I am creating a thread for people to know which are the worst project in thane, and to avoid at any cost if you want peace of mind, since last 10 years construction is coming up right left and center and people investing their hard earned money, Its better to know how things are on ground from a consumers or buyers prespective and the issues they have faced.
Worst Project in Thane ever
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I came across this news few days ago. MahaRERA declared that over 1475 projects in Thane, are currently flagged for compliance issues, delays, or poor transparency, making them risky for buyers. So buyer please be alert, while buying new property kindly check all the necessary documents like RERA registration and so on.
Thane isn’t alone. MahaRERA has flagged more than 4,600 projects across Mumbai Metropolitan Region for failing to file progress reports. This shows how widespread the problem is the buyers everywhere are at risk of investing in projects that don’t deliver. By sharing our experiences here, we can help each other avoid the worst projects and protect our peace of mind.
I appreciate for your effort and this is really a good thought. For many middle class people like me, buying a new flat is a dream. When the dream comes true, it shouldn’t turn into a scam. Because every penny we invest comes from our hard work. We should think carefully, many times over, before investing in a new property. Important documents we need to scrutinize before buying any property are
Basic Documents to Check Before Buying Property
- RERA Registration Number - Make sure the project is registered and compliant.
- Title Deed / Sale Deed - Confirms the seller’s legal ownership.
- Encumbrance Certificate (EC) - Shows the property is free from loans or disputes.
- Approved Building Plan - Must match municipal authority approval.
- Commencement & Completion Certificates - Proof that construction is legally started and finished.
- Occupancy Certificate (OC) - Confirms the property is fit for living.
- Property Tax Receipts - Ensure no pending dues.
- Utility Bills (electricity, water, gas) - Check for cleared payments.
- No Objection Certificates (NOCs) - From fire, pollution, society, or banks if applicable.
- Seller’s Identity Proof - Aadhaar, PAN, or passport for authenticity.
Once I was looking for a flat to buy in Thane, and I visited many projects. The worst project I experienced was Lodha Amara. The building is full of packed, overcrowding, and high density of people. Not only that, but also poor parking facilities, for many towers there is a single parking tower which lead to significant inconvenience. I enquired to the residents there; even they also mentioned the poor construction quality and low maintenance issues too.
I will never forget my experience while I was trying to buy a new flat in Mumbai. At that time, I had no idea how to go about the process. My friend guided me throughout, and through him I came to know which documents are essential to verify and what things need to be checked. If anyone who is buying to buy new property or any please always check the project is approved by BMC and registered under RERA registration. In addition, check the title deed, occupancy certificate, building plan approvals, and property tax receipts. It always better to speak to existing residentials,if possible and also confirm with the builder whether they have good track record. These things are very basic and essential to check before invest in any property.
I request everyone please don’t go for the Arihant Aarohi project. Why I am saying this, I booked a 1 BHK flat in 2014 and they told me it would be completed in 2016. But the project was completed in 2019. Even after completion, there were lot of pending works and poor construction quality. Within 2 years I saw crack all over the building. Still I’m facing water issue and have to rely on water tanker for daily use. And still the library hasn’t opened and poor maintenance service. Literally the developer cheated us over his fake promises and poor construction quality.
Even though, if you’re checking for all legal documents also kindly check and confirm these major facilities with your builder.
Simple and easy thing before investing your money in buying new flat always ask the builder about their past project. It will really help you to analyse and finalize the project. Their track record check shows their progress, whether there is delay in possession, compliance or any other issue. If their track record is good you can go for that confidently.
I suggest everyone, if you want calmer environment, please avoid projects like 20+ tower in the same compound by one builder. I’m sure overcrowding will definitely kill the quality of life. You will feel like that you’re trapped in a bird’s cage with no breathing space. High density projects look glamorous in brochure but in reality it doesn’t work.
Before investing, ask: how many towers, how many flats, and how many amenities? Numbers tell you if the project will feel livable.
One of the biggest traps buyers fall into is hidden charges buried in the agreement. Builders often keep things vague during booking, but later you’ll see unexpected costs like:
• Maintenance charges that are much higher than promised.
• Parking fees sold separately even if brochures suggest it is included.
• Clubhouse/amenity charges that require extra membership fees.
• Infrastructure development charges (IDC) for water, electricity, or roads.
• Escalation clauses where builders raise prices citing material cost increases.
• Legal/documentation fees inflated under ‘processing’ or ‘admin’ heads.
Always read the agreement line by line, cross check with RERA norms, and if possible, get a lawyer to review it. A small upfront effort can save you lakhs later. Don’t rely on verbal promises and demand everything in writing.
One of the worst project in Thane is Square feet. I request not everyone please choose square feet. My friend bought a flat in Square feet in Bhiwandi. After buying that flat he always lamented to me for taking wrong decision. Mostly he used to complain about the water supply, no proper security and no proper maintenance. At first, every builder promises for all facilities, once their job is done they forget about their customers and ignore their problems
Always don’t stick to one or two options, visit multiple projects before taking a decision. It will give you clear idea and better vision and you understand what is happening on the ground. While comparing different projects by different builders you’ll notice the differences in construction quality, amenities, and transparency. This way, you won’t get trapped by glossy brochures or fake promises, and you’ll be able to choose a project that truly matches your expectations and peace of mind.
Mostly you can trust projects by reputed builders like Godrej, Runwal, Hiranandani, Lodha, Kalpataru, Tata Housing Development, Raunak, Regency and Cosmos. Why I am saying this is because, these builders have a stronger track record of delivering projects on time, maintaining quality standards, and providing better after sales service compared to smaller or lesser known developers. I accept no builder is perfect, choosing a reputed name reduces the risk of delays, poor construction, or hidden charges. Still, it’s important to verify RERA registration, check occupancy certificates, and talk to existing residents before finalizing because reputation alone should not replace due diligence.
Investing our hard-earned money in a good project feels like a sense of achievement. Especially people like me buying a home its not just a financial decision more that it like a lifelong dream. We people are emotionally tied to our dream house, so it is necessary to check and verify all the documents before buying. Always go for second opinion ask your friends, relatives, colleagues whoever residing in that place. It helps you to come to conclusion and you can take good decision.
Nowadays all reputed builders provide good society with all modern facilities. Even though they charge maintenance fee for these amenities, they generally delivering good services and keep the premises well managed. The key thing is to check whether the facilities are actually functional or not and whether residents are satisfied with the upkeep. A slightly higher maintenance fee is acceptable if it ensures reliable water supply, clean common areas, working lifts, and proper security because these things directly affect your daily peace of mind.
I give one advice to the people who are seeking to buy flat, always ensure about the water facilities. In Thane, most of the buildings rely on the water tanker and this become huge problem later. Because water is the most essential for our human life, it is better to check whether society is providing good water supply or not. Without sufficient water supply, even in modern societies with good facilities will feel like a burden.
Yes, I agree with you. I was living in Thane two years before. I rented a 2 BHK flat in small society. They allowed water only 20 minutes a day, we had to store the water in tank and use it for daily. If they cut the water supply for a day we had to suffer a lot. Mostly of us in that society relied on water tanker.
I think in bigger society people don’t face this issue, because most modern societies offer 24/7 watery supply. People in smaller societies and chawl usually facing this problem.
Everyone has mentioned water problem. Yes, I agree with that water is the basic needs of human life. I am also living in small society with 8-floor building. One of the biggest problem I am always facing is lift. In my society the lift maintenance is very poor, the society has only one lift if it is not working I have to walk in steps, the saddest part is my home is in 8th floor.
Think about old age people, pregnant women and sick people how these people can walk in the stairs. So if it is a old building or modern building always check and ensure about the quality of the elevator. It is also very important and basic facility for the society.
Among the reputed builders in Thane , Rustomjee is the ideal option. In my opinion, they plan their societies better, with open spaces and modern amenities. From my own experience of visiting their projects, I found the construction quality is excellent and the layout more practical compared to many others.
My sister bought a 2 bhk flat in Thane by Rustomjee, is a quite wonderful project, we loved it very much. They gave us possession on time. The construction quality is so good, they used good quality tiles, bathroom hardware and kitchen counter. We also had the offers like flexible payment plans or waiving stamp duty charges. You can trust this kind of builders while investing your money.
For property buyers I always give one suggestion. Please always check if the builder has a clear land title. The land title is the legal proof that the builder owns the land and has the right to build on it. If the land is disputed or under litigation, buyers can get trapped in endless court cases. This means you may not get possession on time, or sometimes not at all.
Once I asked the builder to show me the land title but he denied. I immediately got suspicious about the project and left it. Later I came to know that the builder was caught in fraud case for illegal construction. A clear land title protects you from future legal problems and gives confidence that your investment is safe. Before booking, ask for the title deed and verify it with a lawyer or through the MahaRERA portal.