Mumbai Builder Track Record Index 2026

Based on Brickplot's analysis of MahaRERA QPR data and independent 11-axis scoring, builders with the highest concentration of Buy Now (score ≥8.0) ratings in Mumbai include Oberoi Realty (in-house construction, highest axis-8 delivery scores in the MMR luxury segment), Godrej Properties (JDA model with consistent RERA filings and strong legal artefact quality), and Tata Housing (balance-sheet backed delivery, clean NCLT status). Sobha's Mumbai projects also perform strongly on construction and delivery metrics due to their in-house model.

Lodha Group (Macrotech Developers Ltd) is listed on BSE/NSE and subject to SEBI disclosure norms — their financials are publicly audited. As of Brickplot's last weekly eCourts scan in 2026, Macrotech Developers Ltd has no admitted NCLT petition. Individual Lodha projects should still be verified for MahaRERA registration, OC receipt, and allotment of parking. Lodha's large township projects (Palava, New Cuffe Parade) have long gestation periods — the Construction & Delivery Risk axis (axis 8) should be checked project-by-project. A listed promoter does not automatically mean clean title at project level.

QPR (Quarterly Progress Report) completion percentage is the builder's sworn declaration of construction progress, filed with MahaRERA every quarter. It is a statutory filing under RERA 2016, carrying criminal liability for misrepresentation. For Mumbai projects, MahaRERA's portal publishes these filings publicly. A builder averaging under 30% completion across projects registered more than 12 months ago warrants scrutiny. Brickplot cross-references QPR data with satellite imagery to detect divergence between declared progress and visible construction.

There are three ways to verify: (1) Search nclt.gov.in using the company's registered name — look for IBC Section 7, 9, or 10 petitions. (2) Search MCA21 portal for any admitted CIRP (Corporate Insolvency Resolution Process). (3) Check Brickplot — our weekly eCourts scraper flags active NCLT proceedings on each project page under the Legal Risk section. An admitted NCLT petition triggers a hard score cap of ≤3.9 on Brickplot's 10-point scale, applied to every project under that promoter entity.

On Brickplot's Construction & Delivery Risk axis (axis 8, weight 9%), Oberoi Realty consistently outperforms in the ultra-luxury Mumbai segment. Oberoi's focus model — fewer projects, higher per-unit investment, no subcontracting at finishing stages — produces the MMR's most consistent delivery quality scores. Lodha operates at far larger scale (70+ active MahaRERA projects vs 6–8 for Oberoi), which creates greater variance: Lodha's best projects score competitively, but its large pipeline increases tail risk. For buyers in the ₹5 cr+ segment, Oberoi's delivery track record is materially stronger. For buyers in the ₹1–3 cr segment, Lodha has deeper supply and more price discovery.

NCLT proceedings against MMR-active developers change frequently. As of Brickplot's last scan, historically flagged entities include Radius Developers and DB Realty group entities. Buyers should always verify current status directly at nclt.gov.in before proceeding. Brickplot applies a hard cap of ≤3.9 to any project where the promoter entity has an admitted NCLT petition — this overrides all other positive signals about title or location. Check the NCLT Status column in the track record table on this page for our latest scan result.