Description

Basil FAB 11 is a newly launched residential project by Basil Group, located in the NIBM Annexe / Mohammed Wadi side of South Pune. The project is positioned in the broader NIBM–Undri–Mohammed Wadi residential corridor, with access toward Kondhwa, Hadapsar, Wanowrie, Camp and other parts of Pune.

The project offers 2 and 3 BHK apartments and is marketed as a premium residential development with lifestyle amenities. The project is registered under MahaRERA No. PM1260002601008. The developer’s project website also identifies the same MahaRERA number.

There is, however, an important project-information discrepancy across property portals. Housing.com currently lists the project as KAPN Basil Fab 11, with KAPN Associates LLP as promoter, approximately 1.07 acres, 1 building and 44 units, with possession starting in July 2029. Other project information sources identify it as Basil FAB 11 by Basil Group, with a G+11 tower and a possession date of December 2030.

Because of this discrepancy, buyers should verify the promoter name, exact project address, sanctioned building configuration, unit count and possession date directly against MahaRERA No. PM1260002601008 before booking.

Publicly available information places the project around NIBM Annexe / Mohammed Wadi, with the address described as Katraj-Hadapsar Bypass Road, Autadwadi Handewadi, Nyati County, Mohammed Wadi, Pune – 411060.

RERA No.: PM1260002601008 | Possession: 31/07/2029

Important Pricing Check

Before booking Basil FAB 11, ask for a written cost sheet covering:

• Base agreement value
• Exact RERA carpet area
• GST
• Stamp duty
• Registration
• Floor-rise charges
• Preferred-location charges
• Parking charges
• Infrastructure/development charges
• Electricity and water connection charges
• Maintenance deposit
• Corpus fund
• Clubhouse/amenity charges
• Legal/documentation charges
• Any other applicable charges

Do not compare Basil FAB 11 with other NIBM projects only on the advertised base price. Compare the final all-inclusive acquisition cost per RERA carpet sq.ft.

Explore Locality

Basil FAB 11 is positioned in the NIBM Annexe–Mohammed Wadi corridor, an established residential belt in South Pune. The location provides access toward NIBM, Undri, Kondhwa, Hadapsar, Wanowrie and Camp.

1. IT & Employment Hubs

• Hadapsar and Magarpatta City are important employment destinations accessible from the locality.
• SP Infocity is another major employment hub in the broader Hadapsar corridor.
• Kondhwa and Wanowrie provide additional commercial and employment opportunities.
• Kharadi is accessible through the wider Pune road network, although the commute can be longer than from East Pune locations such as Mundhwa.
• The project can suit professionals working across South and East Pune.

2. Education

• The NIBM–Mohammed Wadi–Undri belt has several schools, preschools and educational institutions.
• Schools in the wider Undri and NIBM corridor provide options for families.
• The Bishop’s Co-Ed School, Undri is one of the educational options in the broader South Pune area.
• EuroSchool Undri is another established school option.
• Parents should check actual school travel times during morning traffic.

3. Healthcare

• Healthcare facilities are available across NIBM, Kondhwa, Undri and Hadapsar.
• Sahyadri Super Speciality Hospital, Hadapsar is an important healthcare facility in the broader locality.
• Several clinics, pharmacies and diagnostic centres operate around NIBM and Mohammed Wadi.
• Buyers should identify the nearest emergency hospital and test the actual travel route.

4. Shopping & Lifestyle

Residents have access to:

• Supermarkets
• Restaurants
• Cafés
• Pharmacies
• Daily-needs stores
• Local retail markets
• NIBM commercial establishments
• Shopping and entertainment options toward Hadapsar and Wanowrie
• The D-Mart catchment is also accessible from the project, with one project source indicating approximately 4.2 km. (Digipaces)

5. Connectivity

The project benefits from its location near the Katraj-Hadapsar Bypass Road.

Connectivity is available toward:

• NIBM
• Mohammed Wadi
• Undri
• Kondhwa
• Hadapsar
• Wanowrie
• Camp

However, buyers should test the actual commute during:

• 8–10 AM
• 6–9 PM
• School hours
• Heavy monsoon periods

6. Airport Connectivity

Pune International Airport is accessible through the broader city road network.

However, airport travel time can vary significantly depending on traffic. Frequent travellers should test the route during their normal travel hours.

7. Railway Connectivity

Pune Railway Station is listed at approximately 8 km from the project by one project information source.

Actual travel time can be more relevant than straight-line distance, particularly during peak traffic.

8. Residential Growth

The NIBM Annexe–Mohammed Wadi–Undri belt has experienced significant residential development.

This provides:

• Growing social infrastructure
• More schools
• More retail
• More restaurants
• Better daily-needs convenience
• Increasing residential demand

At the same time, rapid development creates pressure on:

• Roads
• Traffic
• Drainage
• Water supply
• Public transport
• Parking

✅ Positive Aspects

1. NIBM Annexe Location

The project benefits from being in the broader NIBM–Mohammed Wadi residential corridor, which has become an established South Pune housing market.

2. 2 & 3 BHK Configurations

The project provides options for:

• Young couples
• Nuclear families
• Growing families
• Home upgraders
• Long-term investors

3. Larger 3 BHK Option

One current project listing indicates a 3 BHK of approximately 1,017 sq.ft. carpet area, while other listings show smaller 3 BHK configurations. Buyers who want a larger 3 BHK should specifically compare the available layouts.

4. Lifestyle Amenities

The project is marketed with 30+ lifestyle amenities, including:

• Swimming pool
• Gymnasium
• Indoor games
• Children’s play area
• Yoga area
• Senior citizens’ area
• Multipurpose hall
• Jogging/cycle track

The exact amenity list should be confirmed against the registered project documents.

5. Four-Side Open Planning

One project source describes the apartments as four-side open, intended to provide better natural light and ventilation. Buyers should verify this feature for the specific selected unit rather than assuming every apartment has identical exposure.

6. New-Launch Advantage

As a new project, early buyers may have greater choice regarding:

• Floor
• Orientation
• Apartment position
• View
• Parking

7. Access to Hadapsar

The project is positioned approximately 6 km from Hadapsar according to one project source, giving residents access to Hadapsar’s employment, retail and social infrastructure.

8. Access to Undri & NIBM

The surrounding NIBM and Undri areas already have schools, hospitals, restaurants, supermarkets and residential communities.

9. Potential Rental Demand

The NIBM–Undri–Hadapsar belt has an established tenant base. A correctly priced 2 BHK or 3 BHK could attract tenants working in:

• Hadapsar
• Magarpatta
• SP Infocity
• Kondhwa
• Wanowrie

10. RERA Registration

Basil FAB 11 is listed under MahaRERA No. PM1260002601008, allowing buyers to verify the official project registration and registered information.

❌ Considerations

1. Important Project-Information Discrepancy

This is the most important issue to investigate.

Different sources currently provide different information regarding:

• Promoter
• Project size
• Number of units
• Tower configuration
• Carpet areas
• Possession date

Housing.com lists KAPN Associates LLP, approximately 1.07 acres and 44 units, with possession starting July 2029. Another project source identifies Basil Group, a G+11 tower and possession in December 2030.

Verify all of these details directly in MahaRERA before paying a booking amount.

2. Pricing Is Not Consistent

One source indicates approximately:

• 2 BHK – ₹83 Lakh
• 3 BHK – ₹1.18 Crore

while other sources show Price on Request. These figures should therefore be treated as indicative only, not confirmed project-wide pricing.

3. Possession Date Needs Verification

Public sources currently indicate dates ranging from July 2029 to December 2030.

The legally relevant possession date should be confirmed from the MahaRERA record and Agreement for Sale.

4. New-Project Risk

The project is newly launched, meaning there is limited project-specific evidence regarding:

• Construction quality
• Delivery performance
• Handover
• Society management
• Defect resolution

5. Mohammed Wadi/NIBM Traffic

Traffic can become a concern on roads connecting:

• NIBM
• Kondhwa
• Undri
• Hadapsar
• Wanowrie

6. Public Transport Limitations

Resident feedback for the broader Mohammed Wadi locality mentions difficulty with commuting and limited public transport/auto availability. This is a locality-level consideration rather than a project-specific defect.

7. Infrastructure Catch-Up

Rapid residential development can create pressure on:

• Roads
• Drainage
• Water
• Footpaths
• Public transport
• Parking

8. Multiple Carpet-Area References

Public sources currently show different apartment sizes, including 721, 746, 904 and 1,017 sq.ft. Buyers should verify the exact RERA carpet area for each available unit.

9. Future Development

The surrounding Mohammed Wadi/NIBM belt continues to develop. Existing open views may change as neighbouring plots are developed.

10. Investment Price Must Be Justified

The NIBM location can support rental demand, but the investment case depends heavily on the final entry price.

Compare:

• ₹/RERA carpet sq.ft.
• Rental yield
• Maintenance cost
• Possession
• Competing supply
• Resale demand

⚠️ Factors to Evaluate

1. MahaRERA Registration

Verify:

• MahaRERA No.: PM1260002601008
• Registered promoter
• Exact project name
• Exact project address
• Survey numbers
• Land area
• Tower configuration
• Unit count
• Carpet areas
• Possession date
• Sanctioned plans
• Amenities

The MahaRERA record should take priority over property portals.

2. Exact Promoter Name

Because some sources identify Basil Group while Housing.com currently identifies KAPN Associates LLP, confirm:

• Registered promoter
• Landowner
• Development agreement
• Development rights
• Relationship between the entities

Do not rely only on the marketing brand name.

3. Exact Carpet Area

For the selected apartment, verify:

• RERA carpet area
• Balcony area
• Living/dining dimensions
• Bedroom dimensions
• Kitchen size
• Bathroom dimensions
• Utility area
• Passage area

4. Floor Plan Efficiency

Check:

• Passage wastage
• Bedroom proportions
• Kitchen usability
• Living-room width
• Balcony size
• Furniture placement
• Natural light
• Cross ventilation
• Bathroom ventilation
• Privacy

5. Complete Cost Sheet

Obtain a written breakup for:

• Agreement value
• GST
• Stamp duty
• Registration
• Parking
• Floor-rise charges
• Preferred-location charges
• Infrastructure charges
• Maintenance deposit
• Corpus fund
• Clubhouse charges
• Other applicable charges

6. Parking

Confirm:

• Parking allocation
• Covered/open parking
• Parking dimensions
• Visitor parking
• EV charging
• Parking rights in the Agreement for Sale

7. Amenities

The project is marketed with 30+ amenities, but buyers should verify exactly which facilities are included in the registered project.

Ask:

• Which amenities are actually sanctioned?
• Where are they located?
• What is the completion timeline?
• Who will maintain them?
• What will be the expected maintenance cost?

8. Water Supply

Verify:

• PMC water connection
• Borewell
• Tanker dependency
• Water storage
• Backup arrangements
• Expected water-related costs

9. Drainage & Monsoon Conditions

Inspect the project and surrounding roads after heavy rainfall.

Check:

• Waterlogging
• Basement flooding
• Drainage overflow
• Sewage problems
• Approach-road conditions

10. Apartment Orientation

Compare apartments based on:

• Direction
• Road-facing exposure
• Internal-facing exposure
• Natural light
• Ventilation
• Privacy
• Noise
• Future obstruction

11. Tower & Lift Arrangement

Confirm:

• Number of floors
• Number of lifts
• Passenger lift capacity
• Service lift
• Lift-to-unit ratio
• Power backup
• Emergency provisions

12. Fire Safety

Verify:

• Fire NOC
• Fire staircase
• Fire alarms
• Fire sprinklers
• Fire extinguishers
• Fire-fighting systems
• Emergency access

13. Construction Specifications

Ask for written specifications covering:

• RCC structure
• Flooring
• Main door
• Internal doors
• Windows
• Electrical wiring
• Plumbing
• Bathroom fittings
• Kitchen platform
• Waterproofing
• Paint
• Lift specifications

14. Developer/Promoter Track Record

Investigate the entity registered with MahaRERA as promoter and also understand the role of the Basil Group brand.

Review:

• Completed projects
• Construction quality
• Delivery record
• Customer feedback
• Defect resolution
• Society handover
• Maintenance standards

15. Legal Due Diligence

Before paying a substantial booking amount, have an independent property lawyer verify:

• Land title
• Development rights
• Encumbrances
• Survey numbers
• Development agreement
• Approved plans
• Commencement permissions
• MahaRERA registration
• Building approvals
• Agreement for Sale
• Possession clause
• Cancellation/refund provisions

Should You Buy

Consider buying if:

• You want a 2 or 3 BHK home in the NIBM/Mohammed Wadi corridor.
• Your workplace is around Hadapsar, Magarpatta, Kondhwa, Wanowrie or South Pune.
• You prefer a project with lifestyle amenities.
• You want a new-launch property and greater choice of floor/orientation.
• The selected unit offers a strong RERA carpet-area-to-price ratio.
• The final all-inclusive price is competitive with other NIBM and Mohammed Wadi projects.
• The registered possession date works for your timeline.
• Water, drainage and approach-road conditions are satisfactory.
• The registered promoter and project documents pass independent legal verification.

Think twice if:

• You require immediate possession.
• You are uncomfortable with the uncertainty around publicly listed project details.
• The developer/promoter cannot clearly explain the relationship between the project brand and registered promoter.
• The final price is significantly higher than comparable NIBM projects.
• You rely heavily on public transport.
• You have not checked water and drainage conditions.
• The selected apartment has poor ventilation or excessive road noise.
• You are buying purely for short-term appreciation.
• You have not compared the project with ready-to-move and resale homes in NIBM, Mohammed Wadi and Undri.

FAQ

1. Who is the developer of Basil FAB 11?

The project is marketed as Basil FAB 11 by Basil Group. However, Housing.com currently identifies KAPN Associates LLP as the promoter. Buyers should verify the registered promoter under MahaRERA No. PM1260002601008 before booking.

2. Where is Basil FAB 11 located?

Basil FAB 11 is positioned in the NIBM Annexe/Mohammed Wadi area of Pune. One project source gives the address as Katraj-Hadapsar Bypass Road, Autadwadi Handewadi, Mohammed Wadi, Pune – 411060.

3. What configurations are available?

The project offers 2 and 3 BHK apartments.

4. What is the RERA number of Basil FAB 11?

The project is registered under MahaRERA No. PM1260002601008.

5. What is the possession date?

Public sources currently show different dates, ranging from July 2029 to December 2030. The registered MahaRERA possession date should be treated as authoritative.

6. What is the price of Basil FAB 11?

Public information is inconsistent. One source lists approximately ₹83 Lakh for a 2 BHK and ₹1.18 Crore for a 3 BHK, while other listings show Price on Request. Treat these as indicative figures until confirmed through the developer’s current cost sheet.

7. What is the 2 BHK carpet area?

Public listings indicate approximately 721–746 sq.ft., depending on the configuration/source. The exact RERA carpet area should be confirmed for the selected unit.

8. What is the 3 BHK carpet area?

Public listings indicate approximately 904–1,017 sq.ft. depending on the available configuration. Buyers should verify the exact RERA carpet area before booking.

9. How large is the project?

Housing.com currently lists approximately 1.07 acres, while other sources do not provide a confirmed land parcel. This should be verified from the MahaRERA record.

10. How many units are there?

Housing.com currently lists 44 units, while other sources do not confirm the unit count. Buyers should verify the final sanctioned unit count in the RERA documents.

11. How many towers are there?

One current project source lists one G+11 tower. This should be verified against the registered sanctioned plan.

12. Is Basil FAB 11 under construction?

Yes. It is being marketed as a newly launched residential project in the NIBM Annexe/Mohammed Wadi corridor.

13. What amenities are available at Basil FAB 11?

The project is marketed with 30+ amenities, including a swimming pool, gymnasium, indoor games, children’s play area, yoga area, senior citizens’ area, multipurpose hall and jogging/cycle track.

14. Is Basil FAB 11 suitable for families?

Yes. The 2 and 3 BHK configurations, schools, healthcare facilities and retail infrastructure around NIBM and Mohammed Wadi can make it suitable for families.

15. Is Basil FAB 11 close to Hadapsar?

Yes. One project source indicates approximately 6 km from Hadapsar. Actual travel time will depend on traffic.

16. Is Basil FAB 11 close to NIBM?

Yes. The project is marketed specifically as being in the NIBM Annexe/NIBM NX residential corridor.

17. Is Basil FAB 11 close to Undri?

Yes. Mohammed Wadi/NIBM Annexe is connected to the wider Undri–Mohammed Wadi residential belt.

18. Is Basil FAB 11 good for first-time buyers?

It can be suitable for first-time buyers if the final all-inclusive price fits the budget and the selected 2 BHK provides sufficient usable space.

19. Is Basil FAB 11 good for investment?

It can be considered for long-term investment because of its NIBM/Mohammed Wadi location and access to Hadapsar and South Pune employment hubs. However, rental yield and entry price should be compared with competing projects.

20. What is the biggest advantage of Basil FAB 11?

The major advantages are its NIBM Annexe location, 2 and 3 BHK options, lifestyle amenities and access to NIBM, Mohammed Wadi, Undri and Hadapsar.

21. What is the biggest concern for buyers?

The biggest concern is the inconsistency in publicly available project information, particularly regarding the promoter, unit count, carpet areas and possession date. These details should be reconciled against MahaRERA before booking.

22. Is Basil FAB 11 better for end use or investment?

It appears more suitable for long-term end users and investors who are comfortable with the project’s construction and possession timeline. End users should focus particularly on commute, apartment layout and infrastructure.

23. Should I compare Basil FAB 11 with other NIBM projects?

Yes. Compare it with other NIBM, Mohammed Wadi, Undri and Kondhwa projects based on:

• RERA carpet-area price
• Total acquisition cost
• Possession
• Promoter track record
• Apartment size
• Amenities
• Parking
• Water supply
• Drainage
• Maintenance cost
• Rental demand
• Connectivity

24. What should I verify before booking Basil FAB 11?

Verify the MahaRERA registration, registered promoter, exact survey numbers, project address, land area, sanctioned plan, unit count, RERA carpet area, possession date, complete cost sheet, parking, water supply, drainage, amenities, fire safety, title documents and Agreement for Sale.

25. Why is there different information about Basil FAB 11 online?

Different portals currently appear to be using different project records or updated project information. Housing.com identifies KAPN Basil Fab 11 with KAPN Associates LLP, 44 units and July 2029 possession, while other sources market Basil FAB 11 under Basil Group and list different project specifications.

26. What is the final buying approach?

Treat Basil FAB 11 as a document-verification-first purchase. Before paying a booking amount, reconcile the promoter name, project address, survey numbers, land area, tower configuration, unit count, carpet areas and possession date against MahaRERA No. PM1260002601008. Then obtain the complete all-inclusive cost sheet, inspect the site and approach roads, check water and drainage conditions, and compare the final ₹/RERA carpet sq.ft. with competing projects in NIBM, Mohammed Wadi, Undri and Kondhwa.