Pune developer audit: Shapoorji Pallonji scores 79, Rohan 78, Birla Estates 75 out of 100

Pune's residential market has changed considerably over the past ten years. It was once dominated mostly by the city's own developers; some of the country's biggest real estate brands have now arrived as well. Rohan Builders, Shapoorji Pallonji Real Estate and Birla Estates are good examples of this shift. All three were assessed on nine categories.

Rohan is a developer with Pune roots and has worked here since the 1990s. It has projects in Balewadi, Tathawade, Wakad, Hinjawadi, Baner, Bavdhan and Wagholi. The Shapoorji Pallonji group says it has been in real estate since the 1970s, and describes its current real estate business as roughly 19 million square feet of residential and commercial development in India. In Pune its projects include Joyville Sensorium, Joyville Hinjawadi, Joyville Hadapsar Annexe, SP Kingstown and Vanaha. Birla Estates is a subsidiary of Aditya Birla Real Estate. It has strong institutional backing, but its residential journey in Pune is new. Birla Punya became its first residential project in Pune in 2025, and Birla Evam in Manjri came later.

The scores were as follows. Shapoorji Pallonji got 79 out of 100, Rohan 78 and Birla Estates 75. On delivery and execution, out of 20, Rohan got 15, Shapoorji Pallonji 16 and Birla 13. On track record, out of 15, Rohan and Shapoorji Pallonji got 13 each, while Birla got 9. On the MahaRERA measure, out of 15, Rohan and Shapoorji Pallonji got 11 each and Birla 12.

On construction quality, out of 10, Rohan got 8 and the other two 8.5 each. On customer experience, Rohan and Shapoorji Pallonji got 6.5 and Birla 6. On financial strength, Birla scored 9, Rohan 7 and Shapoorji Pallonji 6. On presence and scale in Pune, Rohan and Shapoorji Pallonji got 9.5 and Birla 7. On transparency and governance, out of 5, Rohan and Shapoorji Pallonji got 4 and Birla 4.5. On innovation and sustainability, Rohan got 4, Shapoorji Pallonji 4.5 and Birla 5.

Rohan's biggest strength was said to be its Pune experience. A buyer can see older Rohan buildings and speak to the people who live there. However, the completion date at Rohan Viti in Wakad has slipped by 24 months, and three court cases are reported to have been filed. In a May 2025 order, MahaRERA imposed a total fine of Rs 20,000 for advertising-related violations. This is a matter of advertising rules. It does not prove that the project has a structural defect or that the developer lacks the capacity to deliver.

Shapoorji Pallonji's large projects are split into several phases, and each phase has a separate RERA registration. Image Realty LLP is named as the developer of Vanaha and is described as a joint venture company of the Shapoorji Pallonji group. A buyer should therefore not stop at the brand name on the brochure.

As for Birla, Birla Punya was launched in March 2025. It is a project of four towers on about five acres in central Pune. In June 2025 the company announced Rs 420 crore of equity funding from IFC for two projects, including the Manjri project in Pune. This is why it got 9 on financial strength, but only 9 on track record. These scores are editorial working scores. They are not an investment rating, a credit rating, legal opinion or a guarantee of a project's performance.

The advice for buyers is to look first at the developer, then at the legal promoter registered with MahaRERA, and then at the specific project's RERA number, possession date, construction progress, litigation, complaints, approvals and the status of loans or mortgages.