HRERA Gurugram Orders ₹14.76 Lakh Compensation to Buyer in Stalled Mahira Homes-104 Project

The Haryana Real Estate Regulatory Authority (HRERA) in Gurugram has ordered Czar Buildwell Pvt Ltd to pay a homebuyer about ₹14.76 lakh in compensation over a flat in the stalled affordable housing project Mahira Homes-104, Sector 104, Gurugram, where the buyer found nothing but vacant land at the site. The order, dated 5 October 2026 and reported on 21–22 October, was passed by adjudicating officer Rajender Kumar. Its most notable feature: the bulk of the award, ₹13.26 lakh, was granted for loss of property appreciation, recognising that the buyer lost the chance to own a home in a market that has risen sharply along the Dwarka Expressway.

What happened

The complainant, Saurav Banerjee, a Delhi resident from Dwarka, had booked unit 1601 on the 16th floor of Tower 3 in Mahira Homes-104. Reports describe the unit as having a carpet area of a little over 643 sq ft and a balcony of over 145 sq ft, which is typical of Haryana's affordable housing format.

The payment trail, as reported by PropNewsTime and Grihik:

• A booking amount of ₹1,29,299.
• ₹5.3 lakh paid in December 2021.
• ₹3.3 lakh paid in May 2022.
• ₹3.3 lakh paid in February 2023.
• Total paid, as stated in the order reports: ₹13,25,977.

(The rounded instalments listed in the reports add up to slightly less than the stated total; the difference is likely due to rounding in the news reports. We have used the total stated in the order as reported.)

Despite these payments, the buyer said no allotment letter was issued and no builder-buyer agreement was executed. When he visited the site, he found vacant land with no construction.

The earlier refund order

This is the second order in the buyer's favour. On 30 January 2026, HRERA had already directed Czar Buildwell to refund the full ₹13,25,977 with interest at 10.8% per annum from the dates of the respective payments. The builder did not challenge that order, so it has become final.

The buyer then approached the adjudicating officer separately for compensation under Section 72 of the Real Estate (Regulation and Development) Act, 2016, which lists factors such as the amount of disproportionate gain made by the promoter and the loss caused to the allottee. He sought ₹25 lakh in damages and ₹1.1 lakh as litigation costs.

What the adjudicating officer decided

The officer did not accept the buyer's claim that the property's value had doubled or tripled, finding that claim was not backed by reliable evidence. But he still accepted the principle that the buyer had lost out on appreciation, and fixed that loss at an amount equal to what the buyer had paid. The award:

• Loss of property appreciation: ₹13,25,977
• Mental agony and harassment: ₹1,00,000
• Litigation expenses: ₹50,000
• Total: ₹14,75,977 (about ₹14.76 lakh; some reports round this to ₹14.7 lakh)
• Interest: 11% per annum on the awarded amount from the date of the order until payment

As Grihik reported, "The amount will also carry 11% annual interest from the date of the order until payment."

The reports mention estimates that prices of homes under Haryana's Deen Dayal Jan Awas Yojana (DDJAY) in Sector 104 rose roughly 100–120% between February 2023 and January 2026, linked to the Dwarka Expressway and the state's decision to stop issuing fresh licences under that scheme in Gurugram. Grihik notes that this estimate came from an AI-generated search overview cited in arguments, while PropNewsTime calls it "estimates". Since the officer himself did not accept the doubling claim as proven, readers should not treat that percentage as an official finding.

Background: Mahira Homes and the 2024 revocation

The Sector 104 project is not new to regulators. In March 2024, The Tribune reported that RERA Gurugram had revoked the registration of all five affordable housing projects of the Mahira group — in Sectors 68, 104, 103, 63A and 95 — under Section 7 of the RERA Act. The authority said the promoter had failed to comply with RERA and complete construction, and observed that money deposited by homebuyers had been unlawfully diverted. The promoter was listed as a defaulter and project bank accounts were frozen.

There is one naming difference across reports: the 2024 Tribune article names the companies as Mahira Infratech Private Limited and Czar Buildtech Private Limited, while the 2026 reports name the respondent as Czar Buildwell Pvt Ltd. We have used the 2026 name for the current order, but buyers dealing with the group should check the exact entity named in their own documents.

The 2026 reports do not say what has happened to the revoked projects since, or how the revocation interacts with this compensation order.

Key figures

• Project: Mahira Homes-104, Sector 104, Gurugram (affordable housing)
• Respondent: Czar Buildwell Pvt Ltd
• Adjudicating officer: Rajender Kumar, HRERA Gurugram
• Order date: 5 October 2026
• Total paid by buyer: ₹13,25,977
• Refund order (30 January 2026): full amount plus 10.8% p.a. interest from payment dates
• Compensation now awarded: ₹14,75,977, plus 11% p.a. from the order date
• Claim made: ₹25 lakh damages plus ₹1.1 lakh costs
• Legal basis: Section 72 (factors for adjudging compensation) read with the RERA Act's compensation provisions

Our calculation: what the interest adds

As a simple illustration (our own calculation, not part of the order), 11% simple interest on ₹14,75,977 works out to about ₹1.62 lakh a year, or roughly ₹13,500 for every month the amount stays unpaid. On the appreciation component alone (₹13,25,977), it is about ₹1.46 lakh a year. That is on top of the separate 10.8% interest already running on the refund under the January order. The longer a builder delays payment, the more it owes, which is the purpose of the interest provision.

Why this order matters

Compensation orders under RERA have usually focused on interest for delay and modest sums for mental agony. Awarding a large amount specifically for lost appreciation is significant for three reasons:

• It reflects reality in fast-rising markets. A buyer who paid in 2021–2023 and gets only a refund with interest in 2026 cannot buy a comparable flat at the same price. Compensation for appreciation tries to bridge that gap.
• It is evidence-driven. The officer refused to accept a doubling or tripling claim without proof, which tells buyers that well-documented claims (registry data, circle rates, comparable sales) will carry more weight than broad assertions.
• It raises the cost of non-performance. For builders, refunding with interest is not the end of liability if the buyer can show real loss.

Each case depends on its facts, and this is an adjudicating officer's order, which can in principle be appealed to the Haryana Real Estate Appellate Tribunal.

What it means for buyers in Gurugram and Delhi NCR

If your project is stalled

• Separate your claims. Refund or delay interest is decided by the authority; compensation under Sections 71–72 goes before the adjudicating officer. This buyer pursued both.
• Document your loss. If you plan to claim lost appreciation, collect evidence: current resale prices of similar units in the sector, registry records, broker quotes in writing and published price data.
• Keep every receipt. The award matched the amount actually paid; well-organised payment records make the case stronger.
• Check the project's RERA status. If registration was revoked, as with the Mahira projects in 2024, find out who is now responsible for completion or refunds. Our guide on checking a Haryana RERA project in Gurugram or Faridabad explains where to look.

If you are buying an affordable or DDJAY home now

• Insist on an allotment letter and a registered builder-buyer agreement soon after booking. The absence of both, despite payments, was one of the clearest warning signs here.
• Visit the site more than once and compare progress with the RERA quarterly report.
• Pay against construction stages, not on time-based schedules.
• Check the developer's other projects. If a group has projects revoked elsewhere, treat its new launches with caution. See how to check a builder's track record.

For sellers and investors

The order underlines how much the Dwarka Expressway corridor has re-rated. Owners of completed flats along the corridor benefit from that demand, while investors should remember that the same appreciation makes delays more costly for whoever is waiting for possession. Browse current options on our Gurugram property page, and if you own a ready flat in the area you can list it for free.

How a compensation claim usually moves at HRERA Gurugram

Buyers often find the two-track system confusing, so here is a plain-language outline of the path this buyer appears to have followed, based on the reports:

• Step one: complaint before the authority. The buyer first sought a refund. The authority decides refund, delay interest and compliance issues, and here it ordered a full refund with 10.8% interest in January 2026.
• Step two: let the order become final. The builder did not appeal, so the refund order stood.
• Step three: separate compensation complaint. The buyer then filed before the adjudicating officer, who alone can award compensation under the RERA Act. This complaint uses a separate form and is argued on evidence of loss.
• Step four: evidence and hearing. Claims for appreciation, mental agony and legal costs are each examined. Here the appreciation claim was trimmed to the amount paid because the higher figure was not proven.
• Step five: execution. If the builder does not pay, the buyer can seek execution of the order, and recovery can proceed as arrears of land revenue.

Each step takes time, and a lawyer familiar with HRERA practice can help you frame claims correctly from the start. Keeping a clean file — receipts, emails, site photos with dates, and market data — is the single most useful thing a buyer can do.

Frequently asked questions

What is "loss of appreciation" compensation under RERA?

It is compensation for the increase in property value that a buyer would have enjoyed if the promoter had delivered the flat. Under Section 72 of the RERA Act, the adjudicating officer considers factors including the promoter's gain and the loss caused to the allottee. In this case the officer set the loss equal to the amount paid, ₹13.26 lakh.

Can I get both a refund with interest and compensation?

In this case, yes. HRERA first ordered a full refund with 10.8% interest in January 2026, and the adjudicating officer later awarded separate compensation. Whether you can do the same depends on your facts; the two claims are heard by different officers within the authority.

How long does a builder get to pay?

The reports we reviewed did not mention a payment deadline in this order. What is stated is that 11% annual interest runs from the date of the order until payment. If a builder does not pay, the buyer can file an execution application before HRERA.

Were the Mahira Homes projects not already deregistered?

Yes. The Tribune reported in March 2024 that RERA Gurugram revoked the registration of all five Mahira affordable projects, including Sector 104. That did not prevent the buyer from obtaining refund and compensation orders against the promoter.

Does this order apply to my case automatically?

No. It is an individual order on specific facts. It may be cited as a precedent in arguments, but each claim is decided on its own evidence.

The bottom line

For Gurugram homebuyers stuck in stalled projects, this order is an encouraging sign that RERA adjudicating officers are willing to compensate for the real economic loss of a missed property cycle — not just pay interest on old money. The flip side is a reminder for new buyers: no allotment letter, no agreement and no construction after years of payments are warning signs to act on early. Use our EMI calculator to plan your budget before you commit.

This article is for general information and is not legal advice. Facts are as reported by the sources below as of 2 November 2026.

Sources

• PropNewsTime: Haryana RERA directs Czar Buildwell to pay INR 14.7 lakh compensation to homebuyer over stalled Gurugram housing project (updated 22 October 2026)
• Grihik: Haryana RERA orders ₹14.7 lakh compensation for Gurugram homebuyer in failed housing project (21 October 2026)
• The Tribune: RERA revokes all 5 affordable housing projects of Mahira Homes in Gurugram (March 2024)
• HRERA Gurugram official website