Whispering Wind Phase 3 Baner | 2 BHK Price & RERA

Whispering Wind Phase III is a residential project by Sane Vyas Associates (Builders Association of India member) in Baner, on Baner Pashan Link Road (Pashan side). It’s a small project 7 apartments on a compact plot offering 2 BHK units (706 sq. ft.), priced from around ₹77.20 Lac.

The project sits near Jupiter Hospital with access to Wakad Chowk metro station. Amenities include a clubhouse, jogging track, kids’ play area, and fitness corner.

RERA (MahaRERA) No.: P52100050623 | Possession: June 2026.

Note: some listings describe this as a “commercial” registration despite residential marketing worth clarifying the exact use classification with the developer.

Explore Locality

• Located on Baner-Pashan Link Road (some listings tag the address as “Pashan” rather than “Baner”, the same micro-locality, straddling both)
• Nearest metro: Wakad Chowk metro station
• Pune Junction Railway Station: 12 km
• Pune International Airport: 19 km
• Locality safety rating: 4/5 (resident reviews)
• Falling within Baner’s broader social infrastructure, Jupiter Hospital, The Orchid School, Westend Mall, and Balewadi High Street are all accessible within a short drive

✅ Positive Aspects

• Small, boutique project (only 7 units) potential for a quieter, more intimate community
• Prime Baner-Pashan Link Road address with strong surrounding social infrastructure
• Near-term possession (Dec 2025)
• Relatively accessible price point (₹77.20 Lac) for the Baner micro-market
• Backed by a promoter group (Vyas Group lineage) with a longer regional history, even if this specific entity is newer
  Sits right at the intersection of Baner and Pashan, giving effectively two neighbourhoods’ worth of schools, hospitals, and retail within reach
• Upcoming Hinjewadi–Shivajinagar Metro corridor (94% complete) and a new double-decker flyover should meaningfully ease this corridor’s current traffic bottleneck
• Low unit count could mean simpler, faster decision-making and possibly more room to negotiate compared to large multi-tower developments

❌ Considerations

• Public data here is the thinnest and most inconsistent of all 9 projects. One listing classifies it as a “Commercial” project despite residential marketing, and carpet area figures conflict (706 sq.ft. vs. 427–529 sq.ft.)
• Very small scale (only 7 units) means minimal amenities relative to larger projects and very limited resale comparables within the project itself.
• Possible confusion between related entities Sane Vyas Associates (Phase III) vs. Vyas Constructions (Phase I & II) warrants clarifying the exact promoter and legal responsibility
• Narrow local roads with inadequate lighting on the Baner-Pashan connecting stretch, per resident reviews
• Zero bookings reported as of the latest data could indicate either an early-launch opportunity or limited market traction; worth investigating why
• Small developer (only 1 delivered project so far per one source) lesshas of a track record to evaluate build quality or delivery reliability against
• A 7-unit building means minimal economies of scale for maintenance, security staffing, and shared facilities; CAM charges per unit could run higher than in larger societies.
• The “commercial” classification flag is a genuine legal concern. Confirm the exact land-use/occupancy certificate classification before purchase, as this affects usage rights and resale.
• Given the sparse public data, an in-person site visit and direct RERA portal check are more essential here than for any other project on this list.

⚠️ Factors to Evaluate

• Confirm the exact land-use classification (residential vs. commercial) directly via the Occupancy Certificate / RERA filing, as this was flagged as inconsistent across sources.
• Clarify which entity is legally responsible for the project: Sane Vyas Associates or Vyas Constructions.
• Verify the conflicting figures for the actual carpet area (706 sq.ft. vs. 427–529 sq.ft.) need resolution before you sign
• Ask why 0% of units were booked as of the last available data. Is this a fresh launch, slow sales, or a data lag?
• Given the very small scale (7 units), calculate the expected CAM cost per unit, since fixed costs are spread across fewer owners.
• Do an in-person site visit, given how thin the public data is here; this project needs more manual verification than the others on this list.
• Ask for a copy of the sanctioned building plan from the local municipal authority to cross-verify against what’s being marketed.
• Check the developer’s litigation history, if any, given the limited one-project delivery track record cited
• Verify whether this is truly “Phase III” of an ongoing Vyas/Sane Vyas series, or a standalone project reusing a familiar brand name, as this affects how much of the earlier phases’ reputation actually applies.
• Confirm exit/resale flexibility, given how small the project is; ask how liquid the local resale market is for micro-projects like this one

Should You Buy

Consider buying if:

• You want a small, boutique community (only 7 units) for a quieter, more intimate living experience
• You value a prime Baner-Pashan Link Road address with strong surrounding social infrastructure (schools, hospitals, malls)
• You want near-term possession (Dec 2025) at a relatively accessible price point (₹77.20 Lac) for this micro-market
• You’re comfortable doing extra due diligence given the project’s thin public data footprint
• You like the idea of straddling both Baner and Pashan, effectively doubling your access to two neighbourhoods’ amenities

Think twice if:

• You want assurance from a well-documented, large-scale track record. This is the smallest and least-verified project in your list.
• You need clarity on land-use classification one, as the listing tags it “Commercial” despite residential marketing, a genuine legal concern to resolve before signing.
• You want a single clear promoter entity, Sane Vyas Associates (Phase III), vs. Vyas Constructions (Phase I & II) needs clarification.
• You’re uneasy about zero reported bookings as of the latest data, worth investigating whether this reflects early-launch timing or limited market traction
• You want lower per-unit maintenance costs, but fixed CAM costs spread across only 7 units could run higher than in larger societies.

FAQ

Q1: Why is this project classified as “Commercial” in one listing despite residential marketing?
A: This could be a data error, a mixed-use zoning technicality, or an actual classification issue. Confirm the exact land-use status via the Occupancy Certificate/RERA filing before any payment.

Q2: Is this a good investment for rental income?
A: Baner-Pashan Link Road has decent rental demand, but with only 7 units, this project has essentially no track record or rental-yield data specific to itself; you’d be relying on the broader locality’s performance rather than project-specific proof.

Q3: Is a 7-unit project considered unusually small?
A: Yes, this is by far the smallest project in the entire 9-project comparison list, more of a boutique building than a typical development.

Q4: How far is it from Hinjewadi IT Park?
A: Roughly 12 km, about a 19-minute drive from Baner-Pashan Link Road.

Q5: Is December 2025 possession considered a short wait?
A: Yes, along with Suman Kunj, this is one of the fastest-delivering projects on the list.

Q6: What bank loans are available?
A: One source cites an ICICI Bank tie-up; confirm the full current lender panel with the developer, given the project’s small scale.

Q7: Is Baner-Pashan Link Road safe and family-friendly?
A: Generally yes, rated around 4/5 on safety by residents, though roads are narrower with some lighting concerns on the connecting stretch.

Q8: How does this compare to Suman Kunj, also in Baner with near-term possession?
A: Suman Kunj is a larger single-tower project (multiple units, more amenities) at a higher price point; Whispering Wind Phase III is a much smaller, more affordable boutique project, but with thinner public documentation requiring more manual verification.