Kasturi Regius or GeeCee Emerald: ₹20 lakh, 94 fewer feet

You like your flat. There’s just no room left in it for everyone who lives there now.

So two Kharghar towers sit open in your browser. One asks a good deal more than the other. Both say the same warm things about the life inside. Which one is the mistake?

I’m not going to pick for you, but I’ll put our own checked records side by side. Then I’ll show you the one sum that settles it, and what to ask before any money moves.

The extra money doesn’t buy you floor

That’s the whole answer. The dearer flat is the smaller one.

Carpet area is the floor you can actually walk on, and it’s the only size worth comparing. GeeCee Emerald’s 2 BHK has 731 square feet of it. Kasturi Regius Luxe’s 2 BHK has 825.

Ninety-four square feet apart. That’s a small bedroom.

Every figure below comes from our own project records, read on 28 October 2026. Where we’ve done the sums ourselves, I say so.

Possession is the month the builder has told the state he’ll hand over the keys. Here it’s the same month on both, so the money isn’t buying an earlier move either.

The all-in cost is the price plus three government charges: a tax on under-construction flats, the state’s charge to put the flat in your name, and the filing fee.

Add those in, and the gap your bank sees grows to about ₹22 lakh. Both all-in figures sit in the table further down.

On a 3 BHK the gap is nearer a crore

Change the configuration and the whole decision changes, which is the part most buyers miss.

Here the dearer flat is the smaller one again, and the gap is much wider.

Nearly a crore more, for a slightly smaller flat.

Now think in price per square foot, which is what one foot of your floor costs. Divide each price by its carpet area, and the four bars below are the answer.

Kasturi Regius Luxe, 3 BHK18,040 per sq ft

Kasturi Regius Luxe, 2 BHK18,182 per sq ft

GeeCee Emerald, 2 BHK23,256 per sq ft

GeeCee Emerald, 3 BHK27,619 per sq ft

Read the bottom bar again. On the 3 BHK you’d pay half as much again for every foot.

Does that make GeeCee Emerald a bad buy? No. But the brochure has to work hard to earn that money, and the next section is where it tries.

What GeeCee Emerald’s money actually buys

Land and height. That’s the honest answer, and for some families it’s worth every rupee.

Our checked page for GeeCee Emerald in Sector 27 describes two towers of 40 floors, holding 119 homes across 2.12 acres. Our Kasturi Regius Luxe page describes a single tower of 21 floors on 0.4 acres.

That’s more than five times the ground, for twice the towers. It buys open space between you and the next wall, and a view you keep.

One honest note on that. The page for the older Kasturi registration next door doesn’t publish a plot size at all, so I won’t put a figure on its ground.

Height cuts both ways, though, and our own page is straight about it. Tall towers mean longer lift waits at the morning and evening rush. Count the lifts when you visit.

Sector 12 and Sector 27 are different places

The two aren’t neighbours either. Sector 12 sits beside a petrol pump off the main road. Sector 27 is out at Ranjanpada. Those are different daily lives, and only your own legs can settle which suits you.

Two registrations share the Kasturi Regius name

This is the bit nobody ranking for these searches tells you, and it matters more than the price.

MahaRERA is the state’s official register of approved projects, and every legal project has a number in it.

Two numbers in Sector 12 carry the Kasturi Regius name, on plots beside each other. Our page for Kasturi Regius covers one of them, and our Kasturi Regius Luxe page the other.

What you’re comparing	Kasturi Regius Luxe	Kasturi Regius	GeeCee Emerald
Registration number	P52000079465	P52000023791	P52000050116
Developer on record	Kasturi Group	Kasturi Developers	GeeCee Ventures LTD
Where	Plot F96, Sector 12	Plots F94 and F95, Sector 12	Plots 1A to 1D, Sector 27
Month filed for possession	December 2027	June 2024	December 2027
2 BHK carpet area	825 sq ft	825 sq ft	731 sq ft
2 BHK from	₹1.5 Cr	₹1.5 Cr	₹1.7 Cr
3 BHK carpet area	1,092 sq ft	1,180 sq ft	1,050 sq ft
3 BHK from	₹1.97 Cr	₹2.8 Cr	₹2.9 Cr
All-in cost, 2 BHK	₹1.67 Cr	₹1.67 Cr	₹1.89 Cr
Tower and floors	1 tower, 21 floors	1 tower, 21 floors	2 towers, 40 floors
Land	0.4 acres	Not published	2.12 acres

Look at that third row. The month on our record for P52000023791 is June 2024, and for P52000079465 it’s December 2027. Two and a half years apart, under one name.

So when a site visit shows you a flat as “Kasturi Regius”, which of the two is it? Ask for the registration number in writing. Then look it up on MahaRERA’s own public project search, and read the date the authority shows today.

A filed date can move, legally. MahaRERA’s guidance on extension applications lets a builder ask for one more year. Longer than that needs a majority of the buyers to agree. So our record may not match the register today.

That matters most on the older number. Its month on our record, June 2024, is in the past, and we hold no occupancy certificate for it. Ask MahaRERA whether an extension is on file for P52000023791, and ask the seller for that certificate.

The simple rule: compare the flat you’ll actually sign for, never the “starting from” price. Get your building’s registration number in writing, divide its price by its carpet area, and only then talk money.

What neither project page can tell you

Two honest gaps, and I’d rather you heard them from us.

We hold no occupancy certificate for either one. That’s the paper saying a building is legally safe to live in.

We don’t hold it for any of the 78 Kharghar projects we list. MahaRERA tells buyers to check it on its own website, and to confirm the date written into your agreement.

And we haven’t measured the commute

We hold no measured travel minutes for Sector 12 or Sector 27. I won’t guess them for you. Both sit in Kharghar and lean on the same station, but the walk at either end is different.

Go on a Tuesday at nine in the morning. Time the walk from the gate to the station yourself, at both. One hour of your life answers a question no page can.

Where each one is the better buy

Both answers are respectable. What isn’t respectable is paying the GeeCee Emerald price while telling yourself you’re getting more flat.

Who should skip both

Plenty of people, honestly. These two sit at the dear end of their own node.

We list 78 projects in Kharghar. The middle one starts at ₹1.02 Cr, and the cheapest at ₹36 lakh. Sixty-nine of the 78 start at or under GeeCee Emerald’s opening price.

So if your real budget is nearer that middle, stop stretching. Our Kharghar page lists all 78 with their checked prices. The middle of that list buys a 2 BHK too.

If you need the keys sooner

Skip both. Each is under construction. You’d pay rent and a loan together until December 2027. We’ve worked that trade-off through in our guide to ready versus under-construction homes.

And if your budget reaches the three-crore band, the comparison changes again. Shreeji Estrella against Platinum The Reserve is the same question one storey up.

My honest answer

On the numbers we hold, Kasturi Regius Luxe is better value. On both configurations, and it isn’t close on the 3 BHK.

But value isn’t the only thing you’re buying with your savings. Stand on both plots. If the open ground at Sector 27 is what your children would use, that’s a real reason. I’d back you.

Here’s the order I’d do it in.

1. Before the site visit Ask which registration number covers the building you’re being shown, in writing.
2. On MahaRERA Look that number up yourself, and read the date the register shows today.
3. At the site Ask for the carpet area on your own floor plan, then divide your quoted price by it.
4. Before any payment Ask for the occupancy certificate, or for the written date it’s expected.

Four questions. They cost you nothing to ask.

Want a second pair of eyes on either quote? Ask us through the form on our Kasturi Regius Luxe page. Our Kharghar advisor’s name is on it, and we’ll read your paperwork with you. Come and walk both plots first if you can.

Questions buyers ask

Is GeeCee Emerald overpriced for Kharghar?

It’s the dearest of these three by the foot. And 69 of the 78 Kharghar projects we list start at or under its opening price. Whether that’s overpriced depends on what you’d use its 2.12 acres for.

Why do other sites show a different price per square foot for GeeCee Emerald?

Because they divide by different areas. Our figures divide by carpet area, the floor you can walk on. A site dividing by the larger saleable area shows a smaller number.

What’s the difference between Kasturi Regius and Kasturi Regius Luxe?

They’re separate registrations on plots beside each other in Sector 12. Our record shows June 2024 against P52000023791, and December 2027 against P52000079465. Their 3 BHK carpet areas differ by 88 square feet. Ask which one your flat is in.

Do both hand over at the same time?

On our record, both show December 2027 for possession. Check the live date on MahaRERA before you believe either, because a filed date can be extended.

Which is the better 2 BHK for a family of four?

On floor alone, Kasturi Regius Luxe, by 94 square feet and ₹20 lakh. On grounds and open space, GeeCee Emerald. Walk both before you decide.

Buying your first home here? Our six steps to buying a flat in Navi Mumbai put this in order, from the loan to the keys.