Rohan Ekam Balewadi Review: 2 BHK, 3 BHK and 4.5 BHK from ₹1.42 Cr — Nine Towers with a "Ground Floor in the Sky" MahaRERA

Rohan Ekam, Balewadi: The Garden That Sits Fourteen Floors Up

The headline idea at Rohan Ekam is that the garden sits fourteen floors up. The developer calls it a "Ground Floor in the Sky": an elevated ground level, described on the project page as fourteen floors above actual ground, carrying the landscaped spaces and play areas most Pune projects lay out at street level. That decision shapes the rest of this riverside Balewadi scheme of nine towers.

Rohan Builders is selling three very different products here: a 909 sq.ft carpet two-bedroom at ₹1.42 Cr, a band of three-bedroom homes between 1,062 and 1,410 sq.ft, and a single 4.5 BHK at 2,158 sq.ft. That spread is built to absorb both first-time upgraders and families buying their last home. What follows is the published pricing, the carpet areas, the amenities, and what the page still does not tell you.

Project Overview

• Developer: Rohan Builders
• Status: Under Construction
• Location: Balewadi, Pune — riverside
• Scale: 9 towers of 2, 3 and 4-bedroom apartments
• MahaRERA: P52100052298
• Possession: Not published on the page (internal brief records June 2030)

This is an under-construction residential development in Balewadi, Pune, by Rohan Builders. The project page describes a riverside scheme of nine towers with two, three and four-bedroom apartments, designed around what the builder calls the PLUS philosophy: ventilation, natural light, privacy and intelligent space planning. That is the developer's own framing rather than a certification.

The MahaRERA registration published for the project is P52100052298. Nine towers is the only structural number the page commits to: there is no published land area, floor count, flats-per-floor figure or possession date. Our own brief records a possession target of June 2030, while the live project page states no date at all. Treat June 2030 as unconfirmed until you see it on the MahaRERA portal and in the agreement for sale.

The elevated ground floor is worth understanding before a site visit. A podium at that height changes the amenity deck entirely: better cross ventilation, longer views, and a hard separation between vehicle movement and where children play. It also means the lowest apartments start well above the street.

Configurations, Carpet Areas and Pricing

Under MahaRERA, carpet area is the net usable floor area inside the apartment walls, excluding external walls, service shafts, balconies and open terraces. It is not the saleable or super built-up figure most brochures quote. A 909 sq.ft carpet two-bedroom is therefore a genuinely large flat by Pune standards, and the saleable number you will be shown elsewhere will be materially higher.

The project page does not publish a rate per square foot. Dividing the published prices by the published carpet areas gives roughly ₹15,600 to ₹16,200 per sq.ft of carpet across the range, with the 2 BHK and the 4.5 BHK sitting at the lower end and the smaller 3 BHK at the upper end. That is arithmetic on the developer's own numbers, not a quoted rate, and it almost certainly excludes stamp duty, registration, GST, floor rise, parking, club charges and any infrastructure or maintenance deposits. Ask for an all-inclusive cost sheet for the specific unit you are considering before you compare this project with anything else.

The internal gradient is worth noting. The step from the 909 sq.ft two-bedroom to the entry three-bedroom is about ₹28 lakh for roughly 153 extra sq.ft of carpet — you are paying for the extra room, not the extra area. The 4.5 BHK carries more than twice the carpet of the 2 BHK at slightly less than twice the price.

Location and Connectivity

Balewadi is one of the few Pune micro-markets that reaches the Hinjawadi IT belt, the Baner–Aundh corridor and the Mumbai–Bengaluru highway without committing to any one of them. That optionality is the main argument for buying here. The Shri Shiv Chhatrapati Sports Complex and Balewadi High Street also give the neighbourhood an evening economy, not just office traffic.

The project page describes the site as a riverside location in Balewadi and lists convenient access to schools, colleges, hospitals, shopping destinations and IT parks among the project's advantages. It does not publish a "Nearby Landmarks & Connectivity" table, and it gives no distances to any specific landmark, station or employment hub. We are not going to supply numbers the developer has not published. If commute time is the deciding factor for you, the only honest method is to drive the route yourself at 9 am on a weekday from the actual site, not from the sales office.

Two things to check on the ground: how the plot actually sits relative to the river, including what is planned on the land between the towers and the water; and the width and condition of the last stretch of approach road, which in Balewadi varies sharply from one lane to the next.

Amenities and Specifications

The published amenity list is unusually long, and it is weighted towards sport and outdoor programming.

Water and Pools

• Lap Pool with Deck
• Kids Pool
• Reflecting Pool

Sport and Fitness

• Gymnasium, Cricket Pitch, Tennis Court, Badminton Court, Squash Court, Volleyball Court
• Multipurpose Playground, Mini Putt, Jogging/Walking Loops
• Outdoor Fitness Stations, Cross Fitness Areas, Exercise Lawn, Yoga Decks
• Indoor Games, Game Room, Games Areas

Indoor and Community

• Multipurpose Hall, Business Centre, Co-working Spaces
• Library Area, Hobby Room, Creche, Guest Rooms

Landscape and Leisure

• Sloped Amphitheatre Lawn, Reflexology Path, Tea Pavilion
• Lookout Points, Viewing Decks, Pets Area, Picnic Areas
• Toddler Play Area, Children's Play Area
• Meditation Pavilion, Meditative Spaces, Barbeque Pavilion
• Hammock Terrace, Outdoor Lounge, Outdoor Dining Areas
• Gathering Spaces, Community Gardens, Themed Gardens, Reading Nooks

Building Services

• Sewage Treatment Plant, Organic Waste Composting, DG Backup
• Solar-Powered Common Area Lighting
• CCTV in Select Common Areas
• Branded Elevators, Fire Fighting Systems

About the Developer

The project page names Rohan Builders as the developer and attributes the PLUS design philosophy to them. That is all it verifies about the company, and we will not extend it with claims about track record or awards the page does not make. Do the check yourself: look the builder up on the MahaRERA portal, list their registered Pune projects, and see whether declared completion dates were later revised. That record is public, and it is the most useful single signal a buyer has.

Who This Project Suits

This suits a buyer who wants amenity depth and will pay for it. The sport and outdoor programming is far beyond what a smaller Balewadi scheme can offer, and families with school-age children get the most from it. It also suits buyers who would rather have a genuinely large two-bedroom than a compressed three-bedroom, and people whose work pulls them in more than one direction, since Balewadi does not force a single commute.

It does not suit a buyer who needs to move in soon. This is an under-construction, nine-tower scheme with no possession date published on the page, which means a long horizon and rent paid alongside EMI for the duration. It does not suit a value-first buyer: the entry ticket of ₹1.42 Cr for a two-bedroom sits at the premium end of Balewadi, and quieter projects nearby will give you a similar carpet area for less if amenities do not matter to you. And it does not suit anyone who dislikes large communities — nine towers is a big society, with the governance and shared-infrastructure realities that follow.

Investment Considerations

The developer's own page lists its investment advantages as the premium riverside location, the diverse unit mix, the elevated ground floor concept, ventilation and natural light, privacy-focused design, the sports and recreational amenities, and access to schools, hospitals, shopping and IT parks. Those are the developer's claims, framed as advantages; none of them is a return figure, and neither the page nor this article offers one.

Think about three things instead. Horizon: with no published possession date, your capital is committed for a long and currently undefined period. Internal liquidity: nine towers means years of resale and fresh inventory competing with your unit. Configuration demand: the 3 BHK band is the deepest rental and resale market in Balewadi, while a 2,158 sq.ft home is a thin, slow market — fine to live in, harder to exit quickly.

If you are buying to let, price the rent against the all-inclusive cost rather than the base price, and remember that maintenance on an amenity-heavy society eats into net yield.

What to Check Before You Book

1. MahaRERA: Search P52100052298 on the MahaRERA portal. Confirm the promoter name, the registered completion date, the approved plans, the sanctioned tower and floor count, and any past date revisions.
2. Possession in writing: Because the page publishes no date, insist the agreement for sale carries a specific handover date and a defined compensation clause for delay.
3. Carpet versus saleable: Every area in this article is carpet area. Ask the sales team to state both figures for your unit and to mark the balcony and terrace areas separately.
4. All-inclusive cost sheet: Base price, floor rise, parking, club and infrastructure charges, GST, stamp duty, registration and maintenance deposit, on one page.
5. Which tower, which phase: With nine towers, confirm the tower and phase your unit belongs to and whether it is covered by the same registration.
6. Amenity timing: Ask which amenities land with your phase and which arrive with the last one. Large projects disappoint here most often.

Frequently Asked Questions