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Sample data. This project and builder are fictional and show what a full Thok Report looks like once every source is live.
MAHARERA DEMO-0001

Sai Vistara Phase 2

Wakad, Pune · Demo Landmarks Pvt Ltd
THOK VERDICT
Ruko
64%DELAY RISK

Pending insolvency petition against the builder. Satellite shows 41% built against 72% reported. Asking price 21% above registered deals.

SCORE 38/100 · CONFIDENCE HIGH · CAPPED: PROMOTER IN INSOLVENCY
RERA possession
Dec 2026
Our estimate
Jun 2028 – Dec 2028
Units sold
218 / 312
Status
Ongoing
Last checked 31 Oct 2026 · Report an error
×Builder finances
RUKO
Section 7 insolvency petition by a lender pending at NCLT Mumbai since Mar 2026. Two charges on project land worth ₹86 Cr.
MCA21 · IBBI / NCLT cause list
×Construction progress
RUKO
QPR claims 72% complete. Satellite shows about 41%. Tower C has not moved since January.
MahaRERA QPR Q2 FY27 · satellite 18 Oct 2026
!Price
DHYAAN DO
Asking ₹9,850/sq ft carpet. Median of 38 registered deals within 1 km is ₹8,140.
IGR Maharashtra Index-II · last 6 months
!Court cases
DHYAAN DO
3 buyer complaints at MahaRERA and 1 civil suit over the access road.
eCourts · MahaRERA complaints
✓Land title
PAKKA
7/12 extract matches the developer. No mutation disputes found.
Mahabhumi 7/12 · property card
✓Approvals
PAKKA
Commencement certificate and environmental clearance on file and valid.
PCMC building permission · SEIAA
SATELLITE VS QPR
72% → 41%
→
PRICE VS IGR DEALS
₹8,199/sq ft median paid
→

What the builder said, and what we found

CONSTRUCTIONDOESN’T MATCH
72% builtQPR, Sep 2026
41% builtSatellite, 18 Oct
POSSESSIONDOESN’T MATCH
Dec 2026RERA registration
Mid–late 2028Delay model, 64%
COMPANY HEALTHDOESN’T MATCH
No disclosuresRERA Form B
NCLT petitionIBBI cause list
PRICEPARTLY
₹9,850/sq ftSales quote
₹8,140/sq ft38 IGR deeds
LANDMATCHES
Clear titleTitle certificate
Clear title7/12 + property card

Why this score

Open method: each factor's weight and what we found. Unchecked factors don't count for or against. How we score

Legal exposure 20%
55
3 RERA complaints and 1 civil suit over the access road.
Title & approvals 10%
90
7/12 matches the developer; CC and EC on file.
Delivery record 25%
45
Builder delivered 4 of 6 past projects late; average delay 19 months.
Promoter financial health 20%
0
Section 7 insolvency petition pending at NCLT Mumbai since Mar 2026.
Disclosure accuracy 10%
70
218 of 312 units reported sold; escrow withdrawals at 78% of collections.
Construction reality 15%
20
QPR claims 72% complete; satellite shows about 41%.

Before you pay a token

Pre-booking checklist: what our records confirm, and what to ask the builder in writing.

  1. ✓
    Project is registered with MahaRERA and not lapsed VERIFIED
    Registered · Mar 2022.
  2. ✓
    Possession date has not been pushed back VERIFIED
    Get the RERA possession date written into your agreement.
  3. ×
    Builder is not in insolvency RUKO
    An IBBI insolvency announcement is linked to this builder.
  4. ✓
    Unit inventory is disclosed VERIFIED
    218 of 312 units reported sold.
  5. ?
    Clear land title ASK BUILDER
    Ask for the title search report by an advocate and the latest 7/12 extract showing the promoter as owner.
  6. ?
    Commencement certificate (CC) and approved plans ASK BUILDER
    Ask for the CC covering your floor and the sanctioned building plan.
  7. ?
    Project bank account (70% escrow) ASK BUILDER
    Pay only into the RERA designated account named in the registration. Ask for the account details in writing.
  8. ?
    Carpet area as per RERA ASK BUILDER
    The agreement must state carpet area (not super built-up) and match the RERA filing.
  9. ?
    Payment linked to construction stages ASK BUILDER
    No more than 10% before a registered agreement for sale; later instalments tied to construction milestones.
  10. ?
    Lender approval ASK BUILDER
    Ask which banks/HFCs have approved this project for home loans (APF). No approvals is a signal.