What to check before you book a flat at Shilphata

Buying an under construction flat in the Shilphata belt is not one decision. It is a set of small checks, most of them a few minutes each, and every one is easier before you pay a booking amount than after. Here is the order to make them in.

1. Get the registration number for your tower, not for the project

Large schemes are often registered tower by tower. Provident Palm Vista is registered eight times, once each for B1, B2, C1, C2, D1, D2, D3 and D4, all in the name of Provident Housing Limited. The number on the hoarding is one of the eight. The number that governs your flat is the one for the tower your flat is in.

Ask the sales team which tower the flat is in, then open that tower's number on maharera.maharashtra.gov.in yourself. Check three things on the result: the promoter's name, the tower name, and the district and pincode. Every number and its link is on the towers page.

One practical warning. Registration numbers in a scheme often differ by two or three digits. Here C2 is P51700025864 and D2 is P51700025854; both are live, and they are different towers. Read the whole string.

2. Ask for the registered completion date, in writing

Every MahaRERA registration carries a completion date. That date, not a brochure line or a sales conversation, is what the agreement for sale binds the promoter to. If a possession date you are told does not match the certificate for your tower, the certificate counts.

Until a completion date is confirmed to you in writing, treat possession as on request rather than as known.

3. Find out how far off the ground your tower is

Two towers in the same scheme can be years apart. In the developer's own July 2025 construction update for this project, tower D3 had completed its 26th floor slab and started the 27th, while tower D1 had just cast its ground floor slab and C1 was at plinth level. Same site, same amenities, very different build.

Ask for the latest construction update, dated and tower by tower. A developer that publishes one is giving you something you can check against a site visit. Stand at the site and count floors.

4. Read what the price excludes

A starting price is a floor for the cheapest home in the scheme, not a rate for the one you are being shown. At this project the stated starting price is Rs 60 lakh, and it is before GST and registration; the developer's own line adds that government and possession charges are extra.

So ask for the total, itemised: the base price for that flat, GST, stamp duty and registration, and every other charge on the cost sheet. Stamp duty and registration are statutory charges. If someone tells you they are being absorbed, that belongs on the cost sheet as a discount with a value against it.

5. Check the area, and what kind of area it is

Areas can differ between towers in the same scheme. Here the 1 BHK is 406 sq ft in B1 and B2 and 453 sq ft in C1 and C2, so a single headline area for the configuration would be wrong for half the buyers.

Ask for the area of your specific flat and the basis it is stated on, in writing. Room dimensions are worth having alongside it, because a plan tells you what furniture fits in a way one number cannot; the ones printed on the developer's plans here are on the floor plans page. An area given without a stated basis is a number to confirm, not one to rely on.

6. Check the QR code goes where it should

A MahaRERA QR code should open a MahaRERA page. If a code on a brochure or a hoarding opens a file-sharing folder, an image or a marketing page instead, it is not a registration check. Type the certificate number into the portal yourself.

7. Ask the four questions that get vague answers

Payment plan. Booking amount. What is included in the price and what is charged on possession. And the completion date for your tower. Ask for all four together and ask for them on paper. A straight answer to all four is a good sign about the rest of the transaction.

None of this needs a lawyer to start. It needs the tower name, the certificate number and the willingness to read the result. For the belt itself, the companion piece on what is being built around Shilphata Junction sets out which corridors are open, which are under construction and which are only proposed.