Imagine building your dream home—putting in all your savings, planning every corner, and finally moving in with your family. And then one day, it’s all gone. That’s what happened in Chikhali, near Pimpri-Chinchwad. The local authorities came with bulldozers and demolished 36 houses. Why? Because those homes were built in a flood zone—an area where construction isn’t allowed.
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Mahesh Patil, one of the owners, told The Hindustan Times “We have no savings left. We are a family of 14 and now have nowhere to go. I’m still paying ₹68,000 every month for a loan on a house that no longer exists.”
He’s not alone. Many families are going through the same thing. They spent everything to build these homes. Now the homes are gone, but the loan payments are still there.
All of this could have been avoided. If someone had checked the land rules properly, if they had sought real estate advisory—maybe this wouldn’t have happened.
In this article we will explore what happened in Chikhali, Pune, and why real estate advisory is so important.
36 bungalows demolished: what Happened in Chikhali, Pune?
The River Villa project in Chikhali, Pune had everything a family could want with Riverfront plots, peaceful surroundings, and modern homes; each plot sold for up to ₹20 lakh per guntha, and by 2023, most families had already moved in.
But there was a problem. The land was part of a flood zone—an area where houses should not be built. This was either hidden from the buyers or not checked properly before construction began. These led to local authorities demolishing all 36 bungalows built in the flood zone. Moreover, owners were also directed to pay ₹5 crore as environmental compensation.
Why real estate advisory is so important in today’s India
The Chikhali case is one of many. Across India’s top cities, nearly 5 lakh homes are stuck in stalled or delayed projects. Buyers suffer not only the loss of capital but also bear ongoing EMIs, rent, and legal costs.
These patterns are repeated because:
- Properties bought without verifying ownership or land use.
- Units sold multiple times.
- Legal notices were ignored in the hope of “regularising” the construction.
The role of real estate advisors in property purchase
If there’s one conclusion to draw from Chikhali, it is this: real estate advisory is not a precaution. It is a necessity. Here’s why professional advisors matter:
1. Legal verification and risk identification for property purchase
Real estate advisors verify land titles, permissions, environmental clearances, and compliance with local development rules and Real Estate Regulation Act (RERA). They also flag risks early—flood zones, unauthorised layouts, or pending litigations—before a purchase is made.
2. Real estate pricing insights
They provide insights into fair pricing, infrastructure projects, and area development that help assess future value.
3. Time and cost efficiency
From document checks to negotiation, they reduce transaction friction and prevent costly mistakes.
4. Strategic guidance
Real estate advisors assist in aligning property purchases with long-term goals—rental yield, capital appreciation, or portfolio diversification.
5. Protecting your interest
They protect buyer interest by negotiating with developers, legal authorities, or landowners—ensuring fair contracts and dispute safeguards.
What homebuyers should do before buying property
If you are planning to buy a home or plot, don’t just go by what you see or hear. A nice location and big balcony are not enough. Start by checking the land papers and the builder’s credibility.
Buyers should:
- Request RERA registration numbers and check project status.
- Verify zoning and land use certificates with local authorities.
- Engage a real estate advisor or legal consultant before investing to ensure the legality of your property.
- Avoid informal “assurances” or verbal promises about legality.
Closing thoughts
The 36 demolished homes in Chikhali, Pune, represented lost savings, security, and stability—losses that could have been prevented. With proper due diligence and real estate advisory, the risks could have been identified, and the investments protected.
In India’s fast-growing but regulation-heavy real estate sector, every buyer must ask: Do I know enough to do this on my own?
Increasingly, the answer is no. And that’s where trusted advisory becomes essential—not just to protect assets, but to ensure that your dream of owning a home doesn’t end in ruin.
Your home is more than a purchase. Treat it like the investment it is—one that requires knowledge, preparation, and the right guidance.
