Developer Scorecard · v1 · July 2026
Who actually delivers in this corridor
The question that matters more than any floor plan: will this developer hand over what they promised, when they promised it? Scorecard v1 — built from RERA filings, delivery footprints and public records. Updated as we verify more.
How to read this
We anchor on verifiable facts: RERA-registered completion dates (legally binding), delivered square footage, and phase histories. Where we cite reputation data we say where it comes from. What v1 does NOT yet have: phase-by-phase promised-vs-actual delivery deltas from GujRERA archives — that audit is in progress and will upgrade this page. Until then, treat this as a structured starting point, not a verdict.
The four that matter here
| Developer | Class | Corridor projects | What the record shows | The trade |
|---|---|---|---|---|
| Sobha | National premium brand | Elysia (GIFT, RERA completion Dec 2030) | Among India’s most reputed builders on construction quality (backward-integrated, in-house everything). Group operations globally report ~80–90% on-time delivery with typical slips of 3–5 months when they occur. | You pay the brand premium and accept the longest runway in the corridor (2030). Strongest resale-brand story. |
| Adani Realty | Conglomerate; township incumbent | Shantigram township — North Park villas, Water Lily + earlier phases | ~33M sqft delivered across Mumbai, Pune, Ahmedabad, Gurugram. Shantigram is home turf: multiple phases registered 2017–2019 and since delivered; the township visibly functions (club, schools tie-ups, occupied towers). | Integrated-township execution is the strength; unit-level finish varies more than Sobha. Deepest local delivery evidence. |
| Shivalik Group | Regional (Western India) | Skyview (GIFT SEZ, ~Dec 2028) | Established Ahmedabad/Gandhinagar player with multiple completed towers; GIFT-adjacent portfolio. Less public national data — regional record is the evidence base. | Regional pricing without national-brand resale pull. Mid-corridor risk/price balance. |
| Shilp Group | Regional (Ahmedabad) | North Sky (GIFT, portal dates conflict — see review) | Active Ahmedabad developer with delivered commercial + residential stock. North Sky portal possession dates range from “2026” to “Mar 2028” — exactly why we read certificates, not listings. | Entry pricing into the district; accept regional-brand liquidity and verify the RERA date yourself before token. |
The corridor pattern: national brand (Sobha) = pay more, wait longer,
resell easier. Township incumbent (Adani) = most local proof, buy where they’ve already delivered.
Regionals (Shivalik, Shilp) = the value entry, where RERA-reading matters most. There is no “safe”
tier — only priced and unpriced risk.
The five checks before any token payment
- Pull the project on GujRERA — registration valid, completion date acceptable to YOU (not the brochure’s “soon”).
- Check the developer’s OTHER live registrations — many simultaneous late-stage projects = execution bandwidth risk.
- Search the developer + “NCLT” / “consumer forum” / “RERA complaint” — five minutes that occasionally saves crores.
- Visit (or have us visit) a project they delivered 5+ years ago — how it aged IS the quality report.
- Escrow discipline: confirm payments go to the RERA-designated project account, never a group account.