Rustomjee Urban Woods is six separate MahaRERA registrations and four of them, Palm, Maple, Oak and Walnut, are on the current release. So the first decision is the tower, not the configuration. Four things vary between towers: whether it is on release at all, the registered completion date, the configuration mix on the filing and the promoter entity on the certificate. Everything else is campus-wide. Get every answer from a document rather than a conversation.
Most buyers approach a project by picking a configuration first: I want a 2 BHK, what does it cost. At Rustomjee Urban Woods that order is backwards, and the reason is structural rather than a matter of taste.
Urban Woods is six separate MahaRERA registrations. Palm, Maple, Oak, Walnut, Wing A and Banyan each have their own registration number, their own filed plans and their own registered completion date. Buying in Oak is a legally different transaction from buying in Palm. So the first decision is not the configuration. It is the tower.
Four of the six are on the current release: Palm, Maple, Oak and Walnut. Wing A and Banyan are registered but are not on the release list we have been given, so they are not homes you can buy today. We are not saying they are sold out, because nobody has told us that; we are saying they are not on offer.
This is a decision guide rather than a review. It gives you the framework and the underlying records: what varies between the six towers, what is identical across the campus, and which document answers each question.
The six registrations, side by side
| Tower | MahaRERA registration | Registered completion | Current release | Filed unit sizes | Portal record |
|---|---|---|---|---|---|
| Palm | P51700079096 | 31 May 2029 | On the current release | 118 to 549 sq ft | Verify |
| Maple | P51700079209 | 31 May 2029 | On the current release | 484 to 732 sq ft | Verify |
| Oak | P51700079484 | 30 Apr 2029 | On the current release | 301 to 549 sq ft | Verify |
| Walnut | P51700079483 | 30 Apr 2029 | On the current release | 678 to 904 sq ft | Verify |
| Wing A | P51700054892 | 01 Mar 2028 | Registered, not part of the current release | 344 to 441 sq ft | Verify |
| Banyan | PM1333032502512 | To be confirmed | Registered, not part of the current release | Not established | Verify |
Filed unit sizes are the ranges recorded on each registration and include non-residential units where a filing covers them. They are not apartment carpet areas. Banyan's registered completion date could not be established from any published source and is shown as to be confirmed.
Step 1: work out what varies between towers, and what does not
Some things are campus-wide and genuinely the same wherever you buy: the 8.5 acres, the 20,000 sq ft clubhouse, the pool, the gymnasium, the sports zones, Aangan the central courtyard, the gated access, the address, the corridor. Those are not decision variables.
Four things do vary, and all four are on the public record or should be on your cost sheet:
- Whether it is on the current release at all. Palm, Maple, Oak and Walnut are. Wing A and Banyan are not.
- The registered completion date. Oak and Walnut are filed for 30 April 2029, Palm and Maple for 31 May 2029. Across the four you can actually buy, that is a spread of one month.
- The configuration mix filed on the registration. Maple is registered for 1 and 2 BHK, Walnut for 2 and 3 BHK, Oak for 1 and 2 BHK. Palm's mix is not established on the records we can read.
- The promoter entity on the certificate. Keyblue Realtors Private Limited is named on Wing A. We have not confirmed the promoter on the other five, and neither should you assume it.
Step 2: start by asking whether the tower is even on the release list
This is the sharpest filter available to you, and it costs nothing to apply.
The four you can buy
Oak and Walnut are registered for 30 April 2029 and Palm and Maple for 31 May 2029, so within the current release the completion date is barely a differentiator at all. That is unusually clean: it means the decision moves straight to configuration, floor, orientation and price rather than getting tangled in a delivery-date trade-off.
Wing A, and the 2028 date you will see quoted elsewhere
Wing A carries the earliest registered completion date on the project, 01 March 2028, and you will see competing sites use it as though it applied to the whole development. It does not, and Wing A is not on the current release. Its filing is also distinctive: one tower, forty units, 0.13 acre, 1 and 1.5 BHK, with a filed unit-size range of 344 to 441 sq ft. If someone offers you a 2028 possession at Urban Woods, ask which registration they are quoting.
If you are shown Banyan
Banyan is registered under PM1333032502512, which is a valid current-generation MahaCRITI number and not a defective one. It is not on the current release, and its registered completion date is the one fact on this project we could not establish from any published source. If you are being shown Banyan anyway, get the completion date answered in writing, from the certificate, before anything else. Do not accept a date that appears only in a brochure.
We also deliberately do not describe Banyan as "phase 2", "the final phase" or "the newest launch", because we cannot source any of those descriptions. If a salesperson uses one, ask what document it comes from.
Step 3: match the configuration to the tower, not the other way round
If you want a 3 BHK, the registration that covers 2 and 3 BHK on the records we can read is Walnut, and Walnut is on the release. If you want a 1 BHK, more than one of the four is filed for it. Starting from the configuration and asking "which tower has it" is a much shorter conversation than starting from a tower you liked the name of.
Carpet areas and prices on the current sale sheet are campus-wide: 1 BHK 516 sq ft at Rs 59.85 L, 2 BHK 608 sq ft at Rs 72.67 L, 2 BHK+ 692 sq ft at Rs 82.01 L, 3 BHK 900 sq ft and 3 BHK+ 1,000 sq ft both at Rs 1.16 Cr++. The 1 and 2 BHK figures exclude car parking; the 3 BHK figures are an Inaugural Special. Prices are indicative and subject to change. Note the two oddities worth a question at the desk: the 2 BHK and 2 BHK+ are 84 sq ft apart for Rs 9.34 lakh, and the 3 BHK and 3 BHK+ are 100 sq ft apart for nothing at all.
Step 4: the questions that actually protect you
- Which tower, in writing, and is it on the current release? "Urban Woods" on a cost sheet is not an answer.
- What is the registration number for that tower, and does the portal record match the number you were given?
- What is the proposed completion date on that record, and does the same date appear in the draft agreement for sale?
- Who is the promoter on that record, and does the same entity appear on the agreement?
- What is the exact carpet area of the exact unit, and does it match the sale-sheet figure?
- Has the registration been extended, or has an extension been applied for?
- What is included in the quoted figure, and what sits outside it: car parking on the 1 and 2 BHK, deposits, statutory charges, GST, and whatever the "++" on the 3 BHK covers?
Every one of those is answerable from a document. If any of them is answered with reassurance instead of paper, that is the item to slow down on.
What we could not establish, listed openly
Four things are still open on this project, and they are worth asking about directly: Banyan's registered completion date, the promoter entity on five of the six registrations, the total unit count and the amenity count. Land area, storey count, clubhouse size, carpet areas and prices are settled, and are on the relevant pages.
None of those gaps is a reason not to buy. All of them are reasons to ask before you do.
The short version
Check the tower is on the release list, then pick the tower before you pick the flat. Read that tower's registration on the portal rather than in a brochure. Make the registered completion date, not a marketing date, the number you plan around, and read the possession page if you want to know why that distinction has teeth. Then negotiate on the specific unit's carpet area rather than on the configuration label.