Individual Transactions

1. MLS-3981-2026 (Survey No. 381 Hissa No. 1)

• Area: 00 Hectares – 89 Ares (0.89 Ha / 8,900 sq m)
• Consideration: Rs 1,39,95,000 (One Crore Thirty-Nine Lakh Ninety-Five Thousand)
• Stamp Duty: Rs 35,500 | Registration Fee: Rs 7,000 | Total: Rs 42,500

2. MLS-4007-2026 (Survey No. 382 Hissa No. 1)

• Area: 02 Hectares – 99 Ares (2.99 Ha / 29,900 sq m)
• Consideration: Rs 4,62,45,000 (Four Crore Sixty-Two Lakh Forty-Five Thousand)
• Stamp Duty: Rs 1,03,000 | Registration Fee: Rs 20,500 | Total: Rs 1,23,500

3. MLS-3990-2026 (Survey No. 382 Hissa No. 2)

• Area: 02 Hectares – 14 Ares (2.14 Ha / 21,400 sq m)
• Consideration: Rs 3,31,70,000 (Three Crore Thirty-One Lakh Seventy Thousand)
• Stamp Duty: Rs 1,000 | Registration Fee: Rs 1,000 | Total: Rs 2,000

4. MLS-3987-2026 (Survey No. 381 Hissa No. 2)

• Area: 04 Hectares – 38 Ares (4.38 Ha / 43,800 sq m)
• Consideration: Rs 7,07,90,000 (Seven Crore Seven Lakh Ninety Thousand)
• Stamp Duty: Rs 2,30,000 | Registration Fee: Rs 30,000 | Total: Rs 2,60,000

The lands are described as agricultural parcels in a rural zone. Valuation records accompanying the registrations reference “Hill Stations” purpose and non-agricultural conversion potential under applicable rules, though the deeds themselves convey the lands as agricultural. Payments were made partly prior to the deeds (as recorded in the earlier Agreements for Sale) and the balance by cheques on the date of execution. Document handling charges of Rs 2,200–2,400 per deed were also paid.

This is one of the larger recent land consolidations by a high-profile purchaser in the Mulshi–Pimpri belt, an area that has seen growing interest for residential and leisure developments.

Also Read: Ranbir Kapoor puts his Pune Home on Rent

The post Ranbir Kapoor Buys 10.4 Ha Pune Land for Rs 16.42 Cr in 4 Deals appeared first on Square Feat India.

The Peg: Iran Closes the Strait. A Month of Gains Is at Risk.

Let us trace exactly what has unfolded since Friday’s close, because the pace of deterioration over the weekend is striking. Friday saw the Sensex close at a strong 77,569.39, up 827 points, with the broader market recovering on the back of financial stocks — HDFC Bank, Axis Bank, and Kotak Mahindra — reporting strong Q1 FY27 business updates. The Nifty50 closed at 24,206.90. The Nifty Realty index, notably, eased 0.13% on Friday even as the broader market rallied — a sign that the sector was already pricing in some caution about the unresolved Iran situation.

Over the weekend, that caution proved prescient. The US carried out its fourth strike on Iranian targets in a single week on Sunday, in retaliation for an Iranian attack on a Cyprus-flagged container ship in the Strait of Hormuz. Tehran responded by declaring the Strait closed “until further notice” — a statement the US Central Command rejected, saying its forces were conducting operations to ensure freedom of navigation through the waterway. The two sides are now offering conflicting statements about whether the world’s most critical oil transit route is open or shut, and markets are treating the ambiguity as a risk premium.

Brent crude surged to near $79 a barrel this morning, after gaining 5.4% last week. WTI crude rose 3.88% to $74.18. GIFT Nifty is down more than 168 points at 24,056 — a gap-down open. For the realty sector, which had climbed from below 780 on the Nifty Realty index to a CY26 high of 911.10 on July 7 precisely because crude was falling, the events of the past 48 hours represent an existential threat to the recovery narrative.

How Realty Stocks Are Opening

The gap-down open on Monday is sharpest for sectors most directly linked to the Iran-crude oil story — and real estate is high on that list. The Nifty Realty index enters Monday’s session well below its July 7 peak of 911.10, having already given back ground during the July 8 crash and Friday’s marginal decline.

DLF, which carries a 19.96% weight in the Nifty Realty index, opened Monday under selling pressure. The stock had been attempting to close the gap between its current market price and analysts’ target of ₹775 through the June-July rally. That gap widens again today as selling returns. Godrej Properties, which had fallen 4.54% during the July 8 rout and only partially recovered since, is trading cautiously at the open as buyers assess whether the Iran escalation is a temporary negotiating posture or a genuine shutdown of the waterway.

Lodha Developers, whose best-ever quarterly presales disclosure of ₹5,620 crore had been the sector’s most powerful fundamental anchor during the recent recovery, opens under pressure despite the company-specific story remaining intact. Prestige Estates Projects, Sobha, Phoenix Mills, Brigade Enterprises, Anant Raj, and Aditya Birla Real Estate all opened Monday with a negative tilt, reflecting the broad-based geopolitical risk-off mood.

Oberoi Realty enters Monday carrying two overlapping negatives — the broader Iran-crude headwind, and the unresolved court restraint order on its Three Sixty North Gurugram project that had emerged on Friday morning. The company has stated it will pursue legal remedies, but the combination of a macro headwind and a company-specific legal overhang makes it the week’s most complicated name to navigate.

What Is Working

The Q1 FY27 fundamental story continues to hold firm even as the macro environment deteriorates. Lodha Developers’ record presales of ₹5,620 crore, Oberoi Realty’s ₹8,109 crore Gurugram bookings, and the broader institutional investment surge of 70% year-on-year to ₹27,045 crore in Q2 CY26 are data points that do not change because of weekend missile strikes. For investors with a 12-month view, the sector’s current sell-off represents an opportunity to accumulate fundamentally strong developers at discounted levels.

The financial sector’s strong Q1 FY27 results — HDFC Bank posting double-digit growth in advances and deposits, Axis Bank and Kotak Mahindra also delivering solid numbers — are a direct positive for residential real estate demand. Healthy banks mean continued home loan disbursements, and the RBI’s accommodative stance with the repo rate at 5.25% keeps the affordability environment intact for homebuyers. Financial stocks had led Friday’s rally and will again provide a floor to the broader market even on a difficult Monday open.

Diplomatic channels, while severely strained, have not been formally broken. The US and Iran have both indicated — through separate intermediaries — that negotiations could resume. A Qatari delegation was reported to be in Iran even as the weekend strikes continued. That residual diplomatic thread, however thin, is the one variable that could rapidly reverse Monday’s negative sentiment if any positive signal emerges.

What Isn’t Working

Crude at $79 a barrel is the most direct and immediate threat to the sector’s recovery thesis. The Nifty Realty index’s 21% one-month rally was built almost entirely on the expectation that crude would stabilise below $75 as the Strait of Hormuz normalised. With Brent back near $79 and Iran threatening a full closure of the waterway, that expectation has been sharply disrupted. If Brent pushes above $80 — which would represent the highest level since the initial Iran conflict shock — construction input cost pressures will return, developer margin assumptions will need to be revised downward, and the sector’s re-rating narrative will come under serious pressure.

Iran’s declaration that the Strait is closed “until further notice” — even though contradicted by US Central Command — introduces a level of uncertainty about energy supply flows that the market had not priced in since the June 17 peace deal. The IEA has warned that a prolonged escalation could delay rebuilding global oil inventories and disrupt the expected oil market balance for the rest of 2026. That cautionary signal from the global energy watchdog adds weight to the crude bull case.

GIFT Nifty down 168 points signals that the gap-down open on Monday will be broad-based, not sector-specific. Auto, metal, oil and gas, and realty will likely all face selling pressure at the open. The Nifty50 had closed at 24,206 on Friday — a clean close above the 24,200 resistance level that analysts had identified as a technical confirmation of recovery. A gap-down open below 24,056 would immediately invalidate that technical signal and reopen the path toward the 23,800 support.

FIIs, who have been net sellers for most of CY26 with cumulative sales of over ₹2.79 lakh crore, are likely to increase selling pressure in a session where geopolitical risk has spiked over the weekend. Any sustained FII selling combined with the macro headwinds from Iran will make it difficult for DII buying alone to hold the market and the realty sector’s recent gains.

What to Watch Through the Day

Any statement from Washington or Tehran on whether diplomatic channels remain open will be Monday’s most important single variable. If either side signals willingness to resume Doha talks — even informally — markets will stabilise rapidly. If Iran follows through on its threat to enforce the Strait closure or attacks additional commercial vessels, crude will spike above $80 and selling will deepen across the session.

Crude oil’s behaviour through the morning session is the real-time barometer to track. Brent holding below $80 through the Indian trading day would limit the damage to realty stocks. A sustained move above $80 would signal a more serious disruption to the sector’s input cost assumptions and likely accelerate selling in the afternoon.

The Nifty50’s ability to hold the 23,900–24,000 zone on a closing basis is critical. A close below 23,800 would technically confirm a breakdown of the recovery structure that the market had spent two weeks building and would set up a more difficult week ahead for all rate-sensitive sectors.

Within the realty sector, watch DLF and Godrej Properties as the two large-cap bellwethers that most accurately reflect institutional sentiment. If either stock sees unusually large volumes on the sell side through the morning, it would signal that institutional investors are actively reducing position sizes — a more concerning sign than the headline index move alone.

The earnings season continues through the week with HCL Technologies, SBI, and others scheduled to report — any strong earnings delivery could provide an independent positive catalyst to partially offset the macro headwind from Iran.

Monday July 13 is the hardest session the sector has faced since July 8’s 1,663-point Sensex crash. The Iran situation has worsened materially over the weekend, crude is climbing, and the technical recovery the market had built through last week is under direct threat. Whether the sector’s fundamental anchor — its strongest Q1 presales season in years — is enough to hold buyers in the market even as geopolitics turns hostile again is the question that today’s session will begin to answer.

Also Read: Realty Stocks Surge as US-Iran Peace Deal Sends Markets Soaring

The post Realty Stocks Under Pressure as Strait of Hormuz Closes and Crude Surges to $79 appeared first on Square Feat India.

The Tribunal dismissed three appeals filed by M/s Umiya Holding Pvt Ltd and M/s Umiya Builders & Developers against the Goa Real Estate Regulatory Authority’s orders dated 6 May 2022 in Complaint Nos. (No.3/RERA/Complaint(134)/2020/367), (No.3/RERA/Complaint(135)/2020/368) and (No.3/RERA/Complaint(133)/2020/366).

What the Buyers Had Purchased The three allottee families — Mr Arman Bankley & Mrs Avani Arman Bankley, Mr Jitendra Kumar Agarwal, and Mr Manish Vinod Gosalia & Mrs Toral Manish Gosalia — had purchased commercial shops (with outside seating areas) under registered Agreements for Construction and Sale executed between 2015 and 2018. They had paid full consideration and taken possession. The project comprises 35 units, of which only four were sold; the rest remained unsold and some were given on long-term lease by the promoters.

Goa RERA’s Directions (6 May 2022) Goa RERA had directed the promoters to:

• Form a Society / Co-operative Society / Association of Allottees within two months without levying any additional charges on the allottees beyond those mentioned in the agreements.
• Execute registered sale deeds/conveyance deeds for the shops along with undivided proportionate title in the common areas and land in favour of the allottees or the Association within two months.
• Pay ₹1 lakh penalty + ₹2.5 lakh compensation per complaint within 30 days, failing which interest at 10.25% per annum would apply.

Promoters’ Arguments in Appeal The promoters contended that they could not form a society because only four units had been sold and the minimum requirement under the Goa Co-operative Societies Act was five members. They argued that they had maintained the property at a high standard, that maintenance charges were increased as permitted by the agreement clauses, and that they had exchanged drafts of conveyance deeds. They claimed the allottees were trying to extract money by misusing RERA provisions.

Allottees’ Stand The allottees argued that the agreements themselves provided for conveyance of proportionate undivided share in land and common areas even if a society was not formed. They pointed out that the promoters, as owners of the unsold units (many on lease), could themselves become members to satisfy the five-member requirement. They also challenged the unilateral increase in maintenance charges, stating that no accounts or proof of increased expenditure were provided.

Tribunal’s Key Findings & Reasoning The Appellate Tribunal (Coram: Shri S.S. Shinde, J., Chairperson & Dr. Rajagopal Devara, Member (A)) delivered a detailed judgment on 2 July 2026 after hearing both sides.

The Tribunal held that the promoters’ statutory obligation under Section 17 of the RERA Act, 2016 to form an association/society and execute conveyance is not dependent on the number of units sold.

Crucially, the Tribunal observed that where unsold units continue to belong to the promoter, the promoter can be included as a member along with the existing allottees to meet the minimum five-member requirement under Section 6(1) of the Goa Co-operative Societies Act, 2001. A commercial complex clearly falls within the definition of a “co-operative housing society” under the Goa Act. Therefore, there was no legal hurdle in forming the society.

The Tribunal further held that the obligation to execute conveyance flows both from the contractual terms in the agreements and from the mandatory provisions of Section 17 of RERA. Having obtained the Occupancy Certificate and handed over possession, the promoters were bound to complete the conveyance within the stipulated time.

On maintenance charges, the Tribunal noted that the promoters failed to produce any audited accounts or documentary evidence justifying the increase. The mere existence of a clause permitting revision was not sufficient when the hike was disputed.

The Tribunal concluded that the Goa RERA orders were based on correct appreciation of facts, agreements, and law. There was no infirmity warranting interference. All three appeals were dismissed. Pending miscellaneous applications for stay were also disposed of.

Significance of the Order This judgment sends a clear message that builders/promoters cannot cite “insufficient number of units sold” as an excuse to avoid their statutory duty to form a society or association of allottees and execute conveyance deeds. It is particularly relevant for commercial projects, redevelopment projects, and cases where a large number of units remain unsold or are retained/leased by the promoter. The ruling reinforces that promoters, as owners of unsold inventory, have both the right and the obligation to participate in the formation of the society to comply with RERA.

The order is expected to provide relief to many allottees facing similar delays in society formation and title transfer across Goa and other states where appeals lie before the Maharashtra Real Estate Appellate Tribunal.

Also Read: This Housing Society Lost Its Registration, Read To Know Why?

The post Builder Must Form Society Even With Few Units Sold: RERA Tribunal appeared first on Square Feat India.

The common order, pronounced on July 1, 2026 by Member Mahesh Pathak, rejected all reliefs sought by the allottees, including directions for parking strictly within the same building, completion of amenities, rectification of alleged defects, and compensation.

What the Homebuyers Alleged

The 26 complainants, who had booked flats in iOS Tathawade and taken possession after the Occupancy Certificate (OC) was issued on August 30, 2024, raised three main grievances:

• Parking Issue: Their Agreements for Sale (AFS) promised one covered car parking space. Initially, the promoter had proposed hydraulic parking. Later, parking was allotted through a lottery system, with several spaces given in the neighbouring building “iOS Prime” (MahaRERA No. P52100053819). The allottees alleged that this allotment was unilateral, the spaces in iOS Prime were not ready or usable, access was inadequate, and it violated the AFS as well as Sections 11 and 14 of RERA.
• Amenities: Promised amenities such as gymnasium and landscaping were either incomplete or not provided as per sanctioned plans.
• Construction Defects: Issues like water leakage, cracked tiles, wall cracks, unfinished work, and problems related to the STP facility.

They sought directions for proper parking as per sanctioned plans, fresh transparent allotment, completion of amenities, defect rectification, and compensation.

Promoter’s Defence

Linux Group submitted that:

• The original plan was hydraulic parking within iOS Tathawade.
• Allottees, during a meeting on January 12, 2025, opposed hydraulic parking due to practical difficulties and requested conventional parking.
• Minutes of the meeting were circulated; allottees participated and did not object.
• Parking was allotted transparently through a lottery system in the presence of allottees (supported by videos, photographs, emails, and attendance records submitted to MahaRERA).
• iOS Tathawade and iOS Prime form part of the same larger layout with common infrastructure and phased development. Consent letters from allottees for phase-wise development were placed on record.
• Possession was handed over only after OC. The promoter expressed willingness to install hydraulic parking within six months in iOS Tathawade if any allottee was unwilling to accept the current arrangement.

MahaRERA’s Key Observations and Ruling

After examining replies, rejoinders, written submissions, and evidence, MahaRERA made the following important observations:

On Parking (the central issue): MahaRERA held that the AFS only mentioned “one covered car parking” without specifying any particular location, floor, or building. The Authority accepted the promoter’s evidence of the January 12, 2025 meeting and the subsequent lottery process. It noted that complainants failed to produce cogent proof that the lottery was manipulated or that the allotted spaces were unusable.

Crucially, MahaRERA ruled that parking allotted in the adjacent building (iOS Prime) is legal. It observed that both projects form part of a common and single sanctioned layout being developed in phases with shared infrastructure. The Authority explicitly stated that merely because the two phases have separate MahaRERA registration numbers does not make the allotment illegal. It further held that allotting some parking spaces in the adjoining building forming part of the same layout does not amount to a breach of the Agreement for Sale.

MahaRERA also took note of a previous common order dated December 15, 2025, in similar complaints against the same promoter and observed that the promoter had substantially complied by allotting parking spaces.

On Amenities and Defects: The Authority found that complainants made only general allegations without producing expert reports, structural audit reports, or cogent documentary proof. It noted that the project had received OC and that many grievances related to post-possession maintenance, which falls under the jurisdiction of the society and other competent authorities rather than MahaRERA under Section 14(3) of RERA.

Final Order

All 26 complaints stand dismissed for want of merits. All reliefs sought regarding parking, amenities, defects, compensation, and costs were rejected. The promoter’s undertaking to provide hydraulic parking within six months (if any allottee does not accept the current arrangement) has been taken on record and the promoter remains bound by it.

Why This Order Matters

This order is significant because MahaRERA has clearly laid down that in phased developments forming part of the same sanctioned layout, parking (and potentially other facilities) can be allotted in an adjacent phase/building, even if it carries a separate RERA registration number. The ruling places strong emphasis on evidence of meetings, consent, and transparent processes (such as lottery with video proof) over post-facto dissatisfaction of individual allottees.

Also Read: Can Developers Sell Parking to Homebuyers?

The post MahaRERA Allows Parking in Adjacent Building of Same Layout appeared first on Square Feat India.

As per the Agreement for Sale, registered on 9th July 2026 (document number MBI11-14803-2026), Salman Salim Khan transferred Flat No. 1401 on the 14th floor of Shiv-Asthan Heights, standing on Plot No. 31 of TPS III, 16th Road, Bandra West, to three buyers — Munira Akberali Dandawala (also recorded as Muneera Akberali Dandawala), Mahdiali Akberali Dandawala, and Zehra Mahdiali Dandawala.

The flat admeasures 758 square feet of carpet area and comes with 10 fully paid-up shares of the Shiv-Asthan (Khar) Co-operative Housing Society Limited, bearing distinctive numbers 501 to 510. The sale also includes two car-parking spaces — one located on the ground floor and one on the first podium level of the building.

The transaction structure, as laid out in the agreement, involved a lump-sum payment of Rs 3,50,00,000, broken into three components: Rs 2,46,50,000 paid at the time of execution of the agreement, Rs 3,50,000 withheld as Tax Deducted at Source (TDS) and deposited into the government account, and the balance Rs 1,00,00,000 payable on the completion date, which was fixed as 15th July 2026.

The stamp duty paid on the transaction was Rs 21,00,000, with an additional registration fee of Rs 30,000, taking the total statutory outgo to Rs 21,30,000. The government valuation (ready reckoner value) of the property was recorded at Rs 3,45,11,665, against which the actual transacted value of Rs 3.5 crore reflects a premium over the circle rate.

The document also reveals that Salman Khan executed the agreement through a General Power of Attorney holder — his mother, Salma Khan — who signed on his behalf. Separately, the buyers acted through their own power of attorney arrangements for signing formalities. The property in question was originally acquired by Salman Khan via an Agreement for Sale dated 21st September 2015 with Zears Developers Private Limited, with possession handed over in January 2017. The building received its full occupancy and completion certificate from the Municipal Corporation of Greater Mumbai in January 2017.

The society, Shiv-Asthan (Khar) Co-operative Housing Society Limited, registered under registration number BOM/HSG/2839 of 1971, issued its No-Objection Certificate for the transfer on 25th June 2026, confirming that all society dues on the flat had been cleared till 30th June 2026.

This transaction adds to the steady stream of high-value residential deals being registered in Bandra West, one of Mumbai’s most sought-after micro-markets, where celebrity and HNI property transactions continue to draw attention from homebuyers and market watchers alike.

Also Read: Salman Khan’s sister Arpita sells her Bandra flat for ₹22 crore.

The post Salman Khan Sells Bandra Flat for Rs 3.5 Crore in Shiv-Asthan Heights appeared first on Square Feat India.

The Peg: TCS Rescues the Market. A Court Order Rescues Nobody.

The week began with the sector at a 21% one-month peak. It then endured two consecutive sessions of geopolitical-driven selling — the US reimposing Iran oil sanctions and launching fresh strikes that sent the Sensex crashing 1,663 points on Wednesday. Thursday was the first session of recovery: the Nifty Realty index surged 2.8%, the broadest single-session advance the sector had seen since the June 14–16 Iran peace rally, with Brigade Enterprises up 5%, Phoenix Mills and Aditya Birla Real Estate each gaining 4%, and Anant Raj, DLF, and Godrej Properties all adding around 3% each. The sector was rebuilding.

Now TCS has delivered the catalyst the broader market needed. Net profit rose 4.61% year-on-year to ₹13,349 crore in Q1 FY27. Revenue grew 3.3% quarter-on-quarter. The numbers were not spectacular — but in a market that had been bracing for an IT sector earnings disaster driven by Accenture’s guidance cuts and US Federal Reserve uncertainty, stable-and-growing was precisely what was needed. TCS shares are up 4.09% to ₹2,133.30 as of 10:30 AM. Tech Mahindra and HCLTech are among the top Nifty50 gainers. The Nifty IT index is up over 3%, and the entire market is responding — the Nifty50 at 24,208 by 10:30 AM, up 245 points or 1.02%, with the Sensex at 77,520, up 778 points. India VIX at 12.13 — down 9.21% — confirms that fear has exited the building, at least for this morning.

Against this backdrop, realty stocks are rising across the board. The exception — and it is a significant one — is Oberoi Realty.

How Realty Stocks Are Performing at Open

The Nifty Realty index is advancing firmly on Friday, riding the broader market’s TCS-driven lift and building on Thursday’s 2.8% recovery. The sector is tracking the market’s positive mood across most of its constituents.

Thursday’s session had already shown the sector’s recovery was becoming broad-based. All ten Nifty Realty constituents advanced on Thursday — Aditya Birla Real Estate led with a 4.19% gain, followed by Anant Raj up 2.78%, Lodha Developers up 2.71%, Godrej Properties up 2.70%, Brigade Enterprises up 2.32%, Phoenix Mills up 1.90%, DLF up 1.74%, Oberoi Realty up 1.64%, Prestige Estates Projects up 1.52%, and Sobha up 0.60%. It was the sector’s first unanimous positive session since the Iran escalation rocked markets on July 8.

On Friday’s open, DLF is advancing with renewed conviction, tracking both the broader market lift and its own recovery from the Iran-shock lows. Analysts maintain a buy rating on DLF with a target of ₹775 — the stock’s Thursday close was still a material discount to that target, making any positive market session a natural buying opportunity. Godrej Properties, which had suffered the sector’s worst single-day decline of 4.54% during Wednesday’s rout, is recovering on Friday as buyers return to a stock that had fallen sharply without any company-specific negative. Lodha Developers, Prestige Estates Projects, Sobha, Phoenix Mills, Brigade Enterprises, Anant Raj, and Aditya Birla Real Estate all opened Friday with gains.

The one name that stands apart is Oberoi Realty. A court has restrained the company from making further flat allotments in its Three Sixty North Gurugram project — the luxury development that had generated ₹8,109 crore in gross bookings within days of its June 29 launch. Oberoi Realty has stated that the court order will not affect its business operations and that it will pursue appropriate legal remedies. But the overhang of a restraint order on a project whose ₹8,109 crore booking figure had been the sector’s most celebrated presales story creates immediate uncertainty for the stock, even on an otherwise positive morning for the sector.

What Is Working

TCS’s Q1 FY27 results have done more for market sentiment this morning than any macro development could have. Net profit up 4.61% year-on-year and revenue growing 3.3% quarter-on-quarter has neutralised weeks of fear about IT earnings and its knock-on effects on market sentiment and real estate demand in tech-heavy cities. IT stocks surging over 3% lifts the Nifty50 — which in turn gives realty stocks a favourable current to ride.

India VIX falling 9.21% to 12.13 is the most powerful single signal of the session. At these levels, VIX is approaching the lows it had touched in the first week of July before the US-Iran escalation drove it back up. A falling VIX unlocks institutional risk appetite for rate-sensitive, long-duration sectors like real estate — the same dynamic that powered the sector’s 21% one-month rally between mid-June and early July.

Thursday’s DII net purchase of ₹2,057.79 crore — a sharp recovery from Wednesday’s anaemic ₹790 crore — confirms that domestic institutional money has returned to buying mode after a brief pause. DII inflows have been the structural anchor of the entire market recovery through CY26, and their return to significant positive territory on Thursday is the strongest foundation for Friday’s advance.

The broader earnings season adds medium-term positive momentum. Bajaj Finance reported 20% year-on-year growth in new loans booked in Q1 FY27, Bank of Maharashtra posted a 19% rise in total business, and Max Healthcare’s Q1 sales are expected to grow 36%. A strong earnings season across sectors reduces the earnings risk premium in the market, benefiting rate-sensitive sectors like real estate that are most sensitive to the overall cost of equity.

What Isn’t Working

Oberoi Realty’s court restraint order on Three Sixty North is the most significant company-specific negative in the sector this week. The court restraining Oberoi from making further flat allotments in a project that had ₹8,109 crore in bookings introduces legal uncertainty at precisely the moment when the stock had been riding the momentum of that landmark presales number. Oberoi has stated the order will not affect operations and that it will pursue legal remedies — but markets price uncertainty, and this creates a short-term overhang on the stock that is separate from the broader sector’s positive momentum on Friday.

Crude oil at $78.58 a barrel remains elevated compared to the sub-$72 levels that had powered the sector’s June-July rally. While the immediate geopolitical shock of Wednesday’s US Iran strikes has been partially absorbed, the underlying energy market situation has not fundamentally improved. The Strait of Hormuz is not fully normalised, US-Iran diplomacy remains suspended, and any fresh escalation over the weekend could push crude above $80 and rattle the sector again when markets reopen on Monday.

FIIs sold ₹532.86 crore net on Thursday — a modest number but a continuation of the pattern of FII ambivalence that has characterised this entire recovery cycle. The sector’s strongest rallies in CY26 have been DII-driven, which makes them more resilient to FII selling but also more limited in their ability to sustain extended re-ratings. A genuine sectoral rerating toward the 52-week highs of 1,029–1,038 will require sustained FII participation, which is still absent.

What to Watch Through the Day

Oberoi Realty is the single most important stock to watch through Friday’s session. How the market prices the Three Sixty North court restraint — as a temporary legal process event or as a material threat to the project’s revenue trajectory — will determine the stock’s direction and its knock-on effect on broader sector sentiment. Oberoi Realty’s management clarification, if it comes during market hours, could be the session’s most market-moving single event for the realty index.

The Nifty50’s ability to hold above 24,200 through the session is the broader market checkpoint. The index gapped above 24,200 at today’s open on TCS momentum — sustaining that level through the afternoon would confirm a clean technical breakout above the resistance zone that has been capping the index for most of the past week. A close above 24,200 going into the weekend would set up a constructive start for the week of July 14.

Watch crude for any weekend risk signals. Brent at $78.58 is elevated but not yet at a level that would trigger a new round of margin anxiety for developers. A move above $80 — which could occur if any Iran escalation headline arrives during Friday’s session — would change that calculus quickly.

The Q1 FY27 earnings season is now in full swing. With Lodha’s presales disclosure already in the market and TCS providing a stable IT earnings baseline, the next few weeks of results from Godrej Properties, Prestige Estates, Brigade Enterprises, and DLF will be the fundamental data that determines whether the sector’s current recovery is a genuine trend or a rally awaiting its next correction.

Friday is the sector’s second chance at a clean week after Wednesday’s rout interrupted what had been one of CY26’s most impressive rallies. The TCS lift, the VIX collapse, and Thursday’s broad-based recovery are all pointing in the right direction. The Oberoi Realty court order is the risk that no one had on their radar when the week began. By 3:30 PM, the market will have decided how much it matters.

Also Read: Realty Stocks End Firm as Big Developers Lead Gains; Mid-Caps Stay Mixed

The post Realty Stocks Surge as TCS Lifts Market; Oberoi Faces Court Restraint on Gurugram Project appeared first on Square Feat India.

The Division Bench of Acting Chief Justice Ravindra V. Ghuge and Justice Gautam A. Ankhad delivered the judgment on 7 July 2026, directing the son to hand over vacant and peaceful possession of the flat to his 68-year-old father and 60-year-old mother within the timeline fixed by the Tribunal.

Chronological Sequence of Events

• 2005: Respondent Nos. 1 and 2 (Ramesh Soni and Beena Soni) purchased Flat No. 1103 in Yashashree Co-operative Housing Society Ltd., N.M. Joshi Marg, Lower Parel, Mumbai. They resided there with their son.
• 2020: Serious family disputes arose between the son and his parents. In the same year, the parents jointly purchased another flat (Flat No. B-2308, Monte South, Byculla) along with the son and his wife.
• March 2023: With the intervention of family members and well-wishers, an understanding was reached. The son agreed to look after and maintain his parents for life. In return, the parents agreed to transfer the Yashashree flat to him.
• 8 May 2023: The parents executed and registered two Gift Deeds — one for the Yashashree flat and another for the Monte South flat. Both Gift Deeds clearly recorded that the son would “take care in all respect” of the parents after execution. Stamp duty and registration charges were paid by the parents.
• Soon after May 2023: The family arrangement collapsed. Relations deteriorated further. The parents were compelled to vacate the Yashashree flat, which had been their home for years.
• Post-Gift: The Monte South flat was under construction. The developer refused to hand over possession to the parents because it had already been gifted to the son.
• Parents left without shelter: With no place to stay and their belongings (documents, bank passbooks, ATM cards, GST records) allegedly withheld, the senior citizens approached the Maintenance and Welfare of Parents and Senior Citizens Tribunal-I, Mumbai.
• 13 April 2026: The Tribunal partly allowed the parents’ application. It declared the Gift Deed dated 8 May 2023 for the Yashashree flat as void and directed the son to hand over vacant possession within 60 days. No order was passed regarding the Monte South flat.
• Son challenged the order in the Bombay High Court through Writ Petition Stamp No. 13629 of 2026.
• 7 July 2026: The High Court dismissed the petition and upheld the Tribunal’s order.

What is Section 23 of the Maintenance and Welfare of Parents and Senior Citizens Act, 2007?

Section 23 is a powerful protective provision under Chapter V (Protection of Life and Property of Senior Citizens). It states that:

Where any senior citizen transfers his property by way of gift or otherwise subject to the condition that the transferee shall provide basic amenities and physical needs to the transferor, and the transferee refuses or fails to provide such amenities and needs, then the transfer shall be deemed to have been made by fraud, coercion or undue influence and shall be declared void by the Tribunal at the option of the transferor.

This section recognises that many elderly parents transfer property to their children out of love and expectation of care in old age. If that expectation is betrayed, the law gives the senior citizen the right to get the transfer cancelled.

Son’s Defence in the High Court

The son’s counsel argued:

• The Yashashree flat was actually purchased by him from his own funds in 2005; the Gift Deed merely restored title to the real owner.
• The parents are financially independent (father runs a jewellery business and owns other properties) and are neither destitute nor incapable of maintaining themselves.
• The Tribunal failed to record a specific finding that the son had refused to maintain the parents.
• The proceedings were initiated at the behest of his sisters with an oblique motive.
• Eviction from the flat (his only residence along with his wife and two children) would cause grave hardship.

How the Defence Backfired & Why the High Court Dismissed the Petition

The High Court rejected every argument and found no merit in the petition. Key observations:

• The Gift Deed itself contained clear recitals stating that the son “shall take care in all respect of the Donors after the execution of this Gift Deed.” This proved the transfer was conditional on lifelong care.
• Once the condition is breached, Section 23(1) creates a legal fiction — the transfer is deemed to be vitiated by fraud/coercion/undue influence.
• The parents were forced to leave their own home and were left without shelter. This itself established the son’s failure to provide basic amenities and security.
• Financial status of the parents is irrelevant under Section 23. The provision applies whenever the statutory conditions are satisfied.
• The son’s claim that he paid for the flat was a “bald assertion” contrary to the registered Gift Deed and could not be accepted.
• Allegations against sisters were disputed and did not affect the Tribunal’s jurisdiction.
• The son’s belated offer to now maintain the parents or accommodate them could not revive a transfer already deemed void under the statute.
• The High Court does not re-appreciate facts in writ jurisdiction unless there is manifest illegality or perversity — none was found.

The Court held that the Tribunal’s order was well-reasoned, based on facts, and in accordance with the beneficial object of the Act. It therefore dismissed the writ petition and directed the son to forthwith comply with the Tribunal’s directions.

Implications

This judgment sends a clear message: Gifting property to children in exchange for care is not a simple transaction. If the promise is broken, courts will not hesitate to cancel even registered Gift Deeds to protect senior citizens. The ruling will serve as a strong precedent in similar family property disputes across Maharashtra.

Also Read: Can Parents Take Back Gifted Property? Mumbai City Civil Court Explains When Gift Deeds Can Be Cancelled

The post Parents Gift Flat for Lifelong Care — Son Breaks Promise, Loses It in Court appeared first on Square Feat India.

The complaint was filed by Skyi Property Ventures LLP, promoter of the project “Skyi Star City Phase–III” (MahaRERA Registration No. P52100029474), against allottees Pankaj Bhagwat Misal and Pooja Pankaj Misal.

Chronological Timeline of Events

• 27–28 July 2022: The Misal couple booked Flat No. 103 on the first floor (carpet area 62.78 sq.m. + balconies + covered parking) in the project. An Agreement for Sale was executed and registered before the Sub-Registrar, Haveli No. 4. Total consideration was fixed at ₹44,99,999 (excluding taxes and other charges).
• Post-booking: Despite repeated demand letters issued as per the construction-linked payment schedule mentioned in the Agreement, the buyers paid only ₹49,504. They repeatedly assured the promoter that outstanding dues would be cleared but failed to do so.
• 23 November 2022: After giving sufficient opportunities, the promoter issued a 15 days’ notice calling upon the allottees to clear the dues.
• 7 February 2023: As the buyers failed to comply, the promoter issued a formal Termination Notice, terminating the Agreement for Sale.
• 15 March 2023: A public notice was published in the daily newspaper “Pudhari”, informing the public that the Agreement stood terminated and that the allottees had no right, title or interest in the flat.
• 16 May 2023: The promoter filed Complaint No. CC005000000258848 before MahaRERA seeking declaration of termination, direction to execute Deed of Cancellation, and other consequential reliefs.
• 11 November 2025: The matter came up for hearing. None appeared for the respondents. MahaRERA noted that the respondents had remained absent despite service of notice and proceeded ex-parte against them for the second time. The complainant was directed to file written arguments.
• 9 December 2025: Written arguments were uploaded by the complainant.
• 22 June 2026: Member-II Shri Ravindra Deshpande pronounced the Final Order.

MahaRERA’s Order & Reasoning

Since the respondents neither appeared nor filed any reply, all contentions and documents submitted by the promoter remained unchallenged. MahaRERA observed that the promoter had followed due process — issuing demand letters, a 15-day notice, termination notice, and public notice — before approaching the Authority.

Relying on precedents such as M/s. SMP Namrata Associates vs. Mrs. Suvarna Santosh Nazrekar and Platinum Properties vs. Ashok Tukaram Khaladkar, the Authority held that an allottee is bound to make payments as per the Agreement and that failure to do so entitles the promoter to terminate the Agreement under Section 11(5) of the RERA Act.

Key Directions in the Order:

• The allottees are directed to execute and register the Deed of Cancellation of the Agreement for Sale dated 27.07.2022 within 60 days from the date of the order.
• The promoter shall bear the stamp duty, registration charges and all incidental expenses for the cancellation deed.
• If the allottees fail to comply, the promoter can initiate a non-compliance application under MahaRERA Circular No. 50/2025.
• After cancellation, the promoter shall refund the amount, if any, payable to the allottees strictly as per the terms of the Agreement.
• The allottees must clear any encumbrances created on the flat.
• All other reliefs (including compensation) were rejected. No costs were awarded.

Significance of the Order

This order is notable because it is a promoter-initiated complaint that has succeeded at MahaRERA. It sends a clear message that while RERA protects genuine homebuyers, it will not shield allottees who book flats and then default on payments. The order also provides a practical mechanism for promoters to remove registered Agreements that have become an impediment to re-selling units.

Also Read: MahaRERA Orders Interest for Delayed Possession in Kalyan’s Vrundavan Project

The post Buyer Ghosts Builder After Paying ₹49k: MahaRERA Orders Agreement Cancellation appeared first on Square Feat India.

The Peg: The Ceasefire Is Over. Can the Rally Survive Without It?

Let us be precise about what changed between the sector’s 910-level peak on Monday July 6 and Wednesday’s crash to 871. The US-Iran interim peace deal — the diplomatic event that had single-handedly powered the Nifty Realty index’s 21% one-month rally by pushing crude from above $82 to below $72 — was torn up. Washington launched military strikes on more than 80 targets in Iran including over 60 Iranian patrol boats, after Iranian projectiles struck three tankers in the Strait of Hormuz. President Trump said the ceasefire with Iran was “over.” Brent crude jumped 1.9% to $75.54 a barrel on Wednesday, adding to the 3% rise it had already posted on Tuesday when the oil export licence was revoked.

The sector’s gains had been built on two pillars — the macro tailwind of falling crude, and the fundamental tailwind of a strong Q1 FY27 presales season. The first pillar took a direct hit on Wednesday. The second pillar — Lodha’s record ₹5,620 crore quarter, Oberoi Realty’s ₹8,109 crore Gurugram launch — remains intact. Whether it is strong enough to support the sector’s recovery trajectory without the macro tailwind is the central question Thursday’s session must begin answering.

How Realty Stocks Are Opening

GIFT Nifty’s modest 39.50-point advance to 23,978.50 — a gain of just 0.17% — signals a cautious recovery open rather than a decisive rebound. US and European markets closed firm overnight, providing some support. But the geopolitical situation has not materially changed since Wednesday’s close: the Strait of Hormuz remains under pressure, crude is still elevated, and Iran has not backed down from its retaliatory posture.

Wednesday’s Nifty Realty rout was one of the sharpest in the sector’s recent memory. Godrej Properties fell 4.54% — the index’s worst single-day performance by a large-cap developer in several weeks. DLF, which had already been the rally’s persistent underperformer, declined a further 2.66%, taking the stock further from analysts’ ₹775 target. Oberoi Realty dropped 2.47% despite the ₹8,109 crore Gurugram launch disclosure still being fresh. Prestige Estates Projects and Anant Raj both fell approximately 2.25%, while Lodha Developers — which had disclosed its best-ever quarterly presales of ₹5,620 crore just the day before — slipped 2.17%. Sobha fell 2.16% and Brigade Enterprises declined 0.72%.

On Thursday’s open, the sector is attempting a tentative recovery. DLF, Godrej Properties, Lodha Developers, Prestige Estates, Sobha, Phoenix Mills, and Oberoi Realty are all opening with a cautious positive bias, tracking the GIFT Nifty signal. Brigade Enterprises and Anant Raj — the two names that have oscillated between underperformance and lagging recovery throughout this cycle — are opening more modestly. The tone is one of careful buyers testing the waters rather than confident accumulators.

What Is Working

The fundamental story of the sector has not changed, and that is the most important thing working in realty stocks’ favour on Thursday morning. Lodha Developers disclosed its best-ever quarterly presales of ₹5,620 crore on Tuesday — a 25% year-on-year surge and a 23% sequential improvement from the previous quarter. That number does not disappear because of US strikes on Iran. It tells investors that residential demand for Lodha’s Mumbai and Thane projects is at an all-time high, independent of crude oil or geopolitics.

Oberoi Realty’s ₹8,109 crore gross bookings at Three Sixty North in Gurugram is similarly intact as a fundamental signal. The luxury housing demand that absorbed more than half of that project’s revenue potential in its opening days reflects structural purchasing power and aspirational demand at the premium end of the market — a trend that is not reversed by a single session of geopolitical-driven selling.

Firm US and European market closes overnight provide an important psychological floor. The Dow Jones Industrial Average and S&P 500 both closed positively on Wednesday’s US session, suggesting that global investors view the Iran escalation as a manageable risk rather than a systemic shock. That mood filters into Asian markets and through GIFT Nifty into India’s open.

TCS’s Q1 FY27 results, due today, are also a potential catalyst for the broader market. If TCS — the Nifty50’s second-largest constituent — posts results that show stable or improving margins despite the global IT headwinds that have been weighing on the sector through June, it would lift sentiment across the market and give realty stocks a better backdrop against which to attempt their recovery.

What Isn’t Working

Crude oil at $75.54 a barrel is the single biggest headwind for the sector. After trading below $72 as recently as last Thursday, the almost $4-a-barrel jump in two sessions has materially reversed the input cost relief that developers had been banking on for Q1 FY27 margins. If Brent holds above $75 and any fresh Iran escalation pushes it above $80, the sector’s construction cost narrative deteriorates meaningfully — and the analyst targets that assumed a stable crude environment begin to look stretched.

FII selling on Wednesday was ₹1,962.80 crore — a sharp reversal from the tentative buying seen in the previous two sessions. More concerning is that DII buying on Wednesday was only ₹790.16 crore, significantly below the multi-thousand crore figures that had been providing a structural floor to the market during earlier bouts of selling. When both FII selling is elevated and DII buying is subdued simultaneously, the market loses its two-pillar support mechanism and becomes more vulnerable to extended declines.

The Nifty50’s technical position has deteriorated sharply. Closing at 23,938 on Wednesday — below both the 23,950 and 24,000 psychological support levels — the index has technically given back the ground it had reclaimed over the preceding week. The 23,800 level is now the immediate support to hold. A close below 23,800 would signal a more serious technical breakdown and could extend selling into Friday’s session.

The broader earnings season — starting with TCS today — introduces a new variable into an already volatile week. If TCS or any other index heavyweight disappoints, it would add a second earnings-related headwind on top of the geopolitical one already weighing on markets. InterGlobe Aviation fell 5% on Wednesday, Maruti Suzuki declined 4.1%, Hindustan Unilever fell 3.4% — the breadth of Wednesday’s selloff is a sign of how quickly risk appetite evaporated across all sectors, not just realty.

What to Watch Through the Day

TCS Q1 FY27 results are the morning’s most important scheduled event. A strong set of numbers from TCS — revenue growth above 3% year-on-year in constant currency and stable margins — would provide the market with a positive earnings signal to counter the geopolitical gloom. IT stocks recovering would also lift the Nifty50 and give realty stocks a better market-level backdrop.

Crude oil is the intraday variable to track most closely. Watch whether Brent holds below $76 through Thursday’s session. Any fresh Iran escalation headline that pushes crude above $78 would extend Wednesday’s selling into the realty sector. Conversely, any signal of resumed diplomatic contact between Washington and Tehran — even an informal back-channel report — would immediately ease crude and stabilise realty stocks.

Within the sector, Godrej Properties is the name to watch most closely after Wednesday’s 4.54% fall. The stock’s sharp decline was the sector’s most severe single-session move on a day when the broader market itself fell 2.13%. Whether Godrej Properties can recover meaningfully on Thursday — without any fresh company-specific negative — will signal whether Wednesday’s selling was panic-driven and therefore overdone, or whether it reflected a genuine reassessment of the stock’s valuation in a higher-crude environment.

The Nifty50 holding the 23,800 support level is the day’s primary technical test. A close above 23,900 would be a constructive signal. A close above 24,000 would confirm that Wednesday’s crash was a one-day overreaction rather than the start of a sustained reversal.

The sector has been here before in CY26 — a strong rally interrupted by a sharp geopolitical shock, followed by a cautious morning of attempted recovery. The difference this time is that the fundamental anchor of Q1 FY27 presales disclosures has now arrived. That anchor may be strong enough to prevent the kind of sustained sector-wide collapse seen in earlier Iran-shock episodes. Thursday’s session will begin telling us whether it is.

Also Read: Realty Stocks Bounce Back at Open as Nifty Recovers

The post Realty Stocks Attempt a Bounce After Wednesday’s 2.5% Crash; TCS Results and Iran in Focus appeared first on Square Feat India.

The judgment, delivered on 29 June 2026 by Smt. V. R. Kulkarni, Judge, came in Dispute No. CC/III/117/2020 filed under Section 91 of the Maharashtra Cooperative Societies Act, 1961. The society had sought a declaration that Flat No. B-103 was being used illegally for commercial purposes and directions to restore it to residential use.

Background of the Case

The building forms part of an SRA (Slum Rehabilitation Authority) scheme in Sukurwadi, Borivali (East). As per the approved plans and Letter of Intent, the flats in the sale component were permitted only for residential use. The society’s bye-laws, adopted in the first General Body Meeting on 9 March 2014, also restrict flats to residential purposes only.

The opponents, Mr. Sunil J. Modi and Mrs. Shilpa S. Modi, are members in possession of Flat B-103. The society alleged that they had put the flat to commercial use by running operations of ANG India Ltd., a company engaged in sales and service of electronic security systems. According to the society, 10-15 employees worked from the flat, which also housed a server room and multiple computers. This, the society claimed, caused security concerns, inconvenience, and hardship to other residents.

Society’s Efforts and Allegations

The society stated that it had issued several notices, including a detailed notice dated 5 June 2018, reminding the member that non-residential use violated the sale agreements, approved SRA plans, and society bye-laws. Despite personal follow-ups and resolutions passed in General Body Meetings, including a Special General Body Meeting on 26 January 2020, the member allegedly continued the commercial activity.

The society further submitted that the flat owners had purchased the premises on the clear understanding that all flats would be used solely for residential purposes. It argued that the member had no right to change the user without society’s NOC and that such misuse attracted provisions of the MRTP Act as well.

Court Proceedings

The opponents appeared in the matter but failed to file their written statement. Consequently, the dispute proceeded ex-parte against them. The society led evidence through an affidavit of its Treasurer, Shridhar H. Kokate (Exh-6), and relied on several documents including the society’s registration certificate, LOI and approved plans, sale agreement, the 2018 notice, BMC assessment, and an SRA inspection report dated 4 January 2023.

However, these documents were only marked as Articles 1 to 6 and were never formally exhibited in evidence.

Why the Court Dismissed the Dispute

Despite the matter proceeding ex-parte, the Court held that it could not grant relief merely because the opponents had not contested the proceedings. It observed that the burden of proof lies squarely on the disputant to establish its case through cogent and legally admissible evidence, especially when seeking declaratory and injunctive relief that affects valuable civil rights.

The Judge noted that mere marking of documents as “Articles” does not amount to proof of their execution or contents. The oral testimony in the affidavit, while unchallenged, largely reiterated the pleadings without the foundational documentary evidence being properly proved. In the absence of duly exhibited documents, the Court held that it could not conclusively establish that the flat was being used commercially in violation of the rules.

Consequently, the Court ruled that the society had failed to discharge the burden of proof. The claim for compensation towards mental harassment was also not substantiated.

The Order

The Co-operative Court passed the following order:

1. The dispute is dismissed with costs.
2. Decree be drawn accordingly.

Implications

This judgment serves as a reminder to housing societies across Maharashtra about the importance of strictly following procedural requirements while leading evidence in cooperative court matters. Even strong factual cases can fail if documents are not properly exhibited and proved.

For societies dealing with commercial misuse of residential flats in SRA or redevelopment buildings, the order underscores the need for meticulous documentation and proper legal procedure when approaching the court.

The society has the option to appeal the order before the higher appellate forum if it chooses to do so.

Also Read: Real Estate Agent Loses RERA Case for Brokerage

The post Borivali Society Loses Case Against Member Over Commercial Flat Use appeared first on Square Feat India.