-C02
Absorption denominator
Developer table p30 totals ~37,040 units, while catchment p20 totals 36,430 and ticket bands p27 total 36,442. Coverage unresolved.
PE-C03
Supply denominator
p25 unsold snapshot totals 5,400; p28 completion cohorts report 5,120 ready plus 5,285 under-construction unsold (10,405). Do not sum or substitute these until cohort scope is verified.
PE-C04
Gera completion
p38 Dec 2028 differs from p49 Dec 2027.
PE-C05
Source project plan
p54 strategy uses ~20.07 lakh saleable sq ft, not user 25 lakh. Row unit counts sum 1,488 vs printed total 1,489; reported area and undisclosed factor should not be imported into user strategy.
PE-C06
Source forecast
p55 timeline graphic shows 100% at Q1 2029 while tabular forecast continues through Q1 2031. Source forecast is not historical absorption.
PE-C07
RERA coverage
Dolce Vita 1,767 detailed rows vs PDF 1,690 launched. Gera 1,246 detailed unit rows vs 1,626 total (380 units summarized separately for towers 5/6/7). Inventory rows not transactions.
PE-C08
Area and configuration
Casagrand source workbook has 2 BHK rows >1,000 carpet sqft while PDF p41 reports 852–967. Preserve underlying values and treat as source discrepancy.
PE-C09
Table headings
pp22–23 total column headings say CY18–CY25 while annual columns and table titles are Jan2021–Dec2025. Period captured from explicit columns/title, conflicting raw heading retained.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Independent source access
Public verification links and source register
Official developer pages corroborate marketed product or phase information. Asking prices, marketing dates and page coordinates are not substitutes for current deed, RERA or released-stock verification.
RERA IDs P52100055161, P52100055162, P52100078592 match CRE export. Website distinguishes RERA carpet from balcony/aggregate area. Current advertised 1.17 Cr+ is an asking price, not a registration. Current developer possession March/August 2030. Independent portal verification unavailable.
Developer lists PR1260002501386, PR1260002501413, PR1260002501399, PR1260002501398, PR1260002501449; match CRE phases. Official 3/4-bedroom offering corroborates premium product existence but does not backfill missing transaction-level configuration.
Island of Joy listing includes Project A P52100052259 and Project B P52100052474 matching CRE export. Marketing geography differs from village classification. No booked/available inventory inferred.
Homepage and registered-project page returned retrieval errors. Provider RERA workbook and developer disclosures are separate evidence; not represented as independently retrieved registry records.
Counts include duplicates classified in the register, irrelevant exclusions and failed or unsupported access attempts where recorded. Metadata-only rejection is not represented as full document reading.
V1 working-paper snapshot · retained for source and model traceability. Current V2 scope, area and price corrections above supersede conflicting older figures.
Keep this HTML beside the downloaded files for local links to work. V1 downloads and tables retain their historical snapshot; current V2 evidence links are above. This report itself is standalone: its layout and charts do not require external scripts or fonts.