Price, carpet areas and what to verify before you book

If you have searched for the price of a flat at Shelar Supremus, Beturkar Pada, Kalyan West, you have probably come away with several different numbers and no idea which one to believe. That is not your fault. This piece sets out everything that is actually published about this project, separates what holds up from what does not, and gives you the checks to run before any money changes hands.

Every number below comes from the developer's own sheet or the MahaRERA record.

What is established

A short list, and it is short on purpose. Shelar Supremus is on Khadakpada Road at Beturkar Pada, Khadakpada, Kalyan West 421301, in Thane district. The promoter named on the MahaRERA record is Shelar Realty. The registration is PR1330002500941. The project launched in 2025, it is under construction, and its MahaRERA-registered completion date is December 2029. It is two towers, G+3+27, thirty storeys on two acres, with five homes on each residential floor, in 1, 2 and 3 BHK plus three combined jodi homes. Those facts come from the developer's own sale sheet and, for the storey count and the five-per-floor claim, are corroborated by his A3 floor plates.

The carpet areas come from the same sheet: 489 sq ft for the 1 BHK, 611 to 773 sq ft for the 2 BHK and 975 sq ft for the 3 BHK, with jodi combinations at 1,263, 1,546 and 1,748 sq ft. We print them with the standard caveat that the area which binds is the one written into your registered agreement for sale.

The price question, and the two plus signs

The developer has released his figures: 1 BHK Rs 59 L++, 2 BHK Rs 90 L++, 3 BHK Rs 1.15 Cr++. Jodi combinations are priced on request. Prices are indicative, exclude applicable charges and taxes, and are subject to change.

Read the "++" before you read the number. It is the developer's own notation and it means the figure in front of it excludes additional charges. Stamp duty, registration, GST, floor rise on a thirty-storey tower, parking, club and infrastructure charges, meter deposits and advance maintenance all sit on top of it. Two projects are only comparable on the all-inclusive number, so ask for that one.

Older marketing creative for this project carries a 1 BHK at Rs 58 Lacs++ and a 3 BHK at Rs 1.17 Cr++. The developer's current sheet supersedes it, so price off the cost sheet he issues today.

The carpet-area question

Here is where each number stands:

1 BHK	489 sq ft carpet at Rs 59 L++. Corroborated on the Tower B floor plate at 489.2 sq ft.
2 BHK	611 to 773 sq ft carpet at Rs 90 L++. A range, because there is more than one 2 BHK plan.
3 BHK	975 sq ft carpet at Rs 1.15 Cr++. The developer confirms the higher of the two figures that were circulating.
Jodi 3.5 / 4 / 5 BHK	1,263 / 1,546 / 1,748 sq ft carpet. Price On request

The 2 BHK entry is the one to read carefully. It is a range of 162 sq ft, which is most of a bedroom, and both ends are quoted from the same Rs 90 L++ headline on a configuration sheet. That is not sloppiness; the Tower A and Tower B floor plates genuinely carry different 2 BHK layouts. So the question is never "what does the 2 BHK cost here". It is "what is the carpet area of the specific flat you are offering me, on which floor, at what price", and you want the answer on paper.

While you are comparing projects, be clear about the definition. Under RERA, carpet area is the net usable floor area inside the flat, excluding external walls, areas under service shafts, the exclusive balcony or verandah and the exclusive open terrace, and including internal partition walls. Built-up and super built-up areas are bigger numbers that include walls and a share of common space. A listing that quotes you a much larger area for one of these flats is usually not describing a bigger flat.

The possession question

Two dates get quoted for this project: a marketing target, and the MahaRERA-registered completion date, December 2029.

December 2029 is the one that counts, because the registered date is what your agreement for sale binds the promoter to and therefore the only one you can enforce. A marketing target is a hope. If a salesperson quotes you an earlier date, ask for it in writing in the agreement.

The floor-count question, now settled

Two towers, G+3+27, thirty storeys, on the developer's sale sheet and corroborated by his A3 floor plates, each drawn as the typical plan up to the 30th floor. The plot is two acres.

The total flat count is on request. What you experience is five homes per floor, on each of twenty-seven residential floors in two towers, which is on the order of two hundred and seventy. Ask us for the developer's confirmed total.

Read the sanctioned floor count and the plot area off the registration certificate anyway. It takes ten minutes and we will do it with you.

Nine checks before you pay a booking amount

• Verify PR1330002500941 yourself on the MahaRERA portal at maharera.maharashtra.gov.in. Do not accept a screenshot from anyone, including us.
• Read the registered completion date off the certificate, not off a brochure or a website.
• Ask whether a second registration exists for any later phase, and get the number in writing if it does.
• Match three carpet areas: the plan, the cost sheet and the draft agreement for sale. They must be the same figure.
• Get the all-inclusive cost, not the headline: agreement value, floor rise, GST at the prevailing rate for under-construction homes, stamp duty and registration as levied by the Government of Maharashtra, parking, club and infrastructure charges, meter deposits, advance maintenance and corpus.
• Read the payment plan against the construction milestones. A low headline with a front-loaded plan is often the more expensive home.
• Check the amenity annexure, not the brochure list, and ask what is committed at possession.
• Take a receipt for every payment in the promoter's registered name, with the flat number on it.
• Have a lawyer read the agreement. On a four-figure fee against a seven-figure purchase, this is the cheapest thing on the list.

So should you look at it

The argument for Shelar Supremus is the floor plate. Five homes to a landing is a small number in a lane full of eight- and ten-door cores, and it is the variable that quietly decides lift waits, how usable the clubhouse is and how a maintenance budget is shared. It is also what makes the jodi combinations possible, and a 1,748 sq ft carpet five-bedroom home is not something else in this pocket is selling. Combine that with an established Khadakpada Road address two minutes from Khadakpada Circle, and there is a real case here for the right buyer.

What there is not, yet, is an all-inclusive number for a named flat. Ask and we will send the itemised cost sheet unedited. Until then, see the 1 BHK, the 2 BHK and the 3 BHK pages, the jodi homes, the floor plates for both towers, the towers and MahaRERA page, and the companion piece on what Beturkar Pada is actually like.