UPPER KHARADI · 16 OCTOBER 2026 · V8A clearer product brief. Evidence gaps kept visible.
13 new qualified source, access and document-identity findings are appended to all 36 earlier findings. No current statutory unit-area, available-stock or exact-phase possession fact was verified in this pass.
Investment readiness: Not ready. A conditional working design brief can proceed to validation; it is not final construction, pricing or inventory approval.
Read the product-mix decision · Latest certificate · Complete evidence data · Integrated management report
Recommended working brief: 55 / 40 / 5
55% 2 BHK,40% core 3 BHK and5% gated premium/flex by the25 lakh saleable sq ft budget. The core split is15% compact 2,40% regular 2,25% compact 3 and15% regular 3. With explicit zero-terrace planning assumptions and fixed 40% loading, that core gives 2,115 whole apartments and ₹2,189.11 crore assumed gross agreement value;1,25,000 sq ft remains uncommitted flex plus 670 sq ft rounding reserve.
Keep1,400/1,500 RERA sq ft 3 BHK,2,000 RERA sq ft 4 BHK and optional 3.5 BHK as gated buyer/design tests. No exact requested premium band has non-disputed primary-sale-coded support in the present filtered cohort. Source-coded legal records are not unique homes or measured bookings.
The full illustrative velocity scenario includes71 hypothetical 1,250 RERA sq ft premium homes and totals2,186 homes / ₹2,313.36 crore. Those 71 are not approved. Its base eight-month capacity reaches 5.58 lakh booked and 3.70 lakh registered saleable sq ft; the 10 lakh target remains unvalidated. If the flex stays unreleased, the core-only mean area of 1,122.61 saleable sq ft requires about 891 weighted-core equivalents for the 10 lakh target; 875 and the capacity results above belong to the full illustrative mix. All current simulator inputs remain unchanged.
Document identity mismatch / excluded evidence · ConflictingPanchshil portal OC link belongs to another project
The public Magicbricks Panchshil Towers RERA page links an Occupancy Certificate PDF whose English identity instead names Sarjapura Gram Panchayat, Bengaluru Urban, Karnataka and Sowparnika Projects & Infrastructure Private Limited, dated 25 August 2022. It cannot verify occupancy at Panchshil Towers, Pune.
Scope: One-page PDF opened from the page’s observed public Occupancy Certificate anchor. Full page image inspected; English issuer, location, addressee and date read. Kannada legal conditions were not translated or independently reviewed.
The wrongly linked document is excluded. This does not establish that Panchshil Towers lacks an OC or that every portal document is wrong. The source page and PDF remain separate; no copy is rehosted.
Decision use: Keep Panchshil current occupancy/possession unverified until an exact project/tower OC or Form 4 and current authority entry is obtained.
Portal page with mislinked certificate · document date: Unavailable · evidence as of: Unavailable
Mislinked one-page source PDF · identity mismatch
Documented source claim · UnavailableRiverdale Grand premium sizes remain marketing area
The official page advertises 3 BHK homes in Tower B3 at 1,417 sq ft / ₹2.51 crore and Tower B4 at 1,506 sq ft / ₹2.59 crore and 1,577 sq ft / ₹2.71 crore. The prose calls 1,577 sq ft carpet area, but no statutory carpet or separate terrace and balcony schedule is provided.
Scope: P52100034877 is advertised on the same page. These are Tower B3/B4 commercial cards; no exact unit or floor is specified.
Undated advertised tickets and generic carpet area are not registered selling prices or independently verified statutory premium cohorts.
Decision use: Retain the attributed area and ticket claims as advertised offers only. Do not count them as verified 1,400 or 1,500 RERA-carpet 3 BHK comparables.
Attributed public source · document date: Unavailable · evidence as of: Unavailable
Documented source claim · UnavailableIvyLush Spacia components are stated; terrace remains unknown
The original internal brochure, pages 24 and 31, labels 2 BHK Spacia as 62.87 sq m / 676.73 sq ft RERA carpet, 6.09 sq m / 65.55 sq ft balcony, 2.52 sq m utility and 71.48 sq m / 769.41 sq ft aggregate. The utility is not labeled exclusive terrace.
Scope: Tower A on page 24 and Tower C unit numbers 1, 4, 5 and 8 on page 31. The footer maps A/B to P52100055161 and C/D to P52100078592. No floor range or approved-plan stamp is established.
This is a primary developer claim, not independent authority verification. The internal-use restriction remains. Page 24 reports utility as 27.13 sq ft and page 31 as 27.12 sq ft.
Decision use: Keep utility separate and exclusive terrace unknown. Do not calculate standardized saleable area from an assumed zero terrace or relabel utility as terrace.
Attributed public source · document date: Unavailable · evidence as of: Unavailable
Documented source claim · ConflictingIvyLush public area data needs reconciliation
The official page response for 2 BHK Spacia states 62.87 sq m RERA carpet, 7.61 sq m combined EBVT and 71.48 sq m / 796 sq ft aggregate. The first two sum to 70.48 sq m, while 71.48 sq m converts to about 769.41 sq ft. The brochure instead separates 6.09 sq m balcony and 2.52 sq m utility.
Scope: Public page response field_unit_plan, 2 BHK Spacia. No exact phase or unit is mapped. The Experience Home section did not render in the ordinary browser during this session.
Do not silently repair the source or promote either aggregate figure to independently verified fact. EBVT combines balcony, verandah and terrace in its definition; separate exclusive terrace remains unknown.
Decision use: Flag the source arithmetic and definition disagreement. Preserve the original values and request an approved, exact unit schedule before using this layout in statutory-area comparisons.
Attributed public source · document date: Unavailable · evidence as of: Unavailable
Official internal-use brochure · pp24 and31
Access result / unresolved original evidence · UnavailableIvyLush original inventory remains behind access boundaries
The newly inspected E-phase index names the same combined-phase sold/booked-inventory filename uploaded 16 July 2026 and 18 April 2026. The public index supplies a link to the authority project page, without individual original PDF links. Newly inspected SquareYards Download controls lead to a contact/OTP lead form, BRICS Document Intelligence requires registration, and the current Dwello IvyLush page has no public document/preview section. No original unit schedule was opened.
Scope: Exact A/B P52100055161 public Download route, C/D P52100078592 public document-intelligence route and newly read E P52100055162 filing index. No exact original unit list was obtained.
Original unit-status schedules and exact current authority evidence remain unopened. Publisher observation/upload dates are not underlying reporting dates. No contact/OTP submission, account creation or gate bypass was performed.
Decision use: Append the E-index lead and record the newly confirmed download/registration gates. Retain all current-stock and statutory-date fields as unknown.
IvyLush Tower E public document index · document date: Unavailable · evidence as of: Unavailable
SquareYards IvyLush A/B public documents
Access result / unresolved original evidence · UnavailableGrand upload dates do not establish inventory freshness
Grand’s public index shows June 2022 and September 2022 inventory filenames uploaded 6 March 2026, illustrating that a recent upload can contain much older stock information. A separately indexed Inventory Details - 30 Sep 2025.pdf was uploaded 10 November 2025. Original files and their actual internal reporting dates were not opened; no current-stock count is proposed.
Scope: Grand P52100034877 public index; source filenames and upload dates only, not the underlying unit schedules.
Original unit-status schedules and exact current authority evidence remain unopened. Publisher observation/upload dates are not underlying reporting dates. No contact/OTP submission, account creation or gate bypass was performed.
Decision use: Add Inventory Details - 30 Sep 2025.pdf and historical-file/upload mismatches to the evidence queue. Never use upload 2026 to label June/Sep 2022 unit stock as 2026.
Riverdale Grand public filing-document index · document date: Unavailable · evidence as of: Unavailable
SquareYards Grand P52100034877 public documents
Conflicting secondary source claims; original evidence unavailable · ConflictingNeco reported booked counts disagree
A newly inspected secondary page reports QPR107 sold of 201 versus a separate unit-ledger claim of 129 sold and 72 unsold. The same page labels 72 as available even while warning that the two filings disagree. These are unresolved source claims, not independently verified available-for-sale stock. They do not resolve the existing 201/131/328 total-unit scope conflict.
Scope: Neco P52100077542 secondary QPR-versus-unit-ledger claims; no original promoter filing, full 201-unit ledger or released/current availability statement read.
Original unit-status schedules and exact current authority evidence remain unopened. Publisher observation/upload dates are not underlying reporting dates. No contact/OTP submission, account creation or gate bypass was performed.
Decision use: Keep conflicting reported-booked claims in the evidence trail separately from total scope and current availability. Current availableInventory stays Unavailable, not Conflicting or zero.
Zomefy Neco public registry dossier · document date: Unavailable · evidence as of: Unavailable
SquareYards Neco public phase dossier
Access result / unresolved original evidence · UnavailableNeco archive timestamps are not current unit-status dates
The fresh ordinary HTTP page labels its inventory observation 7 October 2026 and registration read 19 July 2026, while explicitly stating that the ledger observation time is when an archived copy was written rather than a portal fetch. Its 129/72 ledger figures therefore cannot establish a current unit-status date or independent freshness. Some web-index/cache responses exposed different snapshot labels; the preserved fresh HTTP artifact is the cited observation.
Scope: Quietlist Neco secondary archived-ledger observation and registration-read timestamps, not an original authority fetch or statutory unit-status as-of date.
Original unit-status schedules and exact current authority evidence remain unopened. Publisher observation/upload dates are not underlying reporting dates. No contact/OTP submission, account creation or gate bypass was performed.
Decision use: Retain secondary observation/cache timestamps as metadata only; do not populate currentAvailableAsOf or claim continuous stock change.
Quietlist Neco public evidence/freshness notes · document date: Unavailable · evidence as of: Unavailable
Access result / unresolved original evidence · UnavailableNeco corrected-certificate claim awaits the original
The new secondary Neco dossier names a corrected certificate issued 20 August 2026 and an October 2030 due date, whereas retained source routes reported June 2030 and the developer marketed 2029. No original corrected certificate or exact current authority entry was opened. The new claim is retained as a research lead; no blanket four-month date adjustment is applied.
Scope: Secondary corrected-certificate/date claim only; original corrected certificate not linked or opened.
Original unit-status schedules and exact current authority evidence remain unopened. Publisher observation/upload dates are not underlying reporting dates. No contact/OTP submission, account creation or gate bypass was performed.
Decision use: Add the 20 August 2026 corrected-certificate request to the unresolved evidence queue. Preserve original dates; current statutoryPossession remains Unavailable until authority/certificate evidence is obtained.
Zomefy Neco corrected-certificate lead · document date: Unavailable · evidence as of: Unavailable
Access result / unresolved original evidence · UnavailableNew document routes require contact or registration
SquareYards public document buttons route to a contact/OTP lead form, BRICS IvyLush C/D Document Intelligence requires registration, and the current public Dwello IvyLush page exposes configuration/about/calculator sections but no document-preview section. These routes were stopped without lead submission, account creation, authentication or CAPTCHA handling.
Scope: New publicly visible download/preview route checks; no original statutory inventory/OC/Form 4 document obtained through these routes.
Original unit-status schedules and exact current authority evidence remain unopened. Publisher observation/upload dates are not underlying reporting dates. No contact/OTP submission, account creation or gate bypass was performed.
Decision use: Record the precise legal access boundary. Continue only through a new lawful public original or user-provided document; do not repeat blocked endpoints, submit contacts or bypass registration.
SquareYards public IvyLush Download controls · document date: Unavailable · evidence as of: Unavailable
SquareYards public Grand Download controls
SquareYards public Neco Download controls
Supporting access observation
Supporting access observation
Supporting access observation
Secondary index / research lead · UnavailablePanchshil tower OC filenames need original documents
A separate public index lists tower-group occupation-certificate filenames for A/B/D/E, C, F part and complete, G/H and I, uploaded 20 October 2023, plus Form4_PT.pdf uploaded 31 January 2020. The original files were not exposed or opened.
Scope: P52100002528 index; filenames and upload dates only. Official developer page did not expose an original OC in the inspected response.
A filename or upload timestamp does not establish document contents, covered floors, conditions, authenticity or present possession status.
Decision use: Add the exact tower OC and Form 4 files to the evidence queue; do not infer absence or confirmed occupancy.
Public filing-document index · document date: Unavailable · evidence as of: Unavailable
Conflicting secondary source claims · ConflictingRiver Crest secondary unit counts do not reconcile
A secondary dossier claims 216 total units, QPR 88 sold and 128 unsold, but separately describes 82 sold and 133 left in a unit ledger, leaving one of 216 unclassified. Its scope includes homes and shops. No original QPR, complete unit ledger or available-for-sale statement was obtained.
Scope: P52100077127; publisher dataset date 13 October 2026 and record-change label 9 May 2026 are not verified underlying filing dates.
Do not treat 216 mixed-use units as 216 apartments, unsold as currently released stock, or the page’s registered-rate corpus as our filtered CRE corpus. CAPTCHA encountered at the linked authority route was not bypassed.
Decision use: Preserve each claim and await exact original unit identities, reporting dates, residential scope, releases and cancellation treatment.
Secondary registry dossier · unresolved claims · document date: Unavailable · evidence as of: Unavailable
Primary issuer report / historical launch identity · UnavailableRiver Crest FY25 phase launch is corroborated; absorption is not
The issuer’s FY2024–25 integrated report lists Godrej River Greens – River Crest among Pune phase launches and maps that exact name to P52100077127 in its project-reference schedule.
Scope: PDF page 16 (printed 28–29) and page 272 (printed 540–541), both visually checked. All 275 pages text processed; exact launch day remains unavailable.
The issuer is not independent of the developer. A fiscal-year launch identity supplies no released-unit, product-size, booking or cancellation denominator; company-wide sales are not assigned to River Crest.
Decision use: Retain the corroborated historical launch year and registration identity. Keep exact-cohort absorption, current availability and premium allocation gates open.
Godrej Properties Integrated Report 2024–25, hosted by Godrej Industries · document date: Unavailable · evidence as of: 2025-03-31