Migsun Atharva

Migsun Atharva is a group-housing project of 3 and 4 BHK flats in Raj Nagar Extension, Ghaziabad, Uttar Pradesh, built by Migsun Group through Mahaluxmi Buildtech Ltd. UP RERA registers it as UPRERAPRJ600636, with a separate PMAY block under UPRERAPRJ625784. On 22 December 2025 the Ghaziabad Development Authority (GDA) issued a partial completion certificate covering 462 homes in Plot A and 946 PMAY flats in Plot D.

It isn't on the Yamuna Expressway. Some property websites place a "Migsun Atharva" in Sector 22D near the Noida airport, but UP RERA's register of projects, which we read up to registrations dated 3 October 2026, shows no Migsun housing project in any YEIDA sector, and Migsun's own project list puts Atharva in Raj Nagar Extension. Migsun spells the locality both Raj Nagar Extension and Rajnagar Extension.

The main registration sits on khasra plots in village Noor Nagar, and the PMAY block on land in village Morta, both in Ghaziabad tehsil. Migsun's site plan shows a 45-metre road along two sides and a 24-metre proposed road on another, with the shopping block facing the wider road. Migsun describes Raj Nagar Extension as close to NH-58, but it publishes no distances in km for this project.

The main registration covers 35,724.80 sq m, about 8.83 acres. A June 2019 architect's certificate filed with UP RERA described "Migsun Atharva Phase-1" as six towers over three basements, each with 18 slabs of superstructure. Migsun's current site plan labels the residential blocks SUN-1 to SUN-5, next to other unlabelled blocks and a large commercial building.

Migsun publishes six unit plans. The 3 BHK layouts measure 1,335, 1,665 and 1,825 sq ft, and the 4 BHK layouts 1,795, 2,230 and 2,560 sq ft; the largest adds a family lounge. Migsun doesn't say whether these are super or carpet areas, and this registration's RERA page has no unit-wise carpet table.

The design has changed since 2019. An electrical load plan filed that year counted 772 flats in four towers plus 77 service apartments in Plot A, while GDA's 2025 certificate counts 462 homes there. GDA also records that on 9 April 2025 it compounded construction that deviated from the sanctioned map.

The site-plan legend lists a clubhouse, squash, tennis, badminton and basketball courts, a cricket pitch, skating rinks, an amphitheatre, a jogging and cycling track, a senior citizens' park and an open-air gym; Migsun's project page adds a swimming pool and gym.

Yes, it's registered, and it's partly certified complete. UP RERA registered UPRERAPRJ600636 on 5 July 2019 under the title "Migsun Atharva - Migsun Mi Gente - Migsun Estella", with a proposed start of 1 September 2019 and a declared completion date of 16 June 2024. One extension took that to 14 December 2024. The PMAY registration, UPRERAPRJ625784, dates from 24 October 2019 and got a six-month Covid force-majeure extension to 15 December 2024.

GDA sanctioned the layout as map 13/PMAY/GDA/M.P./2018 in June 2019, as group housing under the Pradhan Mantri Awas Yojana. Its letter 369 of 22 December 2025 grants a partial completion certificate, described as part of the whole map, for Plot A's 462 homes and commercial block and for Plot D's 946 PMAY units, subject to 17 conditions. Mahaluxmi Buildtech uploaded it to UP RERA on 6 January 2026.

Two things remain open. The certificate doesn't mention Plots B and C of the sanctioned map, and Migsun's website still lists Atharva, Migsun Elite One and Migsun Mall, all under UPRERAPRJ600636, as under construction. The registration page shows no extension beyond 14 December 2024.

The promoter is Mahaluxmi Buildtech Ltd, registered at Mahaluxmi Metro Tower, Sector 4, Vaishali, Ghaziabad, the same building Migsun Group gives as its head office. RERA lists a land registry document of 28 June 2018 and a consortium agreement registered on 5 October 2018 among the title papers, but no co-promoter on the main registration.

The team named on RERA is Space Designers International as architect, NNC Design International as structural consultant, CESPL for MEP and JB Infratech as contractor. Migsun describes Mi Gente, the second name in the registration title, as a commercial development in Ghaziabad; its website doesn't explain the third name, Estella.

UP RERA's counters are worth a look. They show 31 complaints in respect of this registration, 2 on the PMAY registration, and 82 against Mahaluxmi Buildtech Ltd across its three registered projects.

Migsun doesn't publish a price list for Atharva, and the RERA registration shows no unit costs. We haven't used prices from listing portals or broker sites, so there's no per-sq-ft figure on this page.

The filings show the size of the outlay instead. UP RERA records a project cost of ₹426 crore for the main registration, and a June 2019 chartered accountant's certificate put the total at ₹433.77 crore, of which ₹83.78 crore was land. The PMAY registration lists a separate cost of ₹60 crore. Buyers' payments go to a collection escrow account at IndusInd Bank, according to the registration.

Start with the tower. GDA's certificate covers Plot A's 462 homes and the PMAY block, not the whole sanctioned map, so ask Migsun for the certificate's annexed drawings and match them to your flat number. If you're offered a flat in Migsun Elite One, which shares the RERA number, ask which plot that building stands on and when its completion certificate is expected.

Pin down the area. The unit plans give one figure in sq ft without saying super or carpet; under RERA the agreement must state carpet area, and that's the number to compare. If your tower was redesigned after 2019, ask for GDA's compounding order of 9 April 2025.

Read the RERA complaint orders. UP RERA lists 31 complaints on this registration, and the orders will show whether they concern delay, refunds or specifications. Because the registration's validity ran to 14 December 2024, also ask Migsun whether it has applied to UP RERA for an extension covering the work still under way.